pc_07 23 1998subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARTNG
SUMMARY AND MINUTE RECORD
JULY 23, 1998
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being eleven in number
(all members).
II. Approval of the Minutes
of the June 11, 1998 and
June 25, 1998 Meetings.
The minutes were approved
as mailed.
III. Members Present:
Richard Downing
Craig Berry
Rohn Muse
Judith Faust
Hugh Earnest
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Obray Nunnley
Pam Adcock
Members Absent:
None
City Attorney:
Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JULY 23, 1998
I. DEFERRED ITEMS:
A. Chenal Valley -- Phase II Commercial - Preliminary Plat
(S-867-NNN)
B. Otter Creek Town Center -- Preliminary Plat (S -45A-32)
C. Karen Subdivision -- Preliminary Plat (S-1195)
D. Davis Office Park -- Preliminary Plat (S-1200)
E. Davis Office Park -- Long -Form POD (Z-6504)
F. Sysco -- Long -Form PD -I (Z -3792-A)
G. Breshears -- Short -Form PD -C (Z-6481)
H. Sportman's Haven - Subdivision Site Plan (S-1191)
I. Riddick - Zoning Site Plan (Z -4305-C)
J. LII -98-11-02 Land Use Plan Amendment - I-430 District -
2100 Block of John Barrow Road
K. Z-6506 2100 Block of John Barrow R-2 to MF -18
Road (west side)
II. PRELIMINARY PLATS:
1. Charles Valley Office Park -- Preliminary Plat (S -10 -BB)
2. Otter Creek Community - Phase IX -- Preliminary Plat
(S -45A-33)
3.
Shackleford
West
Office Park -- Preliminary Plat (S-1205)
4.
KNE Replat
(Lot
1R) -- Preliminary Plat (S-1207)
III. PLANNED ZONING DEVELOPMENTS:
5. Marvin Gardens Apts. -- Short -Form PD -R (Z -2457-B)
6. Concert Staging -- Long -Form PD -I (Z -4790-A)
7. Pinnacle Valley Office -- Short -Form PD -O (Z -5003-A)
8. The Manor House -- Short -Form PRD (Z-6518)
Agenda, Page Two
IV. SITE PLANS REVIEW:
9. Magnolia Park Apts. - Subdivision Site Plan (5-1204)
10. College Station Community Complex - Subdivision Site Plan
(S-1206)
11. KNE Replat - Subdivision Site Plan (S -1207-A)
12. Shackleford West Office Park - Zoning Site Plan (Z-6519)
V. CONDITIONAL USE PERMITS:
13. Rick's LP Gas - Revised Conditional Use Permit (Z -4645-D)
14. Trinity U.M.C. - Revised Conditional use Permit (Z -4671-B)
15. Montessori School - Revised Conditional use Permit
(Z -5683-A)
16.
Wade -
Revised
Conditional use Permit (Z -6070-A)
17.
Pulaski
Academy
- Conditional Use Permit (Z-6520)
VI. OTHER MATTERS:
18. Alley Right -of -Way Abandonment - Block 64, Original City of
Little Rock (G-23-287)
M�
N
July 23, : 8
ITEM
NO.: A
FILE NO.:
S-867-NNN
NAME:
Chenal Valley Phase II Commercial
- Preliminary
Plat
LOCATION: Southeast and southwest corners of Highway 10 and
Chenal Parkway .
DEVELOPER•
ENGINEER•
Deltic Timber Corp. White-Daters and Assoc.
7 Chenal Club Cr. 401 S. Victory
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 53.3 Acres NUMBER OF LOTS: 20 FT. NEW STREET: 2,725
ZONING: C-2, C-3, 0-2, R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to subdivide 53.3 acres into 20 lots.
The majority of the property is zoned C-3, with small
portions of 0-2, C-2 and R-2. The average lot size is
68,750 square feet. The applicant is also proposing 2,725
linear feet of new streets. The lots will be final platted
one at a time, as each is sold.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded.
The property to the east, west and south is undeveloped R-2
zoned property, with the exception of the Duquesne
Subdivision which is developing to the southwest of this
property.
C. NEIGHBORHOOD.COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Aberdeen Court Neighborhood Association was
notified of the public hearing.
July 23, )8
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • 5-867 NNN
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved. Applicant should provide
FIRM Community Panel Number, effective date and flood
zone information.
2. Provide design of Chenal Parkway (from Hwy. 10 to south
boundary) per the Chenal Parkway Master Street Plan
including sidewalks and right turn lanes. Also provide
Hwy. 10 improvements and commercial streets per the
Master Street Plan. Construct streets improvements with
planned development.
3. The blocks are less than 600 feet as required in Sec.
31-285 which causes traffic circulation problems.
4. Radius on Germay Drive is less than 275 foot minimum
required per Sec. 31-209 and 283.
5. Stormwater detention ordinance applies to this property.
6. Easements for proposed stormwater detention facilitates
are required.
*7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
11. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
12. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
13. Developer shall fund one-half of the cost for future
signal installation at Hwy. 10 and Chenal Parkway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Water main extensions will be required. Existing
waterline easements should be required.
Fa
July 23, 8
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO S 867 NNN
Fire Department: Fire hydrants must be placed per code.
Contact Dennis Free at 918-3752 for further details.
County Planning: No Comments.
LATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS:
Staff has received no revised preliminary plat since the
Subdivision Committee meeting. The applicant has informed
staff that he is working on a revised plat which addresses
the Public Works issues, primarily the location of the new
streets. The applicant noted that a deferral would be in
order.
H. STAFF RECOMMENDATIONS:
Staff recommends deferral of the preliminary plat to the
June 11, 1998 Planning Commission agenda. The revised
preliminary plat will need to be reviewed by the Subdivision
Committee on May 21, 1998.
SUBDIVISION COMMITTEE COMMENT:
Joe White was present, representing the application. Staff gave
a brief description of the preliminary plat. Mr. White noted
that the lots would be final platted one at a time as each is
sold.
The Public Works comments were reviewed. Bruce Remmet noted that
Miramont Street is located too close to the Hwy. 10/Chenal
Intersection. The future traffic signal at that intersection was
also discussed. Mr. Remmet noted that this developer will be
responsible for 50 percent of the signals cost.
After additional discussion, the item was forwarded to the full
Commission for final action.
3
July 23, 18
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • S 867 NNN
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be.deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
STAFF NOTE•
The applicant submitted a letter to staff on May 21, 1998
requesting that the item be deferred to the July 23, 1998 agenda.
The applicant notes that various Public Works issues need to be
worked out.
Staff recommends approval of the deferral request. The revised
preliminary plat will need to be reviewed by the Subdivision
Committee on July 2, 1998,
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Tim Daters was present, representing the application. He stated
that no revisions had been made to the preliminary plat, as he
had been attempting to work out the Public Works issues
associated with the plat.
Mr. Daters and Bob Turner, of Public Works, indicated that there
were still Public Works issues/requirements to be resolved.
Mr. Daters stated -that if these issues could not be worked out
prior to July 9, 1998, then another deferral will be requested.
As of this writing, staff has not heard back from Mr. Daters.
4
July 23, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: 5-867-NNN
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Commission voted to waive their bylaws and accept a third
deferral request from the applicant with a vote of 11 ayes and
0 nays.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
5
July 23, )8
ITEM NO.: B FILE NO.: S -45A-32
NAME: Otter Creek Town Center - Preliminary Plat
LOCATION: Northwest corner of Interstate 30 and Interstate 430
DEVELOPER• ENGINEER:
Otter Creek Land Co.
Little Rock, AR
AREA: 258.63 Acres
ZONING: C -2/C -3/R-2
PLANNING DISTRICT:
McGetrick Engineering
319 East Markham Street
Little Rock, AR 72201
NUMBER OF LOTS• 6
CENSUS TRACT: 41.03
16
FT. NEW STREET: 8,600
VARIANCES/WAIVERS REQUESTED: None requested.
A.
PROPOSAL•
The applicant proposes to subdivide 258 acres into six (6)
tracts. The tracts range in size from five (5) acres to
121.70 acres. The property is zoned C -2/C -3/R-2 and tracts
1-5 will require a site plan review for any development.
The infrastructure (street improvements including paving,
curb, gutter and sidewalks) will be constructed as Phase I.
The tracts will be final platted one at a time. The larger
tracts will possibly be further subdivided in the future.
The applicant also proposes to abandon a portion of an old
dedicated right-of-way (instrument no. 84-11202 and 84-4677)
as part of the preliminary plat.
B. EXISTING CONDITIONS:
The property proposed for platting is the former proposed
Otter Creek Mall site. The site is vacant and heavily
wooded.
July 23, 98
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • S -45A 32
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Otter Creek and Crystal Valley Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Right-of-way dedication for internal streets per Master
Street Plan construct internal streets per Master Street
Plan. Submit plans need street names.
2. All internal streets must be 36 feet wide with sidewalks
on both sides.
3. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
4. Contact the ADPL&E for approval prior to start of work.
5. Contact the USAGE -LRD for approval prior to start of
work.
6. Stormwater detention Ordinance applies to this property.
Easements for proposed stormwater detention facilities
are required.
7. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
8. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
9. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
10. Prepare a.letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
11. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment.
ARKLA: No Comment.
E
July 23, )8
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • S 45A 32
Southwestern Bell: A 10 foot easement is requested along
both sides of each street right-of-way.
Water: On-site fire protection will be needed.
Significant off site improvements may be required.
Hydraulic analysis is needed to determine requirements.
Acreage charges may apply in addition to normal fees for
water service.
Fire Department: Contact Dennis Free at 918-3752 regarding
fire hydrant placement.
CountyPlanning: No Comment received.
CATA: Closest service by CATA is with Routes #17 and #17A.
No comments.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
The applicant submitted a letter to staff on May 27, 1998,
requesting that the item be deferred until the July 23, 1998
agenda. The applicant notes that he is working with the
State Highway Department concerning details on access to the
property and feels that this needs to be resolved before .
proceeding with the plat.
Staff supports the deferral request. If, in working out
details with the Highway Department, any major changes are
made to the plat, the item will need to be reviewed by the
Subdivision Committee on July 2, 1998.
H. STAFF RECOMMENDATIONS:
Staff recommends deferral of the item to the July 23, 1998
Planning Commission agenda.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed preliminary plat.
Bob Turner and Tad Borkowski reviewed the Public Works Comments
with the Committee. Mr. McGetrick indicated no problems with the
Public Works requirements.
3
July 23, )8
SUBDIVISION
ITEM NO.• B (Cont.) FILE NO S 45A-32
Mr. McGetrick discussed the phasing plan, as noted in paragraph A
of this report.
Staff noted that the proposed exit ramp from I-430 would need to
be approved by the State Highway Department. Staff also noted
that the Highway Department's future plans include a one-way
service road.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff on
June 23, 1998. The applicant has added approximately 143 acres
to the preliminary plat. Approximately 22.40 acres has been
added to Tract 1 along Otter Creek Road and 121.70 acres has been
added as Tract 6 along the north and west boundary of the plat.
The total area of the plat is 258.63 acres.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Tommy Hodges and Bob Lowe were present, representing the
application. Staff gave a brief description of the revised
preliminary plat.
Mr. Hodges noted that the issue relating to access to the site
from I-430 has been worked out with the State Highway Department.
Mr. Hodges also noted that approximately 100 acres of Tract 6
will be dedicated to the Arkansas Game and Fish Commission for
development of a nature park. This area is in the floodplain.
After the brief discussion, the Committee forwarded the
preliminary plat to the full Commission for final action.
4
July 23, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S -45A-32
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D and E of
this report.
2. A portion of the right-of-way dedicated by instrument number
84-11202 and 84-4677 will need to be abandoned.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the August 6, 1998
agenda. Staff supported the deferral request.
The Commission voted to waive their bylaws and accept the request
for deferral (being less than 5 working days prior to the public
hearing) with a vote of 11 ayes and 0 nays.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the August 6, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
61,
July 23, : 8
ITEM NO.• C FILE NO.• 5-1195
NAME: Karen Subdivision - Preliminary Plat
LOCATION: 13,800 Cooper Orbit Cove
DEVELOPER:
Ed Heiman
111 Greencrest Dr.
Little Rock, AR 72204
AREA: 10.60 Acres
ZONING: R-2
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
ENGINEER•
Laha Engineering, Inc.
P. O. Box 190251
Little Rock, AR 72219-0251
NUMBER OF LOTS: 2 FT. NEW STREET: 0
VARIANCES/WAIVERS REQUESTED:
1. Variance to allow Lot 1 with no legal access.
A. PROPOSAL:
The applicant proposes to subdivide the 10.60 acre tract
into 2 lots in order to construct a second single-family
dwelling.
Lot 1 contains 8.60 acres and an existing single-family
residence. Lot 2 consists of 2.0 acres and is the proposed
site for the second dwelling.
B. EXISTING CONDITIONS:
The proposed Lot 2 is vacant and partially cleared. Lot 1
contains a single-family residence with the remainder of the
property being vacant.
The general area contains a scattering of single-family.
residences on larger lots.
July 23, : 8
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO S-1195
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Spring Valley Manor Neighborhood Association
was notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate 55 feet wide right-of-way on south property
line for future collector or request waiver.
2. If waiver is approved dedication of right-of-way and
alignment improvements are required for adjacent street.
3. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary. No comment.
AP&L: No Comment received.
ARKLA: No Comment.
Southwestern Bell: No Comment received.
Water: Execution of a Pre -Annexation Agreement and
approval of the City required. A water main extension
will be required. An acreage charge of $300 per acre
applies in addition to normal charges for water service.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: CATA doesn't currently serve the area and cannot
foresee service directly into the subdivision in the near
future.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
2
July 23, 1 8
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO S-1195
G. ANALYSIS•
As of this writing, the applicant has not responded to staff
by submitting a revised preliminary plat showing several
minor details as noted at the Subdivision Committee meeting.
To staff's knowledge, the applicant has also not met with
Public works to discuss the exact alignment of the future
collector street and determine whether or not a waiver will
be requested.
The right-of-way issue is the only outstanding issue
associated with the preliminary plat. If right-of-way is
dedicated, the legal access variance issue may go away,
depending on the alignment.
At this point staff has no choice but to recommend a six
week deferral of the item.
H. STAFF RECOMMENDATIONS:
Staff recommends a deferral of the preliminary plat to the
July 23, 1998 Planning Commission agenda, unless the
applicant can work out the issues noted in paragraph G of
this report prior to.the June 11, 1998 public hearing.
SUBDIVISION COMMITTEE COMMENT:
(MAY 21, 1998)
Mr. and Mrs. Ed Heiman and Troy Laha were present, representing
the application. Staff gave a brief description of the
preliminary plat.
The main issue discussed was the Public Works requirement for a
55 foot right-of-way dedication along the south property line.
The right-of-way would be for the future extension of Cooper
Orbit Cove as a collector street as shown on the Master Street
Plan. Public Works staff indicated that a right-of-way study was
currently being done for this general area by Ernie Peters. Troy
Laha stated that he would meet with Public Works representatives
to work out the exact alignment of the future collector and
determine whether or not a waiver would be requested.
There being no further details for discussion, the Committee
forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION:
(JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff noted that the letter was received less than five
3
July 23, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1195
(5) business days prior to the public hearing, and therefore, a
waiver of the bylaws was in order. Staff supported the deferral
request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion was made to waive the bylaws and accept the
deferral request as made by the applicant. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent. A motion was made to
approve the Consent Agenda. The motion passed by a vote of
9 ayes, 0 nays and 2 absent.
STAFF UPDATE:
The applicant submitted copies of deeds to staff on June 26, 1998
showing that the property has been divided into two (2) lots,
each being larger than 5.0 acres in size. Therefore, there is no
platting issue involved with this property and the preliminary
plat application needs to be withdrawn.
Staff recommends withdrawal of this preliminary plat application.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had subdivided
the property into two tracts, each being larger than five acres
in size. Staff noted that because of this, a preliminary plat
was no longer needed or required. Staff recommended that the
item be placed on the Consent Agenda for withdrawal.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for withdrawal. A motion to that
effect was made. The motion passed by a vote of 11 ayes, and
0 nays.
4
July 23, 8
ITEM NO.: D FILE NO.: S-1200
NAME: Davis Office Park - Preliminary Plat
LOCATION: End of Talley Road; south of Colonel Glenn Road and
immediately east of Interstate 430
DEVELOPER:
ENGINEER•
Max Davis. McGetrick Engineering
319 East Markham St. 319 East Markham Street
Little Rock, AR 72201 Little Rock, AR 72201
AREA: 12.96 Acres NUMBER OF LOTS: 1 FT. NEW STREET:'480
ZONING• R-2
PLANNING DISTRICT: 12
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant proposes to plat the 12.96 acres into a single
lot. The property will be accessed from Talley Road, with
the property owner constructing half -street improvements to
Talley Road with a cul-de-sac at the end.
The applicant is also proposing to rezone the property to
POD for development of an office park (Item #13 on this
agenda).
B. EXISTING CONDITIONS:
The property is currently vacant and heavily wooded. The
highest point of the property is near the center of the
tract, falling over 100 feet to the north and approximately
90 feet to the south.
There are two single-family residences located to the south,
across Talley Road, with vacant R-2 zoned property to the
east. Interstate 430 is located immediately to the west.
July 23, . )8
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO S-1200
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The John Barrow, Westwood and Pecan Lake
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Talley Road is 20 feet wide, dedication of right-of-way
to 30 feet from centerline for this commercial street
will be required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development. Improve Talley Road from Colonel Glenn
Road to 27 feet wide for commercial access to property.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention Ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
7. Cul-de-sac length exceeds 300 feet limitation a waiver
of commercial cul-de-sac length is required.
8. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
9. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
11. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
12. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located on -property. Show
easements if applicable.
July 23, )8
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO • S-1200
F.
G.
H.
AP&L: Easement requested along both sides of Talley Road
and the 50 foot access easement. Contact utility for
details.
ARKLA: No Comment.
Southwestern Bell: A 10 foot easement is requested along
the east and west property lines and across the north end
of the property.
Water: Water main extension and on-site fire protection
will be required.
Fire Department:
County Planning:
No Comment.
No Comment received.
CATA: LATA does not currently serve the area. See no
implications for future service.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
ANALYSIS•
The applicant submitted a revised preliminary plat to staff
on May 28, 1998. The plat needs to show the following
additional details:
1. Name and address of property owner/subdivider and source
of title
2. Stormwater.drainage analysis
3. Names of abutting property owners
4. Zoning within plat boundary
A preliminary bill of assurance must also be submitted.
Otherwise there are no outstanding issues related to the
preliminary plat.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
the following conditions:
3
July 23, 8
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO • S-1200
1. Compliance with the requirements noted in paragraphs D
and E of this report.
2. The applicant must submit 4 copies of a revised
preliminary plat showing the additional details noted in
paragraph G of this report.
3. A preliminary bill of assurance must be submitted to
staff.
However, if item #13 (POD application for the property) is
deferred, this item should also be deferred.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed plat.
Staff noted several minor details which need to be shown on the
plat.
The Public Works requirements were reviewed with the Committee.
Bob Turner, of .Public Works, noted that Talley Road from Colonel
Glenn Road to this site would need to be improved to provide
commercial access to the property.
After further discussion relating to right-of-way issues, the
Committee forwarded the plat to the full Commission for final
action.
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff noted that the letter was received less than five
(5) business days prior to the public hearing, and therefore, a
waiver of the bylaws was in order. Staff supported the deferral
request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion was made to waive the bylaws and accept the
deferral request as made by the applicant. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent. A motion was made to
approve the Consent Agenda. The motion passed by a vote of
9 ayes, 0 nays and 2 absent.
4
July 23, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: 5-1200
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Pat McGetrick was present, representing the application. There
were no objectors present. Staff gave a brief description of the
preliminary plat with -a recommendation of approval subject to the
conditions as noted in paragraph H of the staff report. Staff
stated that there were no outstanding issues.
A motion was made to approve the preliminary plat as recommended
by staff. The motion was approved by a vote of 11 ayes and
0 nays.
5
July 23, )8
ITEM NO.• E FILE NO.: Z-6504
NAME: Davis Office Park -- Long -Form POD
LOCATION: End of Talley Road; south of Colonel Glenn Road and
immediately east of Interstate 430
DEVELOPER:
ENGINEER:
Max Davis McGetrick Engineering
319 East Markham Street 319 East Markham Street
Little Rock, AR 72201 Little Rock, AR 72201
AREA: 12.96 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 480
ZONING: R-2 ALLOWED USES: Single-family residential
PROPOSED USE•
VARIANCES/WAIVERS REQUESTED:
General/professional offices
Waiver of the maximum cul-de-sac length of the private drive.
A. PROPOSAL/RE GEST:
The applicant proposes to rezone the 12.96 acre tract from
R-2 to POD. The applicant is proposing an office park
development consisting of three (3) buildings.
General/professional office use is proposed for the site.
Normal operating hours will be from 7:00 a.m. to 6:00 p.m.
Monday -Friday. The applicant also notes that site signage
will comply with the City of Little Rock office
requirements.
The following data is proposed for the three buildings:
BUILDING #STORIES SQ. FOOTAGE
1 1 59,975-
2 2 22,400
3 2 29,500
TOTAL
111,875
PARKING
320
80
94
494
Building 1 will be constructed within the south one-half of
the property, with buildings 2 and 3 being located within
the north one-half. Parking areas will be constructed
adjacent to each building with landscaped areas separating
the parking areas.
July 23, )8
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO • Z-6504
A 50 foot access easement, with 30 feet of pavement and a 40
foot cul-de-sac, is proposed to provide access to the
complex. Two access points are proposed from Talley Road.
B. EXISTING CONDITIONS:
The property is currently vacant and heavily wooded. The.
highest point of the property is near the center of the
tract, falling over 100 feet to the north and approximately
90 feet to the south.
There are two single-family residences located to the south,
across Talley Road, with vacant R-2 zoned property to the
east. Interstate 430 is located immediately to the west.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The John Barrow, Westwood and Pecan Lake
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Talley Road is.20 feet wide, dedication of right-of-way
to 30 feet from centerline for this commercial street
will be required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention Ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
7. Improve Talley Road from Colonel Glenn to provide
minimum 27 feet wide pavement for commercial street.
8. Request waiver for cul-de-sac length.
9. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
10. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction. Obtain permits
0�
July 23, )8
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO • Z-6504
E.
F.
(barricade/street cut) for improvements within proposed
or existing right-of-way from Traffic Engineering prior
to construction in right-of-way.
11. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
12. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
13. Utility excavation within proposed rights-of-way small
be per Article V of Sec. 30.
14. Sidewalk required on west side of driveway.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located on property. Show
easements if applicable.
AP&L: Easements requested along both sides of Talley Road
and the 50 foot access easement. Contact utility for
details.
ARKLA: No Comment.
Southwestern Bell: A 10 foot easement is requested along
the east and west property lines and across the north end
of the property.
Water: Water main extension and on-site fire protection
will be required.
Fire Department: Private fire hydrants are required.
Contact Dennis Free at 918-3752 for details.
County Plannina: No Comment received.
CATA: CATA does not currently serve the area. We see no
implications for future service.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the 65th Street West District. The Plan
recommends Suburban Office. The area does not meet the
current definition of Suburban Office. The definition in
use when this area was designated for Suburban Office (SO)
included an "Office Park" development. The areas along I-
430 were classified SO in the hope that development would be
office park in nature, with an emphasis on park. With this
in mind the development should include final grades. The
review of the development proposal should include
3
July 23, 1 8
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO Z-6504
examination of: parking locations, changes in grade (use
of the site), use of natural vegetation and heavy
landscaping along 1-430.
Landscape Issues:
Areas set aside for landscaping and buffers meet with
ordinance requirements. This is a tree covered tract of
property. Therefore, the City Beautiful Commission
recommends saving as many trees as feasible.
A 6 foot high opaque screen is required along the eastern
perimeter. This screen may be a wooden fence with its face
side directed outward or dense evergreen plantings.
Existing vegetation that provides year-round screening can
count toward fulfilling this requirement.
Curb and gutter is required to protect landscaped areas from
vehicular traffic.
If dumpsters are to be used, their locations must be shown
and they must be screened on three sides to a height of 8
feet.
Because of the differences in grade provide a grading plan
of the site.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS:
The applicant submitted a revised site plan and a site
grading to staff on May 28, 1998. The only revision made in
the site plan is that two rows of parking spaces have been
shifted from the south side of the large building to the
north side. Staff would like to see the parking area broken
up even more, creating two parking areas of similar size
(one on the north and one on the south side of the
building).
The grading plan shows that the site will be cut down
approximately 40 feet near the center of the property. The
site will slope from the center downward toward Talley Road
approximately 45 feet. The site will also slope from the
center downward toward Colonel Glenn Road approximately 65
feet.
4
July 23, 15
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO Z-6504
In addition to the parking issue associated with the larger
building, staff lacks information on several other issues
which need to be discussed. They include the following:
1. Use of natural vegetation. Within what areas of the
site will existing trees be saved?
2. Discuss landscape treatment along the I-430 property
line and along the east side of the access drive.
3. Discuss landscape treatment between parking areas.
4. The applicant needs to request a waiver for maximum cul-
de-sac length.
5. What is the applicant's intent with regards to Public
Works comment #8 - "Improve Talley Road from Colonel
Glenn to provide minimum 27 feet of pavement for
commercial street"?
As noted in the Planning Division comments (paragraph F),
staff is placing an.emphasis on the "park" aspect of the
office park development. These issues need to be thoroughly
discussed.
H. STAFF RECOMMENDATIONS:
Although staff doesn't necessarily have an objection to the
Proposed use of the property, staff lacks the necessary
information to make a recommendation on this site plan.
Staff feels that the technical issues noted in paragraph G
should thoroughly be discussed and a deferral is needed in
order to accomplish this.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed POD.
Staff noted that a preliminary grading plan should be submitted
for the site.
Mr. McGetrick stated that the site plan would be revised taking
the concerns raised by the Planning Division under consideration.
The Public Works requirements were briefly discussed including
street improvements to Talley Road. It was noted that a waiver
for maximum cul-de-sac length would need to be requested.
After the brief discussion, the Committee forwarded the rezoning
to the full Commission for resolution.
5
July 23, 8
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO • Z-6504
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff noted that the letter was received less than five
(5) business days prior to the public hearing, and therefore, a
waiver of the bylaws was in order. Staff supported the deferral
request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion was made to waive the bylaws and accept the
deferral request as made by the applicant. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent. A motion was made to*
approve the Consent Agenda. The motion passed by a vote of
9 ayes, 0 nays and 2 absent.
STAFF UPDATE•
The applicant submitted a revised site plan to staff on June 30,
1998. Several revisions have been made which decrease the
building footprints and increase the amount of landscaped areas.
The largest, southernmost buildings footprint has been decreased
by 50%, while the area (60,000 square feet) has remained the same
by adding a second story to the building. The parking area for
this building has decreased from 350 spaces to 241 spaces. The
middle building and parking area has remained the same.
The northernmost building has decreased in size from 29,500
square feet to 23,000 square feet and the number of parking
spaces has decreased from 94 to 88.
The applicant has indicated that Talley Road will be improved
from this site to Colonel Glenn Road as part of the project. The
applicant has also requested a waiver for maximum cul-de-sac
length (maximum length allowed by ordinance 1,000 feet; proposed
- approximately 1,300 feet).
The landscape areas have increased along the western perimeter of
the site as well as within the parking areas and between the
parking areas within the site. The applicant has noted that the
landscaped areas along I-430 as well as the interior areas will
be heavily landscaped, exceeding the landscape ordinance
requirements.
The applicant also submitted a cross-section showing finished
grades for the site. The section shows approximately 40 feet of
the hill being removed and the property sloping downward from the
center approximately 45 feet to the south and 65 feet to the
6
July 23, )8
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO • Z-6504
north. The applicant will work with the grades, terracing the
parking areas adjacent to the buildings.
Staff feels that the revised site plan is a vast improvement over
the previous plan. With the decrease in building footprint, the
decrease in number of parking spaces and the increase in
perimeter and interior landscape areas, staff feels that the site
plan conforms to the land use plan definition of office park.
However, there are issues remaining to be resolved:
1. The applicant needs to show dumpster locations and handicap
parking spaces on the plan.
2. Staff is still unsure as to the slope treatment along the
east side of the access drive. As of this writing, the
applicant has noted that he will submit a cross-section to
staff showing this area.
3. Public Works has concerns relating to the grade of the
private drive and possible problems with sight distance.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the revised site
plan.
Mr. Lowe noted that access to this property was still proposed to
be from Talley Road. He indicated that Talley Road would be
improved as recommended by Public Works.
Bob Brown, Site Plan Review Specialist, noted that dumpsters
needed to be shown on the plan.
Staff noted that a cross-section though the property showing the
finished grades was still needed.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the POD subject to the following
conditions:
1. Compliance with the conditions noted in paragraphs D, E and F
of this report.
7
July 23, 1998
SUBDIVISION
ITEM NO.: E (Cont.) _ FILE NO.: Z-6504
2. The issues relating to slope treatment along the east side of
the drive and grade of the drive need to be worked out.
3. Staff recommends approval of the waiver of maximum cul-de-sac
length for the access drive.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Pat McGetrick was present, representing the application. There
were no objectors present. Staff gave a brief description of the
proposed POD, noting several revisions which had been made in the
site plan. Staff explained that the revised site plan would
comply with the definition of office park and that issues
relating to the access drive needed to be discussed.
Pat McGetrick addressed the Commission in support of the
application. He stated that the design of the cul-de-sac access
would comply with all ordinance standards (widened to 31 feet
with collector street standards). He explained that in places
along the east side, retaining walls would be constructed, with a
15 to 20 foot natural buffer left along this property line. He
stated that more landscaped areas had been added within the
interior of the site and that much of the existing vegetation
would be saved in these areas. Mr. McGetrick also stated that
Talley Road would be improved from Colonel Glenn Road to this
site.
There was a brief discussion concerning the areas within the site
where existing natural vegetation would be saved.
There was an additional discussion relating to the amount of the
hill which would be cut.
Bob Brown, Site Plan Review Specialist, stated that the revised
site plan was an improvement over the previous plan. He stated
that the City Beautiful Commission encourages developers to save
as many of the perimeter and interior trees as possible. He
stated that the revised plan increased the amount of natural
vegetation to be saved. He stated that the amount of landscaping
shown on the plan was above average.
There was additional discussion relating to the amount of the
hill to be cut down. Commissioner Putnam explained that this
aspect of the project was discussed at length by the Subdivision
Committee. He stated that the site was very difficult to
develop, given the existing slopes. He also stated that the
revised plan was a great improvement.
Commissioner Berry asked about the minimum parking requirements.
Staff responded to the question, noting that there was excess
parking proposed for each of the three buildings. Commissioner
0
July 23, 1998
SUBDIVISION
ITEM NO.: E (Cont.) FILE _NO.;Z-6504
Berry asked why the number of proposed parking spaces was so much
more than minimum requirements.
Mr. McGetrick stated that the owners of the property wished to
have four parking spaces per 1,000 square feet instead of three
spaces per 1,000.
A motion was made to approve the application subject to the
conditions recommended by staff. The motion passed by a vote of
11 ayes and 0 nays.
9
July 23, 1998
ITEM NO.: F FILE NO.: Z -3792-A
NAME: Sysco -- Long -Form PD -I
LOCATION: 5800 Frozen Road
DEVELOPER:
Sysco Food Services of Ark.
5800 Frozen Road
Little Rock, AR 72209
AREA: Approx. 20.60 Acres
FT. NEW STREET: 0
ENGINEER:
McGetrick Engineering
319 East Markham Street
Little Rock, AR 72201
NUMBER OF LOTS: 1
ZONING: I -2/R -2/R-4 ALLOWED USES: Light industrial,
single-family, two-family
PROPOSED USE: Warehouse and office space
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property from I -2/R -
2/R -4 to PD -I to allow the phased expansion of the existing
Sysco Foods Warehouse and Office Development. The applicant
notes that Phase I will consist of an 80,000 square foot
building expansion, Phase II will consist of a 11,750 square
foot building expansion and Phase III will include a 103,600
square foot building expansion and additional parking near
West 65th Street. The building expansion will be primarily
warehouse and dock space with a small amount of additional
office space. The applicant also notes that after Phase
III, additional parking will be developed on property along
the east side of Battle Road which is owned by Sysco Foods.
B. EXISTING CONDITIONS:
Single-family residences exist across Battle Road to the
east and along Battle Road to the south. There is a mixture
of commercial and industrial uses and a mobile home park
along West 65th Street to the south. Railroad right-of-way
is located immediately north of the site.
July 23, : 8
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO • Z 3792 A
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Wakefield and Geyer Springs Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Proposed addition is not permitted to encroach on right-
of-way of Battle Road. Relocate building with building
setback.
2. Dedicate 30 feet from centerline on Battle Rock and
construct 36 feet wide pavement to 65th Street with cul-
de-sac at terminus.
3. Provide design of streets of conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood.
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
6. Stormwater detention Ordinance applies to this property.
7. Easements for proposed stormwater detention facilities
are required.
8. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
9. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
10. Geyer Springs Road has a 1995 average daily traffic
count of 9,800 vehicles.
11. 65th Street has a 1995 average daily traffic count of
17,000.
12. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
13. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
15. Dedicate additional 5 feet right-of-way for Geyer
Springs Road.
2
July 23, 18
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO • Z -3792-A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main relocation required prior to
construction.
AP&L: No Comment received.
ARKLA: No Comment.
Southwestern Bell: No Comment received.
Water: The Little Rock Fire Department needs to review
this site plan to determine if additional fire protection
will be required. Contact the Water Works if larger
and/or additional meter(s) are required.
Fire Department: Private fire hydrants may be required.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: CATA does not currently serve the area. There might
be a connection in the future from Mabelvale Pike to Geyer
Springs rather than the current Route #17A on University.
Frozen Road PDI would need to leave Geyer Springs connection
as is.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the 65th Street East District. The Plan
recommends Mixed Commercial Industrial (MCI). There is no
on going neighborhood plan effort in the area. The site is
an existing business, which wishes to expand. While the
application does not meet the letter of the Land Use
definition of MCI. Staff believes the application is not in
conflict with the Plan. However the Plan does show Single
Family to the east (R-2 zoning is in place), thus care
should be given to the eastern edge treatment of the PID.
This should include considerations of the effect of the
massing, landscape, truck loading, etc.
Landscape Issues:
Screening of this proposed development from the residential
property to the east is required unless the proposed
structure will not have doors or windows on its east side
other than those doors required by the Fire Department.
KI
July 23, : 8
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO • Z -3792-A
The existing paved area between the proposed Phase 3
expansion and the right-of-way of Geyer Springs should be
maintained as a buffer area.
Building Codes:
It appears that the existing building may be over area
(maximum square footage) as allowed by the State Building
and Fire Code. The building addition(s) would be an
intensification of a nonconforming use. The additions may
be allowed if proper setbacks can'be maintained or firewalls
are built. Please consult Table 400 of the 1992 Arkansas
Fire Prevention Code, volume II. Fire sprinkling protection
will be required. Staff suggest that the designer submit a
codes analysis to the City plans review staff as soon as
possible. Further administrative approval could require
activity by the Building Board Code of Appeals.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on May
27, 1998. The revised plan addresses most of the concerns
raised by the Subdivision Committee and staff.
In staff's opinion the key issue remaining to be resolved
relates to Battle Road. The revised plan is unclear as to
the exact treatment of Battle Road. Staff feels that the
following issues relating to Battle Road warrant discussion
by the full Commission:
1. How much of the north section of Battle Road will be
abandoned to accommodate Phase I building expansion
which extends into the right-of-way?
2. Where will cul-de-sac be constructed?
3. Will Sysco continue to rent single-family residences
along the east side of Battle Road? If so what
arrangement will be made for access after Battle Road
abandonment?
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed PD -I with the
following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F of this report.
2. Resolve Battle Road issues.
4
July 23, : 8
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO • Z -3792 -A
3. All vehicular use areas must be paved.
4. Any site lighting must be low-level and directed away
from adjacent property.
5. Staff recommends approval of the abandonment of a
portion of Battle Road.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed rezoning.
The majority of the discussion related to the proposed treatment
of Battle Road. Public Works staff noted that Battle Road would
need to be improved with a cul-de-sac. Planning Staff noted that
the applicant should show the property to the east of Battle Road
as future development and abandon the north section of Battle
Road and construct a cul-de-sac further south, all as part of
this proposed development.
Mr. McGetrick noted that none of the parking area along Frozen
Road would be retained with Phase III construction. He noted
that the area along Geyer Springs Road would be landscaped.
Staff noted that all vehicular use areas (including parking
areas) must be paved.
After further discussion, the Committee forwarded the rezoning'to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff noted that the letter was received less than five
(5) business days prior to the public hearing, and therefore, a
waiver of the bylaws was in order. Staff supported the deferral
request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion was made to waive the bylaws and accept the
deferral request as made by the applicant. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent. A motion was made to
approve the Consent Agenda. The motion passed by a vote of
9 ayes, 0 nays and 2 absent.
5
July 23, 1 3
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -3792-A
STAFF UPDATE•
The applicant submitted a revised site plan to staff on June 29,
1998. The revised plan shows the proposed cul-de-sac location
for Battle Road and indicates the area of Battle Road to be
abandoned. The revised plan also shows the proposed building
addition being moved back away from Battle Road and meeting a 25
foot setback. The applicant has also noted that there will be
17,000 square feet of office and 338,350 square feet of warehouse
space (existing and proposed). Typical parking requirements for
this development would be 98 spaces. The existing car and truck
parking in addition to the phase 3 parking lot expansions equal
well over 100 spaces.
There are issues relating to Battle Road which need to be
resolved.
1. Will Sysco continue to rent the single-family residences
along Battle Road? If so, what arrangement will be made for
access after Battle Road abandonment.
2. Public Works has recommended that Battle Road be improved
from 65th Street to the cul-de-sac due to the heavy truck
traffic that will be generated.
3. Street improvements to Battle Road must be done with Phase I
construction or a portion of Battle Road must be abandoned
and cul-de-sac constructed with Phase I.
With these issues resolved, staff recommends approval of the PD -I
subject to the conditions noted in the previous staff
recommendation (paragraph H of this report).
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the revised site
plan.
Staff noted that the revised site plan shows a cul-de-sac at the
end of Battle Road and that the building addition has-been set
back further from Battle Road (25 feet).
The applicant noted that the required street improvements to
Geyer Springs Road would be made.
Staff noted that the future parking areas would need to be paved.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
6
July 23, 1y98
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -3792-A
PLANNING COMMISSION ACTION: (JULY 23, 1998)
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
11 ayes, and 0 nays.
7
July 23, 38
ITEM NO.• G FILE NO.• Z-6481
NAME: Breshears -- Short -Form PD -C
LOCATION• 600 N. Tyler Street
DEVELOPER•
ENGINEER•
D. R. Breshears None
600 N. Tyler
Little Rock, AR 72205
AREA: 0.14 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-3 ALLOWED.USES: Deli and Gift Shop -
Nonconforming C-1
PROPOSED USE: Deli and Gift Shop -
Nonconforming C-1
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND•
The property at 600 N. Tyler Street is zoned R-3 and has a
nonconforming C-1 status. This is due to the fact that the
building has been used commercially since the 1920's, primarily
as a grocery store.
Most recently, the building was refurbished and is being used as
a deli, including the sale of collectibles. Restaurant -style
seating was also added.
City zoning officials notified the applicant and informed him
that a restaurant was not a C-1 permitted use and that a rezoning
would be in order.
A. PROPOSAL/REOUEST:
The applicant is requesting that the property be rezoned
from R-3 to PD -C. The building will continue to be used as
a deli (including the sale of collectibles) with restaurant -
style seating for 36 people. The hours of operation are
from 11:00 a.m. to 6:30 p.m., daily.
July 23, 1 8
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO • Z-6481
B.
C.
EM
E.
F.
The applicant also proposes to add a 20 foot by 17 foot deck
to the rear of the building. The deck will not be used for
outdoor seating.
EXISTING CONDITIONS:
The site contains a one-story 1,373 square foot frame
commercial building with a 16 foot by 10 foot deck on the
rear corner.
There are single-family residences to the north, west and
south, across Woodlawn Avenue. Fairpark Elementary School
is located to the east, across Tyler Street.
NEIGHBORHOOD COMMENTS:
As of this writing, no negative comments have been received
from the neighborhood. The Hillcrest Neighborhood
Association was notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate corner diagonal area for right-of-way at the
street intersection.
2. Dedication of additional 5 foot of right-of-way for both
streets required by Ordinance. Seek deferral until
redevelopment of site allows for dedication.
3. Remove fence from public right-of-way.
4. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
utilities: No Comment.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is within one block of Central Arkansas
Transit's bus route #8 (Rodney Parham Route).
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The request is in the Heights/Hillcrest District. The Plan
recommends Single Family. A neighborhood Plan process is
underway in this area. The use is existing and is asking to
2
July 23, 9 8
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO • Z-6481
be made conforming. The neighborhood wishes to encourage a
mixed use pattern with a more "urban" fabric. While the
request is not technically in conformance with the Plan, the
past history and desires for a mixed pattern should be
considered.
Landscape Issues: No Comment.
G. ANALYSIS:
The applicant is proposing to use the property essentially
the same way it has been for a number of years with the
exception of the addition of restaurant -style seating. The
site is also nonconforming in its relationship to parking,
as there are no off-street parking spaces. Staff has no
problem with the continued use of the on -street parking
spaces in the area.
The applicant has stated that the proposed deck will not be
used for outdoor seating.- This condition was recommended by
staff.
Public Works is requesting dedication of an additional 5
feet of right-of-way for both street frontages. Public
Works, Staff indicated at the Subdivision Committee meeting
that a deferral of the dedication until redevelopment of the
site would be supported. The applicant is requesting the
deferral.
There appears to be no other unresolved issues.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the application, subject to the
following conditions:
1. Compliance with the Public Works Comments
2. There will be a maximum of 36 restaurant -style seats on
the interior of the building.
3. There will be no outdoor seating.
4. Staff recommends approval of the deferral of right-of-
way dedication until redevelopment of the site occurs.
SUBDIVISION COMMITTEE COMMENT:
Don Breshears was present, representing the application. Staff
gave a brief description of the rezoning.
The hours of operation and maximum number of seats was discussed.
The prohibition of outdoor seating was also discussed.
3
July 23, 1y08
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-6481
The Public Works comments were reviewed, primarily the required
dedication of right-of-way for both street frontages. Public
Works staff indicated that a deferral of the dedication until
redevelopment of the site would be supported.
After a brief discussion, the Committee forwarded the rezoning to
the full Commission for resolution.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
PLANNING COMMISSION ACTION:
(JUNE 11, 1998)
Staff informed the Commission that the applicant failed to send
the required notice form to surrounding property owners. Staff
recommended that the application be deferred to the July 23, 1998
agenda to allow the applicant time to re -mail the correct notice.
Staff noted that the applicant agreed to the deferral.
The Chairman place the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Don Breshears was present, representing the application. There
were two objectors present. Staff gave a brief description of
the proposed PD -C and a recommendation of approval with
conditions.
Don Breshears addressed the Commission in support of the
application. Mr. Breshears briefly reviewed the proposal and
gave some history of the property.
Ruth Bell addressed the Commission. She stated that she felt the
use was too intense for the neighborhood and that there was no
off-street parking. She stated that the proposed use could
create a parking problem.
4
July 23, 1998
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-6481
Jim Vandenberg also addressed the Commission in opposition to the
proposed rezoning. He stated that adding restaurant -style
seating to the site would be a more intense use and would be a
parking problem. He stated that there were no provisions for
off-street parking. He also stated that deliveries and trash
pick-up could be a problem. He recommended that the restaurant
seating on this site be limited to ten seats, with some off-
street parking.
There was a brief discussion relating to hours of operation,
number of seats and use of the proposed deck.
Commissioner Muse asked staff what the building could be used for
if the rezoning application were denied. Staff stated that the
property could be used for C-1 permitted uses and reviewed some
of the list of C-1 permitted uses.
There was a brief discussion concerning the concept of new urban
design and the history of the neighborhood.
Commissioner Hawn asked about trash pick-up. Mr. Breshears
stated that he hauls the trash to another location and that there
was no trash pick-up at this site.
Commissioner Muse asked about seating on the proposed deck.
Staff responded that the recommendation was for no seating on the
deck due to possible noise problems. There was a brief
discussion concerning installing screening and allowing seating
on the deck.
Mr. Breshears amended the application to include seating on the
deck with the appropriate screening fences being installed and no
outside speakers.
There was a motion to approve the application as filed (36
seats), allowing seating on the deck with proper screening and no
outside speakers. The motion passed by a vote of 11 ayes and 0
nays.
Staff explained that additional right-of-way was required along
both streets, which would get into the building. Staff supported
deferring the right-of-way dedication until such a time that the
property is redeveloped. A motion was made to defer the right-
of-way dedication. The motion passed by a vote of 11 ayes and
0 nays.
5
July 23, : 8
ITEM NO.: H FILE NO.: S-1191
NAME: Sportman's Haven - Subdivision Site Plan Review
LOCATION: 12,721 Interstate 30
DEVELOPER•
ENGINEER:
Jimmy Jones Laha Engineers, Inc.
12,721 I-30 P. O. Box 190251
Little Rock, AR 72209 Little Rock, AR 72219-0251
AREA: 2.95 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C -4/R-2 ALLOWED USES: Commercial open display
district
PROPOSED USE: Used boat sales with open
display
STAFF NOTE:
The applicant was approximately 2 1/2 weeks late in submitting
the required copies of the survey and site plan for this
application. Therefore, staff has not had adequate time to
properly review the site plan for this public hearing. The site
plan was not reviewed by the Subdivision Committee.
STAFF RECOMMENDATIONS:
Staff recommends that the item be deferred to the July 23, 1998
Planning Commission agenda. The item will need to be reviewed by
the Subdivision Committee on July 2, 1998.
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant failed to submit
the required site plan in time for an adequate review by staff,
and therefore, the item needed to be deferred to the July 23,
1998 agenda.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to.the July 23, 1998
agenda.. A motion to that effect was made. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent.
July 23, 9 8
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO • S-1191
BACKGROUND:
The property contains an existing boat sales business utilizing
four existing buildings with outdoor display. The property has
contained outdoor display type businesses for a number of years.
This application is before the Planning Commission as a result of
a recent zoning enforcement case. The applicant added a 12 foot
by 24 foot portable building to the site without Planning
Commission approval of a subdivision site plan (multiple
buildings). The enforcement case is pending in Little Rock
Municipal Court.
A. PROPOSAL/REOUEST:
The applicant proposes placement of a 12 foot by 24 foot
portable building to serve as a sales office for the
existing boat sales business.
B. EXISTING CONDITIONS:
The site contains a 3,030 square foot commercial building
and three metal awning structures used for boat storage.
The general area contains a mixture of commercial and
industrial uses along Interstate 30.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All the properties are in regulatory floodway.
2. Construction is not permitted in floodway by Ordinance
and FEMA regulations.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
2
July 23, 1y98
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: S-1191
Water: No water service is presently available to this
site.
Fire Department: Show fire hydrants on site plan.
County Planning: No Comment received.
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS:
As noted in the Public Works Comments, all of this property
is located in the regulatory floodway and construction is
not permitted in the floodway. The applicant can seek FEMA
approval for the 12 foot by 24 foot building. However,
seeking FEMA approval is very involved and time consuming
(engineering analysis, etc.).
Staff feels that the application should be denied and
removal of the 12 foot by 24 foot portable building should
be as directed by the current enforcement procedure.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed site plan. The
12 foot by 24 foot portable building will need to be removed
from the property.
SUBDIVISION COMMITTEE COMMENT:
The applicant was not present.
the proposal.
(JULY 2, 1998)
Staff gave a brief description of
The consensus of the Committee was that the 12 foot by 24 foot
building should be removed from the site as required by Public
Works.
The Committee forwarded the issue to the full Commission for
final action.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Staff informed the Commission that the applicant verbally
informed staff that he did not wish to pursue the application
3
July 23, 1y98
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: S-1191
and would not be at the public hearing. He stated that no
notices were mailed. Staff recommended that the item be
withdrawn.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for withdrawal. A motion to that
effect was made. The motion passed by a vote of 11 ayes and
0 nays.
4
July 23, ►8
ITEM NO.: I FILE NO.: Z -4305-C
NAME: Riddick - Zoning Site Plan Review
LOCATION: 2300 Cottondale Lane
DEVELOPER:
ENGINEER•
June Riddick Riddick Engineering Corp.
#7 Greenbrier Rd. First Commercial Bank Bldg.
Little Rock, AR 72202 Little Rock, AR 72201
AREA: 2.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: 0-2 ALLOWED USES: Office
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a.reduced side yard setback along the
west property line.
2. A variance for reduced setback from the floodway line.
(25 foot setback required; 2 foot setback proposed.)
BACKGROUND:
The 2.25 acre tract (Tract F -2B, Riverdale Addition) contains a
sump and a portion of the levee, adjacent to the Arkansas River.
There is also a pump house on the property.
A large amount of the stormwater for. the Riverdale area drains
into the sump and is pumped into the river.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a four-story, 34,020
square foot office building on the site, which will be built
into the levee, similar to the Edgewater Building to the
east. The first level of the building will be an indoor
parking garage for approximately 31 vehicles, with 3 levels
of office space. An additional 57 parking spaces and access
drive will be constructed along the southern, western and
northern perimeter of the sump. The applicant will also add
a third pump, as required by the levee improvement district,
to enhance stormwater drainage.
July 23, 1'
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO • Z -4305-C
B. EXISTING CONDITIONS:
The site is undeveloped and overgrown with grass and weeds.
There is an office building located east and west of the
site, with the Arkansas River located to the north.
Undeveloped 0-2 zoned property is located to the south
across Cottondale Lane.
C. NEIGHBORHOOD COMMENTS:
Staff has received one (1) informational phone call as of
this writing. The Hillcrest and Capitol View Stifft Station
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP",
2. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
3. Contact Levee District Engineer for approval and provide
approval to Public Works.
4. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
5. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
6. FEMA approval required.
7. The applicant needs to request a waiver from the
required 25 foot setback from the floodway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer located on southwest side of Cottondale
Lane. Contact Little Rock Wastewater Utility prior to
construction.
AP&L: No Comment.
ARKLA: No Comment.
Southwestern Bell: No Comment.
Water: On site fire protection may be required.
F
July 23, 98
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO • Z -4305-C
Fire Department: No Comment.
County Planning: No Comment received.
CATA: Served by Route #21 - University Avenue. Is there a
pathway connecting to Riverfront Dr.? A walkway would
provide more convenient access to #21 for pedestrians and
encourage more ridership among the many business -persons in
the area.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
The plan submitted does not provide for the 17 foot wide
street buffer nor the 6 foot wide landscape strip
requirements by the zoning buffer and landscape ordinances.
Nor does it provide for the minimum 4 foot wide landscape
strip northwest of the proposed parking area. However, the
proposal far exceeds the area of interior landscaping
required.
it will be necessary to obtain a variance from the City
Beautiful Commission before minimum Landscape Ordinance
requirements can be reduced or deleted. To make application
to seek this approval, contact Bob Brown, Plans Review
Specialist. He may be reached at 371-4864.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on May
27, 1998. The applicant also submitted letters from the
Army Corps of Engineers and the Riverdale Levee District.
(See attached letters.) The Army Corps of Engineers
approves the proposed site plan and the Riverdale Levee
District approves of the site plan concept. However, the
Riverdale Levee District notes that several detailed plans,
including finished contours, earthwork quantities within the
sump, geotechnical information and structural design of the
building, must be reviewed and approved by the District.
The 34,020 square foot office building requires 85 parking
spaces. The revised plan shows 88 parking spaces (31 within
the first floor parking garage and 57 along the perimeter of
the sump). .
The applicant is requesting a variance to allow a reduced
side yard building setback along the west side. The
required setback is 25 feet and the proposed setback is 19
3
July 23, . 8
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: Z -4305-C
feet. Otherwise, the building conforms to the ordinance
setback requirements. The applicant is proposing a building
height of 71 feet.
The applicant is also requesting a waiver of the sidewalk
requirement along Cottondale Lane. The applicant notes that
the adjacent property does not have a sidewalk and the
installation of a sidewalk will require removal of specimen
Bradford Pear trees which exist along Cottondale Lane.
Public Works recommends denial of the waiver request.
Public Works has indicated that a deferral of sidewalk
construction, until construction of sidewalk on adjacent
property, will be supported.
The applicant has also applied to the City Beautiful
Commission for a waiver of the required buffer and
landscaping along the western perimeter of the site and the
street side perimeter. The City Beautiful Commission has
the authority to waive landscape requirements.
Public Works has noted that a FEMA permit will be required.
Public Works also notes that the applicant needs to request
a waiver from the required 25 foot setback from the
floodway.
The applicant will also install a diesel pump which will
provide additional capacity to overcome the loss of water
storage due to filling which will be done along the
perimeter of the sump to accommodate the proposed parking
and driveways.
It is very evident that the applicant has additional work to
do (provide detailed plans to Riverdale Levee District,
obtain FEMA permit, Board of Directors waiver of sidewalk
requirement and City Beautiful waiver of landscaping) before
a building permit can be issued for the site. Staff
recommends a conditional approval of the site plan as
submitted, granting the applicant 6 months to work out the
outstanding issues noted above. If, in resolving any of
these issues the site plan is significantly changed, the
site plan will be brought back to the Commission.
H. STAFF RECOMMENDATIONS:
Staff recommends a conditional approval of the site plan
subject to the following conditions:
1. Compliance with the requirements noted in paragraphs D,
E and F of this report.
4
July 23, . 8
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: Z -4305-C
2. Staff recommends approval of the side yard setback
variance.
3. Staff recommends denial of the requested waiver of
sidewalk.
4. The applicant will have 6 months to complete the
necessary steps in order to qualify for a building
permit.
a. Submit all required information to the Riverdale
Levee District and receive a final letter of
approval from the District.
b. Receive a waiver (or deferral) of required sidewalk
from the Little Rock Board of Directors or submit
plans showing planned construction of the sidewalk.
c. Receive approval from the City Beautiful Commission
on the waiver of required perimeter buffers and
landscaping.
d. Obtain a FEMA permit.
5. If any of the above issues cause the site plan to
significantly change (for example, shifting the drive
and/or parking further into the sump area) the site plan
will be brought back before the Commission.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
June Riddick was present, representing the application. Staff
gave a brief description of the site plan.
Staff noted that letters from the Riverdale Levee Improvement
District #134 and the Army Corps of Engineers approving the
proposed construction would need to be submitted to staff. Staff
also noted that a section through the property would need to be
submitted.
The Public Works requirements were briefly discussed. Mrs.
Riddick noted that a waiver of the required sidewalk may be
requested, in order to save the existing trees and landscaping
along Cottondale Lane.
Bob Brown, Site Plan Review Specialist, noted that the proposed
variance from the ordinance required landscaping would have to be
approved by the City Beautiful Commission.
After the discussion, the Committee forwarded the site plan to
the full Commission for final action.
5
July 23, 8
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO • Z -4305-C
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
June Riddick was present, representing the application. There
was one person present with concerns. Staff gave a brief
description of the site plan and a recommendation of conditional
approval.
June Riddick addressed the Commission in support of the
application. She noted several changes in the site plan relating
to parking and a second drive from Cottondale Lane. She noted
that the sump area would be used as a sunken garden with a
fountain.
Bob Turner, of Public Works, noted that there is not enough
street frontage to support two entrances.
There was a brief discussion concerning changes in the site plan.
Jim Lawson, Director of Planning and Development, stated that
there were major issues involved with this development, primarily
the levee district approval.
Chairman Lichty asked how the Commission could make a decision on
the site plan without final approval from the levee district.
Mr. Lawson stated that there were two ways to deal with the
application:
1. Not act on the application until all approvals have been
granted, thereby deferring the application, or
2. Approving the concept of the site plan and allowing the
.applicant time to resolve the remaining issues.
Commissioner Rahman asked about the setback from the floodway.
Bob Turner stated that the proposed building is out of the
floodway but it does not meet the required 25 foot setback from
the floodway. He stated that Mrs. kiddick has requested a
setback variance.
Commissioner Berry asked how people will get from the parking lot
to the building.
Mrs. Riddick stated that there will be a walkway through the sump
to the building.
There was a brief discussion concerning the Corps of Engineers
and the Levee District approvals. There was also discussion
concerning the sidewalk waiver which has been requested.
A
July 23, ; 8
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: Z -4305-C
Bob East addressed the Commission with concerns. He stated that
he developed the Edgewater building to the east. He noted that
he had not seen a site plan prior to this meeting and had also
asked to see elevations. He asked the Commission to defer the
item in order to give the levee district engineer more time to
review the site plan. He also noted that he thought that Mrs.
Riddick was trying to overbuild the site.
Mr. Lawson stated that based on the comments by Mr. East and the
possible concerns of other property owners in the area, staff
would recommend that the item be deferred.
There was a brief discussion regarding the possibility of
deferring the item.
Chairman Lichty asked Mrs. Riddick if she would agree to a
deferral.
Mrs. Riddick stated that she would agree to the deferral.
A motion was made to defer the item to the July 23, 1998 agenda.
The motion passed by a vote of 9 ayes, 0 nays and 2 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff as a result
of the City Beautiful Commission meeting held on July 2, 1998.
The revised plan shows a 4 foot landscape buffer along the west
side property line and a 4 foot landscape buffer along the street
side property line as required by the City Beautiful Commission.
The revised site plan also shows the 10 foot by 14 foot addition
to the existing pump house which will accommodate the new pump as
originally proposed with this application.
The applicant has committed to construct the sidewalk along
Cottondale Lane as required by Public Works. The sidewalk will
be constructed behind the existing landscape strip along
Cottondale Lane (within the right-of-way) and the existing
landscaping will not be disturbed.
The applicant has also requested a variance for reduced setback
from the floodway line (25 foot setback required; 2 foot setback
proposed). Public Works supports the variance request.
As of this writing, the applicant is awaiting a final letter of
approval from the Riverdale Levee District.
7
July 23, 1998
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: Z -4305-C
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
June Riddick and Tim Daters were present, representing the
application. Staff noted that as a result of the City Beautiful
Commission meeting (July 2, 1998) the site plan has been slightly
revised. The revised plan shows the 4 foot landscape buffers
along the west side property line and front (street) side
property line as required by the City Beautiful Commission.
Mr. Daters noted that the revised plan also shows the addition to
the pump station that will be needed to accommodate the proposed
new pump.
Mr. Daters noted that he is continuing to work with the Levee
District. He noted that the approval letter will be forthcoming.
Mrs. Riddick stated that she would construct the sidewalk along
Cottondale Lane as required by Public works. She also noted that
there would be no landscaping installed within the sump area.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
Staff informed the Commission that a final letter of approval had
been received by the Riverdale Levee District. Staff also
informed the Commission that a minor height variance was also
requested, with the proposed building being a height of 50 feet.
Staff recommended approval of this variance.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff,
with the letter from the Riverdale Levee District being included
as an additional condition of approval. A motion to that effect
was made. The motion passed by a vote of 11 ayes, and 0 nays.
8
July 23 :998
ITEM NO.: J FILE NO.: LU98-11-02
Name: Land Use Plan Amendment - I-430 District
Location: 2100 block of John Barrow Road
RecTuest: Mixed Office Commercial to Multi Family
Source: Maurey Mitchell - Rector Phillips Morse
PROPOSAL / REOUEST:
A Land Use Plan amendment in the I-430 Planning District
from Mixed Office Commercial to Multi Family. Multi Family
accommodates residential development of ten to thirty-six
dwelling units per acre.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 and shown as Mixed office
Commercial on the Land Use Plan. To the north is a medical
rental store with a POD in Mixed Office Commercial. Further
to the north is a "halfway" house in 03 and Multi -Family
classification. Further to the north is an apartment.
complex with R5 zoning and Multi -Family classification.
This Multi -Family Land Use area surrounds the Mixed Office
Commercial on three sides. A tract to the northeast has
just be rezoned MF18 within the existing Multi -Family
classification for a retirement center. westerly and
southerly, there are MF12 apartments within the same Multi -
Family Land Use Classification. To the east, across John
Barrow Road extending to the north, there is 01 zoning
within Office Land use classification. Across John Barrow
and to the south, there are four single family houses which
area zoned R2 and depicted as Single Family on the Land Use
Plan. The site is 10 acres f.
RECENT AMENDMENTS•
June 16, 1998, a proposed change from Single Family to Mixed
Office Commercial in the 3900 Block of John Barrow Road will
be heard.
June 18, 1996, adoption by resolution of the John Barrow
Neighborhood Area Plan with multiple changes including
changing this site.from Multi -family to Mixed Office
Commercial.
MASTER STREET PLAN:
John Barrow is shown as a Minor Arterial on the plan and is
built to a five lane width.
July 23, 1998
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: LU98-11-02
BACKGROUND:
The site is currently undeveloped and wooded. As mentioned
above, the recent amendment in the 3900 block of John Barrow
removed potential housing areas from the neighborhood. With
this previous subtraction of potential residential units, it
is justifiable to add potential residential dwelling units
in this area. In addition, properties on three sides of
this parcel are currently built and zoned either multi-
family and office on both the zoning and land use plan, so
the change would not have an adverse effect on surrounding
uses proposed on the Land Use Plan.
The John Barrow Neighborhood Area Plan, adopted in June of
1996, does not support any additional multi -family in the
neighborhood. As stated in the Chapter 4 - Policy Plan,
"The Steering Committee recommends the implementation of the
following major initiatives necessary to protect and nurture
the vitality of the neighborhood. "No additional multi-
family or apartments in the area, The John Barrow
Neighborhood area already has more than enough." The plan
also states that there is a need for additional dwelling
units in the area: 1) To create housing opportunities for
low and moderate income persons by becoming a Community
Development Corporation (CDC), and 2) To enhance housing
opportunities for seniors in the area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: John Barrow, Brownwood Terrace and Twin Lakes
"B". As of this printing, staff has not received any
comments from the neighborhood.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (JUNE 25, 1998)
This item was on consent agenda for deferral until the
July 23, 1998 meeting. The consent agenda was approved by
a vote of 10 ayes, 0 nayes and 1 absent.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Brian Minyard of Staff presented the item and stated the
Staff felt that the change of the Land Use Plan was
appropriate.
2
July 23, 1998
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: LU98-11-02
Maury Mitchell of Rector Phillips Morse, representative for
Marcie Reichstadt, presented the case for change and gave
the Commission handouts. He stated that the proposed zoning
of MF -18 would allow 168 units and that their proposed
development was 144 units, with building coverage of about
23% with security on site and spoke of additional amenities.
Muskie Harris, of Sober Living, located at 4201 John Barrow,
spoke in favor of the amendment and improvements in the
community.
Dana Carney of Staff asked of the commission if the
discussion was to be separated between Land Use and Zoning
issues. Chairman Lichty responded that the discussion
would be limited to Land Use during this item.
Commissioner Adcock asked Mr. Harris when the last
neighborhood meeting was and where he was located in
relation to the site.
Mr. Chip Tripplet, the developer, spoke in reference to the
meeting with the John Barrow Neighborhood Association. He
stated that a major topic of the meeting was traffic
generation.
In opposition to the change, Carol Rudd, the vice president
of the John Barrow Neighborhood Association, spoke. She
stated that the traffic was a concern of the neighborhood
association. She further stated that the neighborhood
association had desired that development be Multi (Mixed)
Office Commercial. There is abundant multi family in the
area. Chairman Lichty asked of staff to explain what would
be allowed in MOC.
Jim Lawson clarified that if the plan would be changed, it
would not be contingent on this particular development. We
would not go back and change it to MOC if this development
does not go through. Walter Malone explained that any use
that would be in 0-1, 0-2 or 0-3 would be. allowable by right
in the MOC. Any development that had commercial uses with
the office would go though a Planned Development. This
development could be one large office building with no site
plan review. If there were a mix of commercial, there would
be Site Plan Review.
Chairman Lichty stated that an office or commercial or a mix
of the two could produce more traffic than the Multi -family.
Mr. George Brown, of the John Barrow Association and member
of the Plan committee, restated that the neighborhood did
not want any more apartments. He spoke of the traffic
concerns in and around Labette Drive.
_ 3
July 23., 1998
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: LU98-11-02
Mr. Bob Minick stated that he was representing his father
and neighbors. His father lives in one of the houses that
are across the street in the 2600 block. He spoke in
opposition to the plan as a landowner and a realtor.
Commissioner Adcock asked Staff if the Land Use Plan and the
Neighborhood Action Plan shows Mixed Office Commercial. Mr.
Lawson stated that it was correct. Commissioner Adcock
continued to ask if someone could explain the rationale of
office creating more traffic that multi -family? Bob Turner,
of Public Works, stated that there was uncertainty because
of unknown factors of the mixed office commercial.
Commercial has the potential to generate traffic throughout
the day. Typically, multi -family generates traffic at a
morning and evening rush with a lull in the mid day. This
would be two different types of traffic. She then asked Mr.
Tripplet, if he was the developer or owner. She asked for
his Little Rock address, if he was going to be an absentee
landowner and his schedule to visit the property.
Commissioner Muse asked Carol Rudd to approach the podium.
He restated the staff write-up concerning housing. He asked
of Ms. Rudd the status of forming a CDC. She stated that
the CDC has not been formed at this time. She is not
opposed to all multi -family and spoke of additional land
available that is already zoned for multi -family.
Commissioner Earnest spoke of the directive by the Board of
Directors to uphold the neighborhood plans. Jim Lawson
spoke concerning the adaptability of a plan. Discussion
followed concerning neighborhood plans, the history of the
John Barrow Plan and uses allowable in MOC.
Chip Tripplet stated that he started working with Rector
Phillips Morse two years ago and looked at sites already
zoned Multi -family. The first site they found was in
Sherwood and has started construction on it. The site at
Leander, which is zoned Multi Family is full of rocks and
will be cost prohibitive to develop it.
Commissioner Downing spoke about duties of the Commission.
Maury Mitchell spoke of the meetings with the neighborhood
and of previous plans.
Commissioner Muse asked Mr. Tripplet if the units were going
to be fair market price. Mr. Tripplet responded that they
are going to be tax credit properties, 10% below market
price. Commissioner Muse then asked Ms. Rudd if she had
comments. She stated that she does have one hundred Section
8 units and did not feel that additional units in her area
were competition to her. She continued to state that the
4
July 23, 1998
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: LU98-11-02
vote was close and that there was standing opposition to
this since it was started. The deferral was a result of the
opposition.
Commissioner Berry spoke of polices of the Board concerning
housing.
Commissioner Downing spoke concerning -the directives of the
Board concerning neighborhood plans.
The motion was made by Commissioner Hawn for approval as
submitted. The motion was denied by a vote of 4 ayes,
7 nays and 0 absent.
61
July 23, .998
ITEM NO.: K FILE NO.: Z-6506
Owner:
'Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Macie Reichstadt
Macie Reichstadt
West side of the 2100 Block of
John Barrow Road
Rezone from R-2 to MF -18
Future Multifamily development
9.35± acres
Undeveloped, heavily wooded
SURROUNDING LAND USE AND ZONING
North - Undeveloped, wooded; zoned 0-3 and MF -18
South - Beauty Shop, zoned 0-3; Multiple Multifamily
units, zoned R-5 and MF -12
East - Undeveloped, wooded, zoned 0-1; Single Family,
zoned R-2
West - Multiple unit multifamily development;
zoned MF -12
PUBLIC WORKS COMMENTS
1. Barrow Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. Driveways shall conform to Sec. 31-210 or Ordinance
16,577 on future development.
3. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
4. Stormwater detention Ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. Easements shown for proposed storm drainage are
required.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. John Barrow has a 1996 average daily traffic count of
17,000.
July 23. 998
ITEM NO.: K (Cont.) FILE NO • Z-6506
10. Obtain barricade/street cut permit for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
11. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
12. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
PUBLIC TRANS_P_ORTATION ELEMENT
The site is not located on a LATA bus route. The nearest
routes are located on Kanis Road to the north and West 36th
Street to the south.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The John Barrow, Brownwood Terrace, Twin Lakes and Twin
Lakes "B" Neighborhood Associations were notified of the
rezoning request.
LAND USE ELEMENT
The request is in the I-430 District. The John Barrow
Neighborhoods Plan reviewed the area in 1995-1996. The Plan
recommends the area be Mixed Office Commercial. Prior to
the Neighborhood Plan effort the area was shown for
Multifamily. The Neighborhood was opposed to any additional
multifamily in the area. Thus any area shown for
multifamily and not used or zoned for multifamily was
changed.
Six weeks ago the Planning Commission with the support of
the Neighborhood changed the Plan from residential (Single
Family) to nonresidential (Mixed Office Commercial) in the
3900 block of John Barrow. Staff believes it is appropriate.
to replace this lost residential. Since the area west of
John Barrow from Tanya to Labette is almost totally
multifamily in use and zoning, this location appears
appropriate to serve as the replacement.
A Land Use Plan change is Item No. 4 on this agenda (LU98-
11-02). For additional information about the land use
issues please refer to this item.
STAFF ANALYSIS
The request before the Commission is to rezone the
undeveloped 9.35± acre tract from "R-2" Single Family to
"MF -18" Multifamily District. Although no immediate
E
July 23, )98
ITEM NO.: K (Cont.) FILE NO.: Z-6506
development is proposed for the site, the applicant has
indicated that plans are to develop a multifamily project on
the property.
Staff believes multifamily is appropriate for the site.
Property adjacent to the north is now zoned MF -18 (having
recently been rezoned from MF -12). A conditional use permit
for a nursing home was also recently approved for this MF -18
property. An R-5 zoned apartment complex is located further
to the north. A large multifamily complex is located on the
MF -12 zoned property adjacent to the west and south. An
area of R-4 zoned duplexes is further to the south and
approximately 40 acres of MF -12 and MF -18 zoned property is
south of Tanya Drive. Other properties in the vicinity of
the subject property are zoned 0-1, 0-3 and POD. A large
high school is located on an R-2 zoned tract across Barrow
Road.
Until 1996, the Boyle Park District Land Use Plan
recommended Multifamily for this site. As a result of the
John Barrow Neighborhoods Plan Initiative, the Land Use Plan
for this site was amended to Mixed Office Commercial. Staff
believes it is reasonable to consider restoring multifamily
at this site. There does not appear to be immediate
pressure for additional office/commercial development in the
area. A proposed Land Use Plan amendment from Mixed Office
Commercial to Multifamily is item no. 4 on this agenda
(LU98-11-02).
The proposed MF -18 rezoning request is
existing zoning
predominance of
Road, from the
Street, are now
single family.
recognized this
and use pattern in the
properties on the west
Kanis commercial strip
zoned residential at a
The Land Use Plan had
site as multifamily.
compatible with the
area. The
side of John Barrow
south to West 29th
density higher than
traditionally
STAFF RECOMMENDATION
Staff recommends approval of the requested MF -18 rezoning.
PLANNING COMMISSION ACTION:
(JUNE 25, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that the applicant had, on
June 24, 1998, requested a deferral to the July 23, 1998
commission meeting. Staff stated that the deferral was in
response to neighborhood concerns and staff's suggestion.
3
July 23, 1998
SUBDIVISION
ITEM NO.: R (Cont.) FILE NO.: Z-6506
A motion was made to waive the bylaws and accept the request
for deferral which had -been received less than 5 days prior,
to the hearing, The motion was approved by a vote of 10
ayes, 0 noes and 1 absent.
The item was then placed on the Consent Agenda and deferred
to the July 23, 1998 meeting. The vote was 10 ayes, 0 noes
and 1 absent.
PLANNING COMMISSION.ACTION: (JULY 23, 1998)
Maury Mitchell and Chip Triplett were present representing
the application. There were several objectors present.
Presentation of this item followed a lengthy discussion of
the proposed land use plan amendment (Item "J" on this
agenda, LU98-11-02). The Commission by a vote of 4 ayes, 7
noes and 0 absent denied the Land Use Plan Amendment. In
light of the Commission's action on the Plan Amendment and
in response to neighborhood concerns, staff recommended
denial of the requested MF -18 zoning.
Maury Mitchell and Chip Triplett briefly addressed the
Commission. They each stated that they had no new
information beyond what had been presented during discussion
of the Plan Amendment.
Muskie Harris, of 4201 John Barrow Road, spoke briefly in
support of the rezoning request.
Carol Rudd and George Brown, both representing the John
Barrow Neighborhood Association spoke against the rezoning.
They noted that the recently adopted neighborhood action
plan stated that no new multifamily was needed in the area.
Bobby Minick, of 2603 John Barrow Road, spoke in opposition.
A motion was made to approve the rezoning request. The -
motion was denied by a vote of 1 ayes, 10 noes and 0 absent.
4
July 23, L_J8
ITEM NO.: 1 FILE NO.: S -10 -BB
NAME: Charles Valley Office Park - Preliminary Plat
LOCATION: South side of Huron Lane, approximately 200 feet
east of Green Mountain Drive
DEVELOPER:
ENGINEER:
Rees Development, Inc. McGetrick Engineering
11125 Hinson Road 319 East Markham, Suite 202
Little Rock, AR 72212 Little Rock, AR 72201
AREA: 3.93 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
ZONING• 0-3
PLANNING DISTRICT: 2
CENSUS TRACT: 22.05
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant proposes to subdivide 3.93 acres into 4 lots
for future office developments. The property is zoned 0-3,
General Office District. The applicant is proposing a 40
foot easement running north -south through the center of the
property for access and utilities to Lots 3 and 4.
B. EXISTING CONDITIONS:
The site is currently vacant and heavily wooded. A 50 foot
wide R-2 zoned buffer area is. located along the south end of
this property, with single-family residences located further
south. Single-family residences are also located to the
west along Green Mountain Dr. A mixture of office and
commercial uses are located to the east and north across
Huron Lane.
July 23, �._ j8
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • S -10 -BB
C.
Ea
E.
F.
NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Walnut Valley and Rainwood Cove Neighborhood
Associations were notifiedof thepublichearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show 50 foot access easement with minimum 26 wide street
and sidewalks for access to lots 3 and 4 including a
cul-de-sac to conform to minor commercial standards.
2. Huron Lane is a commercial street, dedicate right-of-way
to 30 feet from centerline.
3. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
4. All driveways shall be concrete aprons per City
Ordinance.
S. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
6. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7. Stormwater detention Ordinance applies to this property.
8. Easements for proposed stormwater detention facilities
are required.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve all lots.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot utility easement is requested
along the east, west and south property lines.
Water: A water main extension.and on-site fire protection
will be required.
Fire Department: No Comment.
County Planning: No Comment received.
CATA• No Comment.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
PA
July 23, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -10 -BB
G. ANALYSIS•
The applicant submitted a revised preliminary plat to staff
on July 8, 1998. The applicant has made the additional
notations on the plat as required by staff and the revision
appears to'address the Subdivision Committee comments.
There should be no outstanding issues.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
the conditions noted in paragraphs D and E of this report.
The 50 foot wide R-2 zoned buffer along the south property
line must remain undisturbed with development of the
property. Temporary fencing must be installed to protect
this area prior to any site work.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the preliminary
plat.
Staff made note of several minor details which needed to be shown
on a revised plat. Staff also noted that the 50 foot wide R-2
zoned buffer along the south property line must remain
undisturbed, and the access easement must stop short of that
area.
Bob Turner, of Public Works, reviewed the Public Works
requirements with the applicant and Committee.
There being no further issues for discussion, the Committee
forwarded the preliminary plat to the full Commission for final
action.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Pat McGetrick was present, representing the application. There
were several persons present with concerns. Staff gave a brief
description of the preliminary plat and a recommendation of
approval with conditions.
Pat McGetrick addressed the Commission in support of the
application. He stated that he had no problem with any of the
conditions placed on the application by staff.
3
July 23, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -10 -BB
Bob Price addressed the Commission with concerns. He stated that
he was not opposed to development of the site as long as the
required buffers are in place.
Terry and Marlene Mahaffey addressed the Commission. The
Mahaffeys also noted concerns relating to the required buffers.
Mrs. Mahaffey stated that the required temporary fences should be
in place to protect the trees within the buffers.
Mr. McGetrick stated that the 50 foot buffer along the south
property line would remain undisturbed and that temporary fencing
to protect this area could be made part of a grading permit.
Jim Lawson, Director of Planning and Development, asked Mr.
McGetrick if the 40 foot area along the west property line could
be designated as an undisturbed buffer area.
Mr. McGetrick agreed to a 40 foot undisturbed buffer along the
west property line.
Russell Lemond also stated that he had concerns relating to the
buffer areas. He said that he would like the areas to be
undisturbed.
Joe Pere also addressed the Commission with concerns relating
to the buffer areas. He also asked about building heights.
Staff reviewed the allowed building height in 0-3 zoning.
There was additional discussion relating to buffer issues.
A motion was made to approve the preliminary plat as recommended
by staff including a 40 foot undisturbed buffer along the west
property line and a 50 foot undisturbed buffer along the south
property line. The motion passed by a vote of 11 ayes and
0 nays.
4
July 23, 1 A
ITEM NO.: 2 FILE NO.: S -45A-33
NAME: Otter Creek Community (Phase IX) - Preliminary Plat
LOCATION: West side of Otter Creek Parkway, approximately
500 feet south of Wimbledon Loop
DEVELOPER•
ENGINEER:
Otter Creek Land Co., LLC. McGetrick Engineering
#1 Otter Creek Ct. 319 East Markham St., Suite 202
Little Rock, AR 72209 Little Rock, AR 72201
AREA: 2.50 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 300
ZONING• MF -6
PLANNING DISTRICT: 16
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
1. A variance from the ordinance required 50 foot setback of the
cul-de-sac from the southern property line.
A. PROPOSAL•
The applicant proposes to subdivide 2.50 acres into 6 lots
with 300 linear feet of new street. The property is zoned
MF -6 (Multifamily District) and the applicant proposes to
construct a duplex on each lot.
B. EXISTING CONDITIONS:
The property is currently vacant and heavily wooded. The
Otter Creek Elementary School is located to the east across
Otter Creek Parkway. There is an AP&L power line easement
located along the north property line with single-family
residences further north. The property to the west is
vacant and heavily wooded. A creek is located to the south
with single-family residences located just further south.
July 23, , j8
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S -45A-33
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Otter Creek Neighborhood Association was
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention Ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. Show floodway and floodplain on preliminary plat with
minimum floor elevations.
7. Variance is required when a cul-de-sac terminates less
than 50 feet from property line.
8. Otter Creek has a 1996 average daily traffic count of
3,200 ADT.
9. Restrict access to Otter Creek Parkway for Lot 1 and 5.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: A water main extension will be required.
Fire Department: Show fire hydrants on preliminary plat.
County Planning: No Comment 'received.
CATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
2
July 23, 1 8
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S -45A-33
G. ANALYSIS•
The applicant submitted a revised preliminary plat to staff
on July 8, 1998. The revision appears to address the
concerns raised by staff and the Subdivision Committee.
The applicant has shown the floodway location and a platted
building line 25 feet from the floodway. The applicant has
noted that there will be no direct access to Otter Creek
Parkway for Lots 1 and 5.
According to the Subdivision Ordinance Section 31-202(a),
"where a street does not extend to the boundary of a
subdivision, and its continuation is not necessary for
access to adjoining property, its terminus shall not be
closer than fifty (50) feet to such boundary." The
applicant is requesting a variance from this ordinance
requirement as the cul-de-sac is proposed to be seven (7)
feet from the southern property line. A creek and floodway
are located south of this property.
Otherwise, to staffs knowledge, there are no further issues
-remaining to be resolved. The preliminary plat should have
no adverse effect on the surrounding properties.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
the following conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Utility and Fire Department Comments
3. Staff recommends approval of the requested variance to
allow the cul-de-sac to be located closer than 50 feet
to the southern property line.
SUBDIVISION COMMITTEE COMMENT:
-Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the preliminary
plat.
Staff made note of several minor details which needed to be shown
on a revised preliminary plat. It was noted that all of the lots
exceed the minimum lot size as required by ordinance.
Bob Turner, of Public works, reviewed the Public Works
requirements with the applicant and Committee. He noted that a
variance needed to be requested for the cul-de-sac, since it
terminates less than 50 feet from the property line. It was also
3
July 23, 1Y98
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S -45A-33
noted that access to Lots 1 and 5 should be from the cul-de-sac
and not Otter Creek Parkway.
Mr. Turner also noted that the floodway and floodplain needed to
be shown on the preliminary plat and a 25 foot platted setback
from the floodway should be shown if the floodway line actually
crosses this property. He also stated that minimum floor
elevation should also be shown.
After the brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission for
final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
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
10 ayes, and 1 nay.
4
July 23, ' 18
ITEM NO.: 3 FILE NO.: S-1205
NAME: Shackleford West Office Park - Preliminary Plat
LOCATION: West side of Shackleford Road, approximately 1/2 mile
south of Colonel Glenn Road
ENGINEER•
William A. Brandon McGetrick Engineering
15021 Spring Club Rd. 319 East Markham St., Suite 202
Little Rock, AR 72065 Little Rock, AR 72201
AREA: 4.46 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING• I-1
PLANNING DISTRICT: 12
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED:
The applicant needs to request a variance for reduced platted
building setback lines (north and east sides).
A. PROPOSAL:
The applicant proposes to plat 4.46 acres into a single lot
for an office/warehouse development. No new streets are
proposed. The property is zoned I-1 and will require a
zoning site plan review for development (see item #12, 2-
6519 on this agenda).
B. EXISTING CONDITIONS:
The site is mostly cleared with few trees remaining. It
appears that some site work and filling has been done in the
past.
A Little Rock Water Works facility exists across Clearwater
Drive to thewest with Capitol City Packaging located across
Clearwater Drive to the north. The R-2 zoned property to
the south is vacant and heavily wooded as is the I-1
property located across Shackleford Road to the east.
July 23, . J8
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO S-1205
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The John Barrow, Westwood and Pecan Lake
Neighborhood.Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shackleford Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
2. Clearwater is a commercial street. Dedicate right-of-
way to 30 feet from centerline.
3. Provide design of streets conforming to "MSp" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
4. A 20 feet radial dedication of right-of-way is required
at the corner of Shackleford and Clearwater.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: On-site fire protection may be required. An
acreage charge and a Development Fee apply for water
connections based on the size of the connection. Right
of access off Clearwater Dr., which is a private street,
needs to be worked out.
Fire Department: No Comment.
County Planning: No Comment received.
LATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
K
July 23, 1 8
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO • S-1205
G. ANALYSIS•
The applicant submitted a letter to staff on July 7, 1998
requesting that the preliminary plat be deferred to the
September 3, 1998 agenda.
The following outstanding issues need to be resolved prior
to the Subdivision Committee meeting on August 13, 1998:
1. Submit 3 copies of a revised preliminary plat to staff
with the following additional items noted:
a. Source of title
b. Storm drainage analysis
C. Name of any recorded Subdivision abutting the plat
area.
d. Names of all abutting property owners.
e. Zoning within the plat boundary.
2. The right of access off of Clearwater Drive, which is a
private drive, needs to be worked out.
3. The applicant needs to request a variance for reduced
platted building setback lines along the east and north
property lines (70 foot setback required along the east
property line, 50 feet. proposed; 30 foot setback
required along the north property line, 25 feet
proposed).
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the preliminary
plat.
Staff noted several minor details which needed to be shown on a
revised preliminary plat. Staff also noted that the issue of
access off Clearwater Drive needed to be worked out. The
applicant was informed that he needed to request a variance for
reduced platted building setback lines.
Bob Turner, of Public Works, briefly reviewed the Public Works
requirements with the Committee.
Mr. Lowe, being aware that the site plan (Z-6519) associated with
this plat contained a number of issues which needed to be
resolved, stated that the preliminary plat would be deferred with
the site plan in order to resolve the outstanding issues
3
July 23, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1205
associated with both items. The Committee was in agreement with
the deferral request.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
4
July 23, . 8
ITEM NO.: 4 FILE NO.• S-1207
NAME: KNE Replat (Lot 1R) - Preliminary Plat
LOCATION: East side of Butler Road at Strickland Cove
DEVELOPER:
ENGINEER:
KNE Corporation McGetrick Engineering
C/o Bozeman and Assoc. 319 East Markham St., Suite 202
415 N. McKinley Street Little Rock, AR 72201
Little Rock, AR 72205
AREA: 7.40 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-5
PLANNING DISTRICT: 13
CENSUS TRACT: 20.02
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to replat Lots 1-14, Strickland Cove
Addition and Tract 9 (except the North 122 feet), Leigh and
Butler Acres Addition into a single lot. The 7.40 acre site
contains a number of existing multifamily buildings, most of
which are vacant and boarded up. Due to the fact that a
single lot will be created containing multiple structures, a
subdivision site plan review will be required (see Item #11,
S -1207-A on this agenda). The applicant proposes to abandon
Strickland Cove as part of the preliminary plat and site
plan review requests.
B. EXISTING CONDITIONS:
The 7.40 acre site contains 15 multifamily residential
structures, most of which are vacant and boarded -up. It
appears that. one and possibly two of the structures are
currently occupied.
Single-family residences are located to the north along
Allyson Circle with additional single-family residences and
July 23, 98
SUBDIVISION
ITEM NO.: 4(Cont.) FILE NO S-1207
C.
LM
E.
F.
G.
vacant property to the west across Butler Road. Additional
multi -family residences are located to the south with a
trucking facility (zoned I-2) located to the east.
NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Geyer Springs and Wakefield Neighborhood
Associations were notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy. Strickland Cove will need to be improved to
commercial standards with two sidewalks.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Butler Road -is a commercial street; dedication .of right-
of-way to 30 feet from centerline will be required.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: 6" sewer main located on site. Contact Little
Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: Existing public fire hydrant will become private.
Developer must sign a Private Fire Hydrant Contract with
the Water Works.
Fire Department: No Comment.
County Planning: No Comment received.
LATA: No Comment.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
ANALYSIS•
The applicant submitted a letter to staff on July 7, 1998
requesting that the preliminary plat be deferred to the
September 3, 1998 agenda.
2
July 23, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1207
The following items need to be shown on a revised
preliminary plat and 3 copies submitted to staff prior to
the Subdivision Committee meeting on August 13, 1998:
a. Name and address of landowner/subdivider and source of
title
b. Source of water supply and wastewater disposal
c. Contours
d. Storm drainage analysis
e. Names of recorded subdivisions abutting the plat area
f. Names of owners of unplatted tracts and names of owners
of platted tracts in excess of 2 1/2 acres which abut
the plat area.
g. Zoning of property and abutting property
h. Location of PAGIS Monument
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the preliminary
plat.
Staff made note of several minor details which needed to be shown
on the plat.
The Public Works requirements were reviewed by the Committee.
The proposed abandonment of Strickland Cove was briefly
discussed.
There being no further issues for discussion, the Committee
forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
3
July 23, ' 8
ITEM NO.: 5 FILE NO.: Z -2457-B
NAME: Marvin Gardens Townhomes -- Short -Form PD -R
LOCATION: East end of Ohio Street at the north end
of Florida Avenue
DEVELOPER: ENGINEER•
Square Deal Builders, LLC Robert D. Holloway
Jim Harney 200 Cagey Dr.
101 East Washington Maumelle, AR 72113
No. Little Rock, AR 72114
AREA: 1.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-5 ALLOWED USES: Multifamily Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
The property is currently zoned R-5 and would allow a multifamily
development of this size with a subdivision site plan review.
However, the applicant is proposing to sell each individual
residential unit, including the land under the unit. Therefore,
the property must be rezoned to PD -R. As part of the PD -R
rezoning, the applicant will file a final plat (staff -level) at a
later date.
A. PROPOSAL/RE VEST:
The applicant is proposing construction of a multifamily
development at the east end of Ohio Street (at the north end
of Florida Avenue). The townhouse project will consist of
22 residential units on 1.25 acres. The applicant states
that the units will be individually owned, where title to
the land under the unit would be conveyed. The remaining
property (common areas) will be owned by the property owners
association.
The applicant notes that if they are unable to sell the
units after an honest effort and reasonable time, the
July 23, : 8
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO Z 2457 B
project would then be completed as rental units under a
single ownership. The applicant envisions beginning with a
three -unit building as a model, with future construction to
begin only after a percentage of the units within each
building have been presold.
B.
C.
D.
The 22 unit development is proposed as five separate
buildings to be located around the perimeter of the site,
with a common parking area located in the center of the
site. The main access to the property will be from Ohio
Street. A second.driveway is proposed from Florida Avenue
which will access a smaller parking lot serving the six unit
building at the south end of the property. This building
will have garages which will be accessed from this smaller
parking lot.
The buildings will be two -stories in height with each
individual residential unit containing approximately 1,200
square feet. The building located along the north perimeter
and the building located furthest south will contain 6
residential units each. Two buildings, one 4 -unit and one
3 -unit, will be located along the east side of the property
with a 3 -unit building located along the west boundary.
EXISTING CONDITIONS:
The site has been mostly cleared of trees in the past and is
partially overgrown with weeds and vines. Some site work
(filling and grading) has taken place.
Multifamily residences are located east of the site, with a
mixture of multifamily residential, single-family
residential and a Montessori School to the west along the
north and south sides of Ohio Street. Single-family and
two-family residences are located to the south, along
Indiana Avenue. The property to the north along Cantrell
Road contains a mixture of commercial uses.
NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Evergreen, Normandy -Shannon, and Meriwether
Neighborhood Associations were notified of the public
hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate additional right-of-way for turnaround and
construct it with planned development to public street
standards.
FA
July 23, )8
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO Z 2457 B
E.
F.
2. Public Works
Street from
property (20
suggests that the applicant resurface Ohio
Georgia Street to the entrance of the
feet wide).
UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING.
Wastewater: Existing sewer main located on site.
Developer required to relocate any main necessary to
construct proposed project. Developer shall be
responsible for the integrity of existing mains at all
times during construction of this project. All
relocation and repair of existing mains shall be at the
Developer's expense.
AP&L: No Comment received.
ARBA: No Comment received.
Southwestern Bell: A 10 foot utility easement is requested
around the entire perimeter of the property (all sides).
Water: Easements will be required. Fire hydrant shown to
be removed must stay. Any relocation of existing water
facilities will be at the developer's expense. Care must
be taken to protect existing facilities. 12" main
doesn't extend south of the 24'. main.
Fire Department:
County Planning:
CATA• No Comment.
No Comment.
No Comment received.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the West Little Rock District. The
recommends Multifamily (MF). There is no ongoing
neighborhood plan effort in the area. The site is
zoned R-5 -- Urban Residential. The proposed use
Multifamily. There is no Land Use Plan issue.
Landscape Issues:
Plan
currently
is
The proposed 6 foot wide land use buffer along the southern
perimeter is 10 1/2 feet below the 16 1/2 full width
required (the minimum requirement with transfers is 11
feet).
A 6 foot high opaque wood fence with its face side directed
outward or dense evergreen plantings are required along the
3
July 23, ; 8
SUBDIVISION
ITEM NO.: 5_ (Cont ) FILE NO Z 2457 B
southern perimeter of the site and along that portion of the
western perimeter that abuts a single family use.
The dumpster must be screened to a height at 8 feet on three
sides.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on July
8, 1998. The revised site plan appears to address all of
the issues raised by staff and the Subdivision Committee.
The applicant indicates that the buyer of each individual
unit will have an option for a 3 foot by 12 foot "kick -out"
addition to the unit. The addition would be at the rear of
each unit and extend to the second floor. The applicant has
shown the possible additions on the revised site plan.
To staffs knowledge, there are no further issues to be
resolved. The proposed development should have no adverse
effect on the neighborhood.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -R subject to the
following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F of this report.
2. The applicant must file a final plat with staff before a
building permit will be issued.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Jim Harney and Bob Holloway were present, representing the
application. Staff briefly described the project.
Staff noted several items which needed to be shown on a revised
site plan. These items included building heights, details on
retaining walls, screening and signage.
The required buffer along the south property line was briefly
discussed. It was determined that an 8 foot buffer along this
property line would be sufficient, with transferring the
remaining buffer width requirement to other areas of the site.
4
July 23, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -2457-B
The applicant noted that both entrances to the site would be
gated.
Bob Turner, of Public Works, briefly reviewed the Public Works
requirements with the Committee. He noted that the resurfacing
of Ohio Street was a suggestion and recommendation, but not a
requirement.
The applicant noted that the access drive for the dumpster could
be used as a turnaround for other vehicles. The gate will be
located east of this proposed turnaround.
After the discussion, the Committee forwarded the rezoning
request to the full Commission for resolution.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
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
11 ayes, and 0 nays.
A
July 23, a 8
ITEM NO.: 6 FILE NO.: Z -4790-A
NAME: Concert Staging -- Long -Form PD -I
LOCATION: 9823 Hilaro Springs'Road
DEVELOPER•
ENGINEER•
Mike Pinner Laha Engineers, Inc.
9823 Hilaro Springs Rd. P. O. Box 190251
Little Rock, AR 72209. Little Rock, AR 72219-0251
AREA: 8.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2/Nonconforming I-2
ALLOWED USES: Single -Family Residential,
Light Industrial
PROPOSED USE: Light Industrial
VARIANCES/WAIVERS REQUESTED:
1. Variance from the required 25 foot setback from the floodway.
2. Waiver of half street improvements, including sidewalk, to
Hilaro Springs Road.
BACKGROUND:
The property at 9823 Hilaro Springs Road is zoned R-2 and has a
nonconforming I-2 status. The property was annexed into the City
of Little Rock on April 29, 1985. The property has had a light
industrial use on it for a number of years.
Concert Staging Services, Inc. is a full service staging and
production service company specializing in festivals, corporate
sponsored tours and conventions, sporting and special events.
They have been located at 9823 Hilaro Springs Road for over 8
years and in Central Arkansas for over 20 years.
A. PROPOSAL/REQUEST:
The applicant is requesting rezoning of the property to PD -I
for the purpose of expanding the present facility. The site
currently contains a 7,500 square foot building, of which
July 23, : 8
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • Z -4790-A
2,500 square feet is office space and 5,000 square feet is
maintenance area. The building is 24 feet in height. There
are two small storage buildings and an old mobile home all
of which will be removed from the site. There is also a
large area of asphalt and concrete which is used for parking
and outdoor storage of materials. The majority of the
property is located in the floodway as noted on the attached
site plan.
The applicant proposes to construct an 11,250 square foot
building along the north property line of the site. The
proposed building will have 11,000 square feet of warehouse
and maintenance area and 250 square feet of shop office
space with a maximum height of 29 feet. The new building
will be used for fabrication of new equipment and the
maintenance of existing equipment. The 5,000 square feet of
maintenance area within the existing building will become
warehouse space.
The new building is proposed to be located just outside the
floodway and along the north property line. The applicant
is requesting a variance from the required 25 foot setback
from the floodway. The applicant is proposing a setback of
7 feet.
The applicant is also requesting a waiver of the required
half street improvements including 5 foot sidewalk to Hilaro
Springs Road.
B. EXISTING CONDITIONS:
As noted in paragraph A, the site contains a 7,500 square
foot building which houses the Concert Staging Services
offices and maintenance facility. There are three smaller
structures on the site which will be removed. There is also
an area of outdoor storage located on the east and north
side of the office/maintenance building. There are two
detention ponds on the site and the Little Fourche Creek
runs through the south portion of the property.
The properties to the north, east and west (across Hilaro
Springs Road) are all zoned R-2 and are vacant and mostly
wooded. The property south of the site contains a single-
family residence and is located outside the city limits and
is not zoned.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Upper Baseline Neighborhood Association was
notified of the public hearing.
E
July 23, 1 8
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • Z -4790-A
Im
E.
F.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs Road is listed on the Master.Street Plan
as a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 -foot sidewalks with planned
development or provide in -lieu payment.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention Ordinance applies to this property.
5. Hilaro Springs Road has a 1995 average daily traffic
count of 1,700 ADT.
6. Dedicate main floodway channel to the city.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: Contact the Water Works if additional water service
is required.
Fire Department: No Comment.
County Planning: No Comment received.
CATA• No Comment.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Geyer Springs East District. The Plan
recommends Park/Open Space for the location. There is no
neighborhood plan effort underway in the area. The property
owner previously requested a Plan change for the site.
After lengthy discussion the Planning Commission rejected a
Plan change. This decision was largely due to the floodway
involvement on this site. With no other industrial use, the
floodway issue and Parks Plan (second priority) green finger
designate, Staff and the Commission indicated it was not
appropriate to change the Plan.
However the use is existing and has been a "good neighbor".
Staff and the Commission indicated that with the unique
circumstances of this site use of a Planned Zoning District
3
July 23, ; 8
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • Z -4790-A
G.
iM
to allow the continued use of the site would appear
appropriate. The application must be carefully reviewed for
its treatment of adjacent property and allowance for an open
green way along the Little Fourche.
Landscape Issues:
A 6 foot high opaque screen is required along the site's
northern perimeter. This screen may be a wooden fence with
its face side directed outward or dense evergreen plantings.
The floodway area should be excluded from this requirement.
ANALYSIS•
The applicant submitted a revised site plan to staff on
July 8, 1998. The applicant has made several additional
notes on the plan as required by staff.
The revised plan shows 46 parking spaces. The ordinance
would typically require 31 spaces for the proposed
development.
There is one existing ground -mounted sign on the site. No
new signage is proposed.
The applicant notes that the typical hours of operation will
be from 8:30 a.m. to 5:30 p.m., Monday through Friday. The
applicant also notes that the main floodway channel of the
creek as well as the additional right-of-way for Hilaro
Springs Road will be dedicated as required by Public works.
To staff's knowledge, the only issue remaining to be
resolved is the requested waiver of one-half street
improvements to Hilaro Springs Road. This will require
discussion by the full Commission.
STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -I rezoning subject to
the following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F of this report.
2. Staff recommends approval of the variance for reduced
setback from the floodway.
3. Staff recommends denial of the
one-half street improvements to
4
waiver of
Hilaro Springs Road.
July 23, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z -4790-A
SUBDIVISION COMMITTEE COMMENT:
Jerry Fitzpatrick was present, representing the application.
Staff gave a brief description of the PD -I.
Staff noted several items which needed to be shown on the site
plan, including signage, building heights and individual parking
spaces. It was noted that a variance from the required setback
from the floodway would be required.
Bob Turner, of Public Works, reviewed the Public Works
requirements with the Committee. Street improvements to Hilaro
Springs Road was briefly discussed. Mr. Turner indicated that a
15% in -lieu payment could be made for the improvements. It was
also noted that the main channel of the creek should be dedicated
to the city as floodway.
After the brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission for
resolution.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the August 6, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the August 6, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
5
July 23, )8
ITEM NO.: 7 FILE NO.: Z -5003-A
NAME: Pinnacle Valley Office -- Short -Form PD -O
LOCATION: Northwest corner of Pinnacle Valley Road
and Highway 10
DEVELOPER: ENGINEER:
Bill Lusk White-Daters and Associates
#7 Berwin Dr. 401 Victory Street
Little Rock, AR 72227 Little Rock, AR 72201
AREA: 0.92 Acres
NUMBER OF LOTS:
1 FT. NEW
STREET: 0
ZONING: R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED:
1. Variance for reduced setback (less than 25 feet) from the
floodway.
2. Waiver of one-half street improvements to Pinnacle Valley
Road.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a 3,300 square foot
office building and small parking lot on the property at the
northwest corner of Pinnacle Valley Road and Hwy. 10. The
property contains an old church building and a mobile home,
both of which will be removed with development of the
property.
There is floodway which runs through the center of the
property, as noted on the site plan. The applicant proposes
to construct the building and parking area up to the
floodway line (0 foot setback). Therefore, the applicant is
requesting a variance from the required 25 foot setback from
the floodway.
The proposed use of the property is office. The applicant
proposes the remaining 0-3 (General Office District)
permitted uses as alternate uses.
July 23, 1. 8
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z -5003-A
The applicant is also requesting a waiver of the required
one-half street improvements to Pinnacle Valley Road.
B. EXISTING CONDITIONS:
The partially wooded site contains an old church building
and an old mobile home, as noted above. The church has been
vacant for over a year.
Ison Creek is located along the south portion of the
property with Capers Restaurant located further south along
the north side of Hwy. 10. Single-family residences are
located east and north of the site along the east side of
Pinnacle Valley Road. A single-family residence and vacant
wooded property is located north and west of the site along
the west side of Pinnacle Valley Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative neighborhood comments as of
this writing. The Westbury and Secluded Hills Neighborhood
Associations were notified of the public hearing. .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pinnacle Valley Road is listed on the Master Street Plan
as a minor arterial. A dedication of right-of-way to.45
feet from centerline is required.
2. Dedicate floodway to the City.
3. Any construction, including landscaping, will require
Corps of Engineers and FEMA approval.
4. Stormwater detention Ordinance applies to this property.
Ordinance requires 25 foot building setback from
floodway. Construct one-half street improvements or pay
15% in -lieu.
5. Pinnacle Valley Road has a 1996 average daily traffic
count of 2,400 ADT.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
E
July 23, L 8
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z 5003 A
Water: Contact the Water Works if additional water service
is required. Acreage charge of $150 per acre may apply.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the River Mountain District. The Plan
recommends Transition and Park/Open Space. The River
Mountain Neighborhoods Plan did not propose any Land Use
Plan changes (approved in May 1998). The proposal is for an
office use. With single family use to the east and north,
care must be given in reviewing signage, parking layout,
dumpster location and massing. Because of the site location
off Cantrell Road, no drive-in or -through facilities should
be included. Ison Creek is a priority two green finger, if
area is not provided with this application then the
opportunity will be lost.
Landscape Issues:
The proposed parking lot nearest Pinnacle Valley Road does
nor provide for the 6 foot wide on site landscape buffer
required by the zoning and landscape ordinances.
The proposed parking area along the southern perimeter
extends over into the adjacent property and in that area
does not allow for the 6 foot wide landscapes buffer
required. Additionally, the proposed parking lot within the
western area of the property does not provide for the
minimum 6 foot wide landscape buffer along a portion of the
western and northern site perimeters.
A 6 foot high opaque screen is required along the sites
northern, western and southern perimeters adjacent to
residential zoned properties. This screen may be a wooden
fence with its face side directed outward or dense evergreen
plantings.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
3
July 23, _ 8
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z -5003-
G.
-5003
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
July 8, 1998. The revised site plan addresses most of the
concerns raised by staff and the Subdivision Committee. The
applicant has taken all proposed improvements (drives and
parking) out of the floodway area.
The following minor details need to be shown on a revised
site plan:
1. Building's height
2. Six foot landscape buffer between parking area and
Pinnacle Valley Road right-of-way
3. Signage
4. Screening fence
S. Drop last two parking spaces (last space on each side)
from parking lot and provide back out area.
The applicant has noted that the floodway located on this
Property will be dedicated as an easement. The Parks and
Recreation Department was contacted by staff regarding this
issue and had no objection to dedication of the floodway in
this manner. It was noted that this area should remain in
its current, natural state.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -0 subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E, F
and G of this report.
2. The floodway area within this property will need to be
dedicated as an easement and remain in its current,
natural state.
3. Staff recommends approval of the requested variance for
reduced setback from the floodway.
4. Staff recommends denial of the requested waiver of
one-half street improvements to Pinnacle Valley Road.
5. The parking on this property is not to be used for
overflow parking for the restaurant to the south.
4
July 23, 1998
SUBDIVISION
ITEM NO.: 7
(Cont.)
FILE
NO.:
Z -5003-A
SUBDIVISION
COMMITTEE COMMENT:
(JULY
2,
1998)
Tim Daters was present, representing the application. Staff gave
a brief description of the proposal.
Staff noted that the parking and driveway shown within the
floodway would need to be removed. Staff also noted several
minor details which needed to be shown on the site plan.
Mr. Daters noted that none of the parking on this site would be
used as overflow parking for Capers Restaurant.
The Public Works requirements were briefly discussed. It was
noted that Pinnacle Valley Road would possibly have a future
alignment which moves the right-of-way further north and east,
straightening out the existing curve. Mr. Daters was asked to
check with the county on the future alignment and determine
whether or not to make it part of the proposal.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Commission voted to waive their bylaws and accept the request
for deferral (being less than 5 working days prior to the public
hearing) with a vote of 11 ayes and 0 nays.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
5
July 23, 18
ITEM NO.-: 8 FILE NO.• Z-6518
NAME: The Manor House -- Short -Form PRD
LOCATION: 2400 Broadway
DEVELOPER: ENGINEER:
Anne W. Jarrard John D. Jarrard, Architect
2400 Broadway 1700 Spring Street
Little Rock, AR 72206 Little Rock, AR 72206
AREA: 0.40 Acres
NUMBER
OF LOTS:
1 FT.
NEW
STREET: 0
ZONING: R-4
ALLOWED
USES:
Single -Family
and
Two -Family
PROPOSED USE: Single -Family residence and
house tours, teas, luncheons
and small group meetings
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
The residential structure at 2400 Broadway was constructed in
1921. It was designed by Thomas Haring and is designated a
historic structure by the Quapaw Quarter Association and listed
in the U. S. Department of Interior's National Register of
Historic Places.
A. PROPOSAL/REOUEST:
John and Anne Jarrard currently occupy and maintain the
structure as a single-family residence. The Jarrards
propose to continue to maintain the entire structure as a
single-family residence and open the first floor of the
structure (approximately 2,500 square feet) for historic
home tours and small group activities. The small group
activities will consist of group meetings, teas, luncheons,
bridal showers, etc. for groups up to 30 people. Food for a
tea or luncheon would be prepared off-site and delivered
ready to serve.
All improvements to the site are existing and no new
construction is proposed. A small concrete parking area
between the main structure and the garage and the concrete
July 23, . 8
SUBDIVISION
ITEM NO.: 8_ (Cont ) FILE NO K-6518
driveway are proposed to be used for parking. There is also
on -street parking in the area which will be utilized.
The hours of operation will depend on the type of event
(i.e. garden tour, board meeting, business breakfast or
lunch). The applicant anticipates most events to be during
the day and last for up to three hours. The applicant
states that no meetings would begin before 7:30 a.m. nor
last beyond 10:00 p.m. No signage is proposed for the site.
B. EXISTING CONDITIONS:
The site contains a two-story brick and frame residential
structure with a smaller two-story brick and frame garage
structure located in the southwest corner of the property.
The second floor of the garage structure is occupied as an
apartment. There is a concrete drive from West 24th Street
used to gain access to the property and a small parking area
between the main structure and garage.
The general area contains a mixture of residential and
commercial uses and zoning. The Big Apple Event Center is
located to the east, across Broadway with single-family
residences to the west along Arch Street. Other commercial
uses are located along Broadway to the north and along
Roosevelt Road to the south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Downtown, East of Broadway, Busy Bee and
Meadowbrook Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
2. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
3. Plans of all work in -right-of-way shall be submitted for
approval prior to start of work.
4. Provide legal survey show streets right-of-way and
centerlines.
5. Broadway Street has a 1996 average daily traffic count
of 5,900 ADT.
2
July 23, )8
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO Z-6518
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: Contact the Water Works if additional water service
is required.
Fire Department: No Comment.
County Planning: No Comment received.
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Central City District. The Plan
recommends Mixed Use. There is a Neighborhood Plan effort
under way -- Downtown Neighborhood Plan. The proposal is a
mix of residential and nonresidential. The exterior of the
structure will remain residential in appearance. This
application appears to be consistent with the intent of
Mixed Use.
Landscape Issues:
No additional landscaping necessary. This sites residential
character should continue to be maintained.
G. ANALYSIS•
Given the use mix in this general area, staff has no problem
with the applicant's proposed use of the property. The
site's residential character should continue to be
maintained and the structure should continue to be occupied
as a residence.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PRD subject to the
following conditions:
1. Compliance with the Public Works Comments
2. The structure must be maintained and occupied as a
single-family residence.
3
July 23, 1y08
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6518
SUBDIVISION COMMITTEE COMMENT:
John and Anne Jarrard were present, representing the application.
Staff gave a brief description of the proposed rezoning.
Mrs. Jarrard indicated that she would submit a letter to staff
discussing the typical hours of operation. She noted that there
would be no new signage.
Bob Turner, of Public Works, noted that any damaged curb and
gutter or sidewalks must be repaired or replaced. He also noted
that a legal survey was needed to determine if any additional
right-of-way needs to be dedicated. Mrs. Jarrard provided
Mr. Turner with the survey.
There being no further issues for discussions, the Committee
forwarded the issue to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
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
within the Consent Agenda for approval
A motion to that effect was made. The
11 ayes, and 0 nays.
4
Commission for inclusion
as recommended by staff.
motion passed by a vote of
July 23, 1 .8
ITEM
NO.• 9
FILE NO.:
S-1204
NAME:
Magnolia Park Apartments
- Subdivision Site Plan
Review
LOCATION: Just north of the northwest corner of John Barrow
Road and Morris Manor Dr.
ENGINEER•
Barrow Road Partners, L.P. White-Daters and Associates
2001 Airport Rd., Suite 304 401 Victory Street
Jackson, MS 39208 Little Rock, AR 72201
AREA: 9.30 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2, Proposed MF -18
ALLOWED USES: Single -Family Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED:
Waiver of additional right-of-way dedication for Barrow Road.
BACKGROUND•
The application is before the Planning Commission due to the fact
that the proposed development contains multiple structures. A
land use plan amendment and a rezoning from R-2 to MF -18 are also
on this agenda (items J and K).
A. PROPOSAL/REOUEST:
The applicant proposes to construct 18 multifamily
structures on the site with 293 total parking spaces. There
will be a total of 144 dwelling units on the site. The
multifamily buildings will be two -stories each and have an
average height 20.5 feet. An office building with pool and
playground, a postal building (mailboxes) and the dumpster
with trash drop-off area will be located near the northeast
corner of the.development, along Barrow Road. The
development will be fenced with double gates at the
northernmost access drive and single gates .at the exit drive
and southern access drive.
July 23, )8
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO S 1204
B. EXISTING CONDITIONS:
The site is currently vacant and heavily wooded.
Multifamily residences are located to the south with a
beauty shop located at the northwest corner of Barrow Road
and Morris Manor Drive. Other multifamily residences are
located to the west and undeveloped multifamily zoned
property is located to the north. Single-family residences
and undeveloped, wooded property is located to the east,
across Barrow Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The Twin Lakes, Twin Lakes B, John Barrow and
Brownwood Terrace Neighborhood Associations were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Barrow Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention Ordinance applies to this property
show preliminary design of detention basin.
6. Easements for proposed stormwater detention facilities
are required.
7. Barrow Road has a 1996 average daily traffic count of
7,400 ADT.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, Capacity Contribution fee
will be charged for this project.
AP&L: No Comment received.
ARKLA: No Comment received.
2
July 23, . )8
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • S-1204
Southwestern Bell: A 5 foot utility easement is requested
along the north and south property lines and a 10 foot
utility easement is requested along the west property
line.
Water: On-site fire protection is required.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
If dumpsters are to be used their locations must be shown
and they must be screened on three sides to a height of 8
feet.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
The City Beautiful Commission recommends saving as many
existing trees as feasible. Extra credit toward fulfilling
landscape ordinance requirements can be given when saving
trees of 6 inch caliper or larger.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
July 8, 1998. The revised site plan appears to comply with
the comments made by staff and the Subdivision Committee.
All of the proposed buildings meet or exceed the setbacks
required for.MF-18 zoning. The density also conforms to the
ordinance allowance (15.4 units per acre proposed, 18 units
per acre allowed). The number of parking spaces also
exceeds the ordinance requirement (216 parking spaces
3
July 23, : 8
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO S 1204
required, 293 total parking spaces proposes - 2.03 spaces
per unit).
The applicant is requesting a waiver of additional right-of-
way dedication for Barrow Road (approximately 10 feet).
Instead, the applicant proposes to dedicate this area as an
easement to be used for utilities, drainage and sidewalk..
Public works has indicated support of this proposal.
To staff's knowledge, there are no further issues remaining
to be resolved.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. The property must be rezoned to MF -18.
3. Any site lighting must be low-level and directed away
from adjacent property.
4. There is to be no clearing of the site until a building
permit is issued.
5. Staff recommends approval of the waiver of additional
right-of-way dedication. This area will be dedicated as
an easement for utilities, drainage and sidewalk.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Joe White was present, representing the application. Staff gave
a brief description of the site plan.
Staff noted several minor details which needed to be shown on the
site plan.
Bob Turner, of Public Works, reviewed the Public Works
requirements with the Committee. There was a brief discussions
concerning the design of the main entrance area. The issue of
double gates was discussed and Mr. White explained how the double
gates would work. Mr. White noted that the northernmost entrance
drive would be widened to 18 feet as required by Public Works.
Mr. Turner noted that the turnaround within the entrance should
be wider to accommodate large trucks which will service the
dumpster. .
4
July 23, 1y08
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: S-1204
After the discussion, the Committee forwarded the site plan to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Joe white was present, representing the application. Mr. White
asked for a deferral of the site plan to allow time for the
applicant to appeal the denial of the proposed land use plan
amendment and rezoning to the City Board.
A motion was made to defer the item to September 3, 1998. The
motion passed by a vote of 11 ayes and 0 nays.
5
July 23, ' 8
ITEM NO.• 10 FILE NO.• 5-1206
NAME: College Station Community Complex - Subdivision
Site Plan Review
LOCATION: South side of Frazier Pike, between Franklin
and College Streets
DEVELOPER: ARCHITECT:
College Station/Pulaski County Architecture Innovations Group
c/o Ron Woods 2200 S. Main Street
2200 S. Main Street Little Rock, AR 72206
Little Rock, AR 72206
AREA: 2.95 Acres
ZONING: Not zoned
NUMBER OF LOTS• 1
ALLOWED USES:
FT. NEW STREET: 0
PROPOSED USE: Clinic and Community Center
VARIANCES/WAIVERS REQUESTED:
1. Deferral of right-of-way dedication to Frazier Pike and
radial dedications as required by Public Works
2. Deferral of one-half street improvements to Frazier Pike,
College Street and Southern Street
BACKGROUND•
The proposed site is located within College Station. The
property is outside the City's zoning jurisdiction, but within
the City's subdivision jurisdiction. Due to the fact that a
multiple building site plan is proposed, Planning Commission
approval is required as per the City's Subdivision Ordinance.
A. PROPOSAL/REQUEST:
The applicant is proposing to construct a 5,122 square foot
community center and a 7,361 square foot clinic with 51
parking spaces on 2.95 acres. The proposed College Station
Health Clinic would replace the clinic which was destroyed
by the 1997 tornado.
July 23, 18
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • S-1206
The clinic has offices for five (5) physicians and one (1)
dentist, and is located near the northeast corner of the
property. The proposed community center is located within
the southern half of the site.
There is a large circular drive area with 15 parking spaces
located at the front of the property with access from
Frazier Pike. The remaining parking spaces are located at
the rear of each building with access from Southern Street.
B. EXISTING CONDITIONS:
The site is currently vacant and mostly grass covered.
There are no trees on the site. A mixture of single-family
residential and commercial uses as well as a church are
located to the north across Frazier Pike. Single-family
residences are located to the south across Southern Street
and to the west across College Street. The Progressive
League facility is located to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The College Station CDC Neighborhood Association
was notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide recent survey of the property.
2. Frazier Pike is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required and dedication of right-of-
way to 30 feet from centerline on boundary commercial
streets.
3. A 20 feet radial dedication of right-of-way is required
at the corner of Frazier Pike and College Street and
College Street and Southern Street.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Frazier Pike has a 1996 average daily traffic count of
2,500 ADT.
2
July 23, )8
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • S-1206
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary. No comment.
AP&L: No Comment received.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
Water: An acreage charge of $150/acre applies in addition
to normal connection charges. On-site fire protection
may be required.
Fire Department: Show fire hydrants on site plan.
County Planning: No Comment received.
CATA: See attached letter for LATA comments.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
If dumpsters are to be used their locations must be shown
and an 8 foot high screen will be required on three sides.
Prior to construction, three copies of a detailed landscape
plan must be submitted to and approved by Bob Brown, Plans
Review Specialist. He may be reached at 381-4864.
G. ANALYSIS:
The applicant has designed the site plan with the CATA
recommendations in mind in order to make the site •transit
friendly." The number of parking spaces has been kept to a
minimum and the large circular drive is proposed to allow
for'"drop-offs." The clinic building has been placed close
to the street and clear pedestrian walkways have been
provided from the street to the buildings. A bus stop on
Frazier Pike has been established and area has been set
aside for bicycle parking.
3
July 23, ] 8
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: 5-1206
The number of parking spaces required by ordinance is 87.
The applicant is proposing 51 parking spaces with space to
park several other vehicles along the circular drive. Due
to the nature of the project, the number of parking spaces
proposed should be adequate to serve the site. Staff feels
that a large number of the visitors to the clinic and
community center will walk, ride the bus or be dropped -off
by other means.
The applicant is requesting a deferral of right-of-way
dedication for Frazier Pike and radial dedications at the
corners of Frazier Pike and College Street and College
Street and Southern Street. The applicant is also requesting
a deferral of the one-half street improvements to Frazier
Pike, College Street and Southern Street. The applicant
notes that the deferral is requested due to these items
being involved in the Arkansas Highway and Transportation
Department's Enhancement Program in which College Station
has been approved. The grant has been approved for
approximately $400,000 to accomplish the proposed
improvements.
Public Works has concerns relating to these deferral
requests which need to be discussed and resolved.
To staff's knowledge, there are no further issues to be
resolved. Staff feels that the proposed development will
definitely be an asset to the community.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. The issues relating to right-of-way dedication and
street improvements need to be resolved.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Wali Caradine was present, representing the application. Staff
gave a brief description of the proposal.
Staff noted several minor details which needed to be shown on the
site plan.
The Public Works comments were briefly reviewed. Mr. Caradine
indicated that a waiver or deferral of street improvements and
right-of-way dedication would be requested.
4
July 23, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1206
The CATA Comments were thoroughly discussed. Mr. Caradine noted
that he would work with CATA in redesigning the site plan.
Bob Brown, Site Plan Review Specialist, reviewed his comments
with the Committee. He noted the minimum street buffer to be 6
feet. He also noted that dumpsters should be shown on the site
plan and screened if they are to be used.
After the discussion, the Committee forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the August 6, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the August 6, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
5
_Lter.v. -IF ) o
5-12.04
Central Arkansas Transit Authority
901 Maple Street • North Little Rock, Arkansas 72114 • Ph 501.375-6717 Fax 501-375-6812
Memorandum To: Monte Moore, Subdivision Administrator, City of Little
Rock Department of Planning and Development
From: Debbie Wheeler, CATA Planning Manager
Date: June 26, 1998
Subject: College Station Community Complex Site Plan Review
Thank you for giving CATA staff an opportunity to review the College Station
Community Complex Site Plan (File No. S-1206). As with all plans that we
review, the staff appreciates the chance to offer recommendations for "transit
friendly planning" that will benefit transit patrons and the community at large.
The College Station Complex will be a focal point of the community and a
critical piece of the Revitalization Plan. Incorporating efficient transportation
and pedestrian connections in the Community Complex will support the Plan by
encouraging activity, economic development, and smart growth. The following
transit and pedestrian -oriented design items are specific recommendations to
incorporate into the Community Complex Plan.
• Place parking spaces on Southern Street and move buildings closer to
Frazier Pike
• Reduce the number of parking spaces
• Provide for a semi -circular drive (drop-off point) from Frazier Pike to the front
of the buildings
• Establish a clear pedestrian walkway(s) from the street (ideally a transit stop
on Frazier Pike) to the Complex
• Designate space for secure, convenient bicycle parking storage and/or racks
Developments that incorporate transit and pedestrian -oriented design ideas in
the early stages of site planning almost certainly see an increase in activity
while providing a safe, secure, and interesting environment for all persons
regardless of their mode of transportation. Thank you for your attention. We
would be happy to discuss these ideas further with any concerne
.....�.. o..r. alis • v X01 arr
CAMMACK VILLAGE • LITTLE ROCK • MAUMELLE • NORTH LITTLE ROCK - PULASKI COUNTY • �SHERW00 /)
July 23, ° 8
ITEM NO.: 11 FILE NO.: 5-1207-A
NAME: KNE Replat - Subdivision Site Plan Review
LOCATION: East side of Butler Road at Strickland Cove
DEVELOPER•
ENGINEER•
KNE Corporation McGetrick Engineering
c/o Bozeman and Assoc. 319 East Markham St., Suite 202
415 N. McKinley Street Little Rock, AR 72201
Little Rock, AR 72205
AREA: 7.40 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-5 ALLOWED USES: Multifamily Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
The 7.40 acre site contains 15 multifamily residential
structures, 10 along Strickland Cove and 5 which at one time were
operated as the Butler Road Apartments. All of the old Butler
Road Apartments are vacant and boarded up as are all of the
buildings along Strickland Cove except one or two which are
currently occupied.
Due to the fact that the applicant is platting the property into
a single lot, a subdivision site plan review is required for the
multi -building development.
A. PROPOSAL/REQUEST:
The proposal, as presented to staff, included rehabilitation
of the multifamily buildings and leaving the area of parking
and vehicular circulation unchanged. The applicant proposes
to abandon Strickland Cove as part of the site plan. Staff
reviewed the site plan based on this proposal and presented
comments to the applicant and Subdivision Committee.
It has been brought to staff's attention (after Subdivision
Committee meeting) that several changes will be made on the
site, including new parking areas on both sides of
July 23, 1 9
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • S -1207-A
Strickland Cove, eliminating some of the existing parking
areas, adding a playground/recreation area as well as other
possible changes.
B. EXISTING CONDITIONS:
The site contains several existing multifamily structures as
noted earlier. Single-family residences are located to the
north along Allyson Circle with additional single-family
residences and vacant property to the west across Butler
Road. Additional multifamily residences are located to the
south with a trucking facility (zoned I-2) located to the
east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Geyer Springs and Wakefield Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and.gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Butler Road is commercial street; dedication of right-
of-way to 30 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: 6" sewer main located on site. Contact Little
Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: Existing public fire hydrant will become private.
Developer must sign a Private Fire Hydrant contract with
the Water Works.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: See attached letter for LATA Comments.
E
July 23, ] B
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.• S -1207-A
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
If this were to be looked at as a new development on a
single plat of property, then a 26 foot wide land use buffer
with a 6 foot high opaque fence would be required along the
northern perimeter. Since this site is already developed,
this buffer width may not be deemed appropriate. However,
the screening requirement should be maintained.
Landscaping should be re -installed in areas where it has
been lost.
G. ANALYSIS:
In light of the fact that the applicant is planning several
changes on the site that staff was not previously aware of,
the site plan will need to be deferred and reviewed again by
the Subdivision Committee. The applicant must submit 3
copies of a revised site plan showing the proposed changes
as well as the following items to staff before the
Subdivision Committee meeting on August 13, 1998:
1. Number the buildings.
2. Note building heights.
3. Note total number of apartment units.
4. Note total number of parking spaces.
5. Show location of any signage (existing or proposed) and
provide details.
6. All landscaped areas.
The applicant submitted a letter to staff on July 7, 1998
requesting that the site plan be deferred to the
September 3, 1998 agenda.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the site plan.
Staff noted several items which needed to be shown on the site
plan (building heights, signage, landscaped areas, etc.). Staff
3
July 23, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: S -1207-A
also noted that some additional information was needed, such as
total number of apartment units and total number of parking
spaces.
The Public Works requirements were briefly discussed, as was the
proposed abandonment of Strickland Cove.
After the brief discussion, the Committee forwarded the site plan
to the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
4
L -f -e,.,... -?T / I
S- 1207-A
Central Arkansas Transit Authority
901 Maple Street • North Little Rock, Arkansas 72114 • Ph 501-375-6717, Fax 501-375.6812
Memorandum To: Monte Moore, Subdivision Administrator, City of Little
Rock Department of Planning and Development
From: Debbie Wheeler, CATA Planning Manager
Date: June 26, 1998
Subject: Lot 1 R KNE Site Plan Review Q Butler Road (S-1 207-A)
The project (KNE Site Plan) referenced above is located on the CATA #15
65th Street bus route. The site is very convenient for persons desiring transit
access. Some recommendations we would offer to make the site even.more
transit accessible follow.
• Reduce the number of parking spaces adjacent to every building; relocate
parking in a central area closer to the back of the property
• Provide a pedestrian pathway/sidewalk from interior of property to Butler
Road
We would be happy to discuss these ideas further with any concerned party.
Thank you for considering transit service.
JUN 29 1998
*-/Wf
Page 1 of 1
CAMMACK VILLAGE - LITTLE ROCK • MAUMELLE • NORTH LITTLE ROCK • PULASKI COUNTY • SHERWOOD
July 23, 1 3
ITEM NO.: 12 FILE NO.• Z-6519
NAME: Shackleford West Office Park - Zoning Site Plan Review,
LOCATION: West side of Shackleford Road, approximately 1/2 mile
south of Colonel Glenn Road
DEVELOPER•
ENGINEER•
William A. Brandon McGetrick Engineering
15021 Spring Club Rd. 319 East Markham St., Suite 202
Little Rock, AR 72065 Little Rock, AR 72201
AREA: 4.46 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: I-1 ALLOWED USES:
PROPOSED USE•
VARIANCES/WAIVERS REQUESTED:
Light Industrial
Office/Warehouse
1. The applicant needs to request a variance for reduced
building setbacks (west and south property lines).
2. The applicant also needs to request a variance for reduced
buffers along the north, south and east property lines.
BACKGROUND:
The 4.46 acre site at the southwest corner of Shackleford Road
and Clearwater Drive is zoned I-1, Industrial Park District. The
i-1 zoning district requires site plan review approval by the
Planning Commission for any development.
A. PROPOSAL/REQUEST:
The applicant proposes to construct two office/warehouse
buildings on the site, one being 40,625 square feet in area
and the other 26,000 square feet. The property will be
accessed by utilizing a driveway from Shackleford Road and a
drive from Clearwater Drive. There are 156 parking spaces
on the proposed site plan. Reduced building setbacks (south
and west sides) and reduced buffers (north, south and east
sides) are shown on the proposed site plan.
July 23, ] 9
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z-6519
B. EXISTING CONDITIONS:
The site is mostly cleared with few trees remaining. It
appears that some site work and filling has been done in the
past.
A Little Rock Water Works facility exists across Clearwater
Drive to the west with Capitol City Packaging located across
Clearwater Drive to the north. The R-2 zoned property to
the south is vacant and heavily wooded as is the I-1
property located across Shackleford Road to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The John Barrow, Westwood and Pecan Lake
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Redesign driveway on Clearwater to meet Ordinance
standards eliminate crossing if less than 75 feet from
curb line.
2. Shackleford Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
3. Clearwater is a commercial street. Dedicate right-of-
way to 30 feet from centerline and construct one-half
street improvement with planned development.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
5. A 20 feet radial dedication of right-of-way is required
at the corner of Shackleford and Clearwater.
6. Stormwater detention Ordinance applies to this property.
7. Easements for proposed stormwater detention facilities
are required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water:, On-site fire protection may be required. An
acreage charge and a Development Fee apply for water
2
July 23, 8
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z-6519
connections based on the size of the connection. Right
of access off Clearwater Dr., which is a private street,
needs to be worked out.
Fire Department: Show fire hydrants on site plan.
County Plannincr: No Comment received.
LATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
The street buffers drop below the 20 foot width requirement
along the northern perimeter and the 24 foot width
requirement along Shackleford Road.
The land use buffer proposed along the southern perimeter of
the site falls short of the 20 foot width requirement.
Additionally, a 6 foot high opaque wood fence is required
along the southern perimeter.
If dumpsters are to be used, they must be shown on the site
plan submitted and screened on four sides to a height of 8
feet. A total of six percent of the interior of the on site
vehicular use area must be landscaped with interior islands.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS:
According to the City's Zoning Ordinance Section 36-319(a),
"The I-1 industrial park district is
established to provide for modern, efficient,
and well-designed industrial facilities within
a "park -like" setting. As the city's most
restrictive industrial district, the I-1 zone
is designed to conform to high development
standards while providing for a full array of
industrial and related uses."
Staff feels that the proposed site plan does not meet the
purpose and intent of the ordinance. The building area and
area of parking and drives amounts to approximately 75
percent coverage of the entire site. The interior landscape
areas are very minimal and the applicant is showing reduced
3
July 23, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6519
buffer areas and building setbacks. Staff feels that the
item should be deferred in order for the site plan to be
redesigned.
The applicant submitted a letter to staff on July 7, 1998
requesting that the item be deferred to the September 3,
1998 agenda.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the site plan.
Staff noted that there were several issues relating to the site
plan which needed to be resolved (reduced setbacks and buffers,
lack of interior landscape areas, "park -like setting" required by
ordinance for I-1 developments, etc.).
Bob Lowe indicated that he would meet with the property owner to
discuss revising the site plan and it was very possible that a
deferral would be requested. The Committee encouraged Mr. Lowe
to request a deferral and redesign the plan.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
4
July 23 1998
ITEM NO.: 13
NAME•
LOCATION•
OWNER/APPLICANT•
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
M
2.
Site Location•
FILE NO_- 7. -AFAR -n
Rick's LP Gas - Revised
Conditional Use Permit
5715 Patterson Road
Rick's LP Gas
To amend an existing
conditional use permit to
allow for an additional 60' x
40' building to be located on
this I-3 zoned property.
This site is located on the east side of Patterson
Road, a few blocks north of 65th Street, near the
intersection with Hoffman Road.
Compatibility with Neighborhood:
This site is located in an area of mixed industrial and
commercial uses on the northern fringe of the 65th
Street Industrial District. Other uses in the area
include an oil distribution company, industrial bakery,
auto repair garage, and a small strip center containing
a variety of uses.
The properties immediately adjacent on all sides of
this I-3 zoned property are zoned I-2. The property
is bounded on the east by a spur of the MoPac railroad
line with a 180' right-of-way. The proposed use is
compatible with the neighborhood.
The Geyer Springs and Wakefield Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
There is a single existing 36' wide entrance/exit
driveway to the property which will not change. The
existing graveled area will be extended to and around
the new building. Existing parking exceeds
requirements for the current building and the
requirements generated by this additional building.
July 22 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4645-D
The applicant is requesting a variance from the paving
requirement for the new driveway extension.
4. Screening and Buffers:
No additional landscaping is required.
5. Public Works Comments:
1. Patterson Street is listed on the Master Street
Plan as a collector street. Dedicate right-of-way
to 30 feet from centerline.
2. Stormwater detention Ordinance applies to this
property.
3. Easements for proposed stormwater detention
facilities are required.
4. Patterson Road has a 1996 average daily traffic
count of 6,000 ADT.
6. Utility and Fire Department Comments:
Water: Contact the Water Works if additional water
service is required. The Fire Department must
review these plans to.determine whether additional
fire protection is required.
Wastewater: Sewer available in Patterson Road, not
adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comment received.
Fire Department: Maintain open access all around new.
building.
CATA: This site is not located on a CATA bus route.
7. Staff Analysis:
Rezoning this property from I-2 to I-3 and a
conditional use permit were approved November 30, 1993.
The conditional use permit was to allow Rick's -LP Gas
business to locate on this 5.01 acre tract. The
applicant now proposes to add towards the rear of the
property an additional 40' X 60' building for storage
of gas cylinders, merchandise, and to provide a covered
work area.
Existing parking is more than sufficient to meet
requirements for the proposed added building. The
applicant proposes to provide access to and around the
E
July 23, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4645-D
new building by extending the gravel area to the new
building rather than with solid paving. This would
require a waiver to the ordinance requirement in
Section 36-508 for paving of all areas subject to
wheeled traffic. Staff supports this waiver request
since this area is not for public use, but only for
employees access to the new building.
8. Staff Recommendation:
Staff recommends approval of the application subject to
compliance with Public Works and Fire Department
Comments.
Staff also recommends approval of the waiver of the
requirement for paved access to the new building.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Bob Roddy was present representing the application. Staff
gave a brief description of the proposal.
Public Works restated the need for a 30, right-of-way
dedication on Patterson Drive. Applicant needs to show
proof of dedication or accomplish the dedication prior to
issuance of a building permit.
Staff also reminded the applicant of the need to maintain
open access all around the new building of at least 15 feet
as shown on site plan.
A revised site plan will be submitted showing parking space
layout in front parking lot and the revision of new gravel
area in and around the new building. Applicant was told to
submit a variance request letter regarding use of gravel
versus paving.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Bob Roddy was present representing the application. There
were no objectors present. Staff presented the item with a
recommendation for approval subject to compliance with staff
comments.
3
July 23, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4645-D
Staff also recommended approval of the variance to have a
gravel drive and parking area to and around the new building
area.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was -11 ayes, 0 noes and
0 absent.
4
July 23 1998
ITEM NO.: 14
NAME:
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z -4671-B
Trinity United Methodist
Church - Revised Conditional
Use Permit
1101 N. Mississippi Avenue
Trinity United Methodist Church
PROPOSAL: To amend an existing
conditional use permit to
allow for additional
classroom space to be built
on this R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This property is located at the southeast corner of
Evergreen Street and N. Mississippi Avenue.
2. Compatibility with Neighborhood:
This property is located in a residential area with
single family homes adjacent to the south and across
Evergreen to the north. There are two other churches on
both corners to the west across Mississippi.
Trinity United Methodist Church is an existing church
and is not proposing an expansion of their property, but
rather an increase in the classroom space for Sunday
School on the current church site. The additional
building will be nestled in among existing buildings and
will not be visible from either street. Therefore, it
will have minimal impact on the neighborhood.
The Leawood and Meriwether Neighborhood. Associations
were notified of the public.hearing.
3. On -Site Drives and Parking:
There are access driveways off of both Mississippi and
Evergreen, and 251 parking spaces on the property.
This addition does not add to parking requirements
since it does not change any principal assembly areas.
The number of seats in the sanctuary determines the
required number of parking spaces.
July 23 '998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -4671-B
4. Screening and Buffers:
No additional landscaping required.
5. Public Works Comments:
1. Mississippi Street is listed on the Master Street
Plan as a minor arterial. A dedication of right-
of-way to 45 feet from centerline is required.
2. A 20 feet radial dedication of right-of-way is
required at the corner of Mississippi and Evergreen
Streets.
3. Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to
occupancy.
4. Stormwater detention Ordinance applies to this
property.
5. Mississippi Street has a 1996 average daily traffic
count of 10,000 ADT.
6. Utility and Fire Department Comments:
Water: No objection. The Fire Department must review
these plans to determine whether additional fire
protection is required.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comments received.
Fire Department: Approved as submitted.
LATA: This site is not on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a revised conditional use
permit to allow the construction of a 7,000 sq. foot
two story building to provide additional Sunday School
classroom space. Previous conditional use permits were
approved for a new 600 seat sanctuary in June 1986 and
an additional parking lot in July 1993. This new
addition will be nestled in between existing buildings
on three sides and a parking lot to the south. It will
not be visible from off the property. Therefore, it
will have no additional impact on the neighborhood.
Staff believes this is a reasonable use of the
property.
2
July 23, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -4671-B
8. Staff Recommendation:
Staff recommends approval of this application subject
to compliance with Public Works Comments.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Craig Curzon and Jim Yeary were present representing the
application. Staff gave a brief description of the
proposal.
Public Works commented on the need for the applicant to
verify the 45, right-of-way or accomplish it prior to
receiving a building permit. They also briefly explained
the stormwater detention ordinance requirements.
There being no further issues, the Committee accepted the
application and forwarded the item to the full Commission
for final resolution.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Craig Curzen and Jim Yeary were present representing the
application. There were no objectors present. Staff
presented the item with a recommendation of approval subject
to compliance with staff recommendations.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 11 ayes, 0 noes, and
0 absent.
3
July 23 .998
ITEM NO.: 15
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z -5683-A
Montessori School - Revised
Conditional Use Permit
3704 Woodland Heights Road.
Arkansas Montessori Society,
Inc.
PROPOSAL: To allow an expansion of the
existing school building to
provide a nap room and an
after school activity room.
There is no proposed increase
in enrollment. The property
is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1.. Site Location:
The site is located on the southwest corner of the
intersection of Woodland Heights Road, Pleasant Forest
Drive and Rodney Parham Road.
2. Compatibility with Neighborhood:
This site is located in an area of mixed residential and
office zoning. There are single family residences to
the west, northwest, and southeast. Adjacent to the
south are some woods and the 20± acre tract B'Nai Israel
Temple property. To the north and northeast are offices
in single and multi -story buildings.
With attention given to landscaping, the proposed
expansion should continue to be compatible with the
neighborhood.
The Pleasant Valley and Pleasant Forest Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
Currently, there is a single driveway that enters the
property from a three-way intersection at an awkward
point. The applicant and Public Works have worked out
a joint redesign plan of this part of the intersection
to improve its layout and function. Staff recommends
those changes be deferred until the city, is prepared to
July 2. 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -5683-A
do its part. Those changes are shown on the revised
site plan drawing.
The applicant will obtain a franchise to allow for part
of the parking lot to be in the street right-of-way.
There are currently 13 parking spaces on site. No
increase in students or employees is proposed. So no
increase in parking would be required.
4. Screening and Buffers:
A landscaping upgrade toward compliance with the
landscape ordinance will be required equal to the
expansion proposed.
5. Public works Comments:
1. Stormwater detention Ordinance applies to this
property.
2. Provide design.of streets conforming to "MSP"
(Master Street Plan). Construct one-half street
improvement to these streets including 5 foot
sidewalks with.planned development.
3. Dedicate radial right-of-way (201) at corner of
Woodland Heights and Pleasant Forest Drive.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Existing sewer Service location unknown.
Sewer main extension required with easements to
extend existing Utility mains to property.
Southwestern Bell: Approved as submitted.
ARRLA and AP&L: No Comments received.
Fire Department: Show an access to rear of building.
CATA: This site is on a part-time CATA bus route.
7. Staff Analysis:
The Montessori School is a nonconforming use, existing
prior to this area's annexation in 1974.
The proposed improvements are not designed to allow for
an increase in the school's enrollment, so the parking
requirement will not increase.
2
July 23 1.998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -5683-A
In June of 1993, a conditional use permit was approved
for a larger expansion in the same location. The
ordinance requires that building permits must be
acquired within three years from the date of approval
or the conditional use permit will be revoked. This
conditional use permit expired June 1, 1996 since no
permitting action was taken. This latest application
is for a smaller expansion at basically the same
location and for the same purpose.
Public Works and the applicant have worked out an
agreement to coordinate street improvements and
driveway relocation with the City's future project to
rework this intersection. Parking in the right-of-way
will be permitted through a franchise. A drawing
showing this plan has been included as part of this
write-up.
With the required upgrade in landscaping and screening
the single family residence, adjacent to the west,
staff is supportive of this application with the
understanding that there will be no increase in the
enrollment of children or the number of employees.
Also with the understanding that the school will
provide their part of the rework of the intersection at
the time the City is ready to do that project.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the City's landscape
ordinance and Public Works comments. Particular
attention is needed in screening the residential
property adjacent to the west, upgrading overall
landscaping based on the building expansion, and
accepting responsibility for their share of the street
improvements and rebuilding of their entry on to
Pleasant Forest Drive. A bond or letter of credit for
the improvements should be required prior to issuing
any building permits.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Louise Boyd and Bill Keathley were present representing the
application. Staff gave a brief description of the
proposal.
The applicant stated they have reduced the size of the
building and will submit a revised site plan reflecting
that. Some discussion took place between the applicant and
Public Works explaining their comments and the need to
3
July 23, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -5683-A
redesign the access driveway to the school. The applicant
agreed to meet with Traffic Engineering to work out the
access changes and the parking in the right-of-way.
Staff also mentioned the need to show an access point that
would allow fire department access to the rear of the
building.
The Committee accepted the application and forwarded it on
to the full Commission pending receipt of revised site plan
and there being a meeting with Traffic Engineering.
STAFF UPDATE:
A meeting took place between the applicant and Traffic
Engineering in which they worked out a plan to improve the
access flow to and from the school. Also a franchise will
be issued to allow for the parking area into the right-of-
way. A revised site plan has been received showing a gate
in the fence for fire department access, revised building
size and driveway changes.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Louise Boyd and Bill Keathley were present representing the
application. There were no objectors present. Staff
presented the item with a recommendation for approval
subject to compliance with the conditions noted in staff's
recommendations and staff update comments. Applicant will
obtain a franchise as noted and contribute their share of
the street improvements as agreed to with the City Traffic
Engineer, when the City does reconstruct this intersection.
The item was placed on the Consent Agenda and approved as
recommended by staff and as noted above. The vote was
11 ayes, 0 noes and 0 absent.
4
July 22 1998
ITEM NO.: 16
NAME:
LOCATION:
OWNER/APPLICANT•
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1.
0
Site Location:
FILE NO.: Z -6070-A
Wade - Revised Conditional
Use Permit
3319 Barrow Road
Guy Wade
To amend an existing
conditional use permit for
this C-1 zoned property to
allow for enclosing an
existing carport to turn it
into an ice cream/convenience
store.
This site is located at the northeast corner of John
Barrow Road and 34th Street.
Compatibility with Neighborhood:
This site is surrounded by residential and commercial
property. To the north is a vacant lot and then a
beauty shop in a converted house zoned C-1. To the
south is a vacant lot and then another beauty shop in a
converted house zoned C-3. To the east is a vacant lot
zoned R-3. To the west and southwest across Barrow Road
are single family residences zoned R-3. To the
northwest are more businesses in converted houses zoned
C-1. As a ice cream shop/small convenience store this
business would be compatible with the uses and land use
plan for the neighborhood.
The John Barrow Neighborhood Association was notified of
the public hearing.
3. On -Site Drives and Parking:
There is a single driveway onto the property from 34th
Street.
Parking requirements are met as long as both uses are
not in use at the same time. There are currently eight
spaces. Add 5 parking spaces more than the eight
approved with the original conditional use permit if
July 23 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -6070-A
both uses will be operational at the same time. The
existing parking lot needs to be striped so parking
locations are clearly shown.
4. Screening and Buffers:
A landscaping upgrade toward compliance with the
landscape ordinance will be required equal to the
expansion proposed.
5. Public Works Comments:
1. Barrow Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way to
45 feet from centerline is required.
2. A 20 foot radial dedication of right-of-way is
required at the corner of Barrow Road and 34th
Street.
3. Dedicate to 30 feet of right-of-way from centerline
on 34th Street for this commercial street.
4. Provide design of 34th Street conforming to
commercial street standard. Construct one-half
street improvement to 34th Street including 5 -foot
sidewalk with planned development.
5. Repair or replace any curb and gutter or sidewalk
on Barrow Road that is damaged in the public right-
of-way prior to occupancy.
6. Barrow Road has a.1996 average daily traffic count
of 7,400 ADT.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comments received.
Fire Department: Approved as submitted.
LATA: This site is not on a CATA bus route.
7. Staff Analysis:
A conditional use permit was approved for this site in
February 1996 for a "Hospitality House." At the same
time the zoning was changed from R-3 to C-1.
Now the applicant wishes to close in the carport and
make it into a ice cream shop/small convenience store.
2
July 23, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -6070-A
The new store will not be open at the same time as
events in the hospitality house to prevent parking
problems. The new use is intended for carryout only,
no sitting places inside or outside are planned.
This expansion should be compatible with the
neighborhood.
The applicant has requested in -lieu 15% payments
instead of doing the street improvements now along 34th
Street.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
1. Compliance with Public works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. The ice cream shop/convenience store is not to be
open at the same time the hospitality house is
being used for events.
4. The ice cream shop is to be carry -out only. There
is to be no on-site food consumption.
SUBDIVISION COMMITTEE COMMENT:
(JULY 2, 1998)
Guy Wade was present representing the application. Staff
gave a brief description of the proposal. Staff made it
clear to Mr. Wade that he needed to produce proof of
right-of-way dedication on Berry Road and on 34th Street.
There being no other issues, the Committee accepted the
application and forwarded it onto to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
The applicant, Guy Wade, was present. There were no
objectors present. Staff presented the item with a
recommendation for approval subject to compliance with the
conditions noted in the staff recommendation. It was also
determined that the original C.U.P. agreement included a
provision to dedicate a utility/drainage easement of 6.7
feet along with 38.3 feet right-of-way. That easement must
be finalized prior to issuing any building permit.
3
July 23, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -6070-A
The item was placed on the Consent
recommended by staff including the
condition. The vote was 11 ayes,
4
Agenda and approved as
easement dedication
0 noes and 0 absent.
July 23 1998
ITEM NO.: 17
NAME:
FILE NO.: z -652n
Pulaski Academy - Conditional
Use Permit
LOCATION: 19,000 Block of Denny Road
OWNER/APPLICANT: Pulaski Academy, Inc./
Don Swanson
PROPOSAL: To allow the phased
construction of a multigrade
school complex on 48.5 acres
of R-2 zoned land along Denny
Road at Gordon Road. At this
time the Commission is asked
to consider approval of the'
overall concept shown in the
Master Plan layout and
approval to construct phase 1.
Future phases would be
submitted to staff for
administrative approval as
long as there are not
significant changes from the
original Master Plan.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the south side of Denny Road at
its intersection with Gordon Road approximately 0.6
miles west of the intersection of Denny Road and Kanis
Road.
2. Compatibility with Neighborhood:
This R-2 zoned property is -currently undeveloped, tree
covered land. This site is surrounded by R-2 property.
Across Denny to the north are large tracts with single
family residences. To the west and south are
undeveloped tree covered tracts. To the southeast is
another large tract with a single family residence.
This proposed use should be able to minimize the effects
on the surrounding properties and area in general by
maintaining all existing trees. where ever possible, and
with proper screening of this site from Denny Road and
adjacent residential properties.
July 23 '.998
SUBDIVISION
ITEM NO.': 17 (Cont.) FILE NO.: Z-6520
There are no neighborhood associations in close
proximity to this site.
3. On -Site Drives and Parkinct:
Access to the site will be primarily through a loop
road off 'Denny'Road. The loop would intersect Denny
Road near the west and east ends of the property.
There will be another access, to serve a faculty
parking lot and after school dropof f /pickup point, with
a smaller loop road off of Denny Road in the west half
of the property near the Gordon Road intersection. The
primary "Loop" road will vary between 241 to 36' wide
with a 12, wide drop off lane provided at the west end
buildings. Direction of traffic flow on the final
completed loop road will be decided through traffic
studies and coordination with City Traffic Engineers.
General parking areas are blocked off in the master
plan with the number of spaces for each area shown. A
total of 534 spaces are indicated for the whole campus.
Phase 1 parking requirements are based on the number of
classrooms and employees, and number of students
included in phase 1. Phase 1 provides 108 parking
spaces which will exceed ordinance parking
requirements.
Phase 1 access will be the west end of the final loop
road. It will extend to the first parking lot which
will serve as a drive through turn around so traffic
may return to the single access point. Half of the
faculty/visitor parking lot will also be constructed in
phase 1.
4. Screening and Buffers:
The conceptual plan submitted appears to show that
areas set aside for buffers and landscaping meet and
exceed ordinance requirements when averaged out. It
does, however, indicate that portions of proposed
buffers along Denny Road drop about 5 feet below the
full 20 foot width requirement. Also, portions of the
land use buffers along the western and southern
perimeters appear to drop below the full width
requirement of 40 feet.
A 6 foot high opaque screen is required along the
western and southern perimeters of the site. Unless
otherwise provided for, this screen may be dense
evergreen plantings or a wooden fence with its face
side directed outward.
2
July 23 1_998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
5.
At least sixty percent of the required 40 foot wide
land use buffers are required to remain in their
natural state.
Curb and gutter or another approved border will be
required to protect landscaped areas from vehicular
traffic.
Dumpster locations should be identified and screened on
three sides to a height of 8 feet.
The City Beautiful Commission recommends saving as many
trees as feasible. Extra credit toward complying with
the landscape ordinance can be given when saving trees
of 6 inch caliper or larger. Site clearing should be
limited to each phase as developed, no total clearing
should occur.
Prior to construction, three copies of a detailed
landscape plan must be submitted to and approved by Bob
Brown, Plans Review Specialist. He may be reached at
371-4864.
Public Works Comments:
1. Participate in traffic signal cost installation
(75% of engineering cost, inspection, and
construction cost), when warranted by standard
criteria.
2. Denny Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
4. Provide design of streets conforming to "MSP"
(Master .Street Plan). Construct one-half street
improvement to these streets including 5 -foot
sidewalks with planned development.
5. Stormwater detention Ordinance applies to this
property.
6. Easements for proposed stormwater detention
facilities are required.
utility and Fire Department Comments:
Water: Annexation to the City or execution of a Pre -
Annexation Agreement is required. An acreage charge
of $300 per acre and a development fee based on the
size of connections applies in addition to the
normal connection charges. On site fire protection
is needed.
q
July 23 .998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
Wastewater: Outside service boundary. No comment.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comments received.
Fire Department: Coordinate with Fire Department for
number and location of hydrants and to ensure access
to three sides of all buildings.
LATA: This site is not on a LATA bus route.
7. Staff Analysis:
Pulaski Academy, Inc. is requesting a conditional use
permit to allow for the phased construction of a
private school on this R-2 zoned, 48.5 acre site. This
would be a relocation from their Hinson Road location.
The proposed site is about 1.5 miles outside the city
limit via Kanis and Denny Road, or less than 200' from
one point across Denny Road. However, it is within the
City's extraterritorial zoning jurisdiction. The
process for annexation of this property has been
initiated.
The development is proposed to take place in about six
phases. The Commission is being asked to review and
approve the overall Master Plan for the whole campus
and the specifics of phase 1. Future phases would be
submitted to staff with detailed site plans for each
phase for administrative review. As long as there are
no significant changes from the original master plan,
staff would have administrative approval authority.
Significant changes would necessitate going back to the
Commission for approval. Significant to be determined
by Planning and Development Department head.
The phases for construction are dependent on funding
and other factors. Only phase 1 is known in detail and
it consists of building #1, Early Childhood Division,
and the traffic facilities and parking that are shown
going to and near that building.
This first building will consist of 56,645 square feet,
serving up to 273 students ages 3 and 4, kindergarten
and 1st grade. There will be about 30 employees plus
kitchen and custodial staff; 23 of those positions are
teachers. There will be 16-20 classrooms plus a
kitchen, gymnasium, and administrative staff offices.
Access from Denny will be primarily at the point shown
as the west end of the loop road on the Master Plan.
4
July 23 998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
That road will be two-way to the first parking lot,
which will also be a drive through turn around to
return traffic to Denny via the same road. That lot
will provide 50 parking spaces. A secondary access
will be the faculty/visitor parking lot shown on the
Master Plan. Only the west half will be built in phase
1 along with the dropoff point at the southeast part of
the building. This lot will initially provide 58
parking spaces.
The applicant is requesting they be allowed to phase in
street improvements to Denny Road. They will work with
city traffic personnel to determine the improvements
required and when they must be done.
Less than normal 25, front setbacks have been requested
along Denny Road for the tennis courts with fence
located with only a 15, setback; practice field with
fence with a 10, setback; baseball field with fence at
15, setback. These reduced setbacks will require a
variance. The dark wind net on the tennis fence must
not cause a blind spot for the service road next to it,
making entry onto Denny dangerous.
The applicant is requesting one main monument style
lighted sign with marquee, 10' tall, located at either
the east entrance or near the center of the property
along Denny Road. In addition they requested up to five
additional monument style informational/directional
signs, one at each drive off of Denny Road. These will
be reviewed in detail against the sign ordinance at the
time the applicant applies for the sign permits.
8. Staff Recommendation:
Staff recommends approval of the overallmaster plan
and the detailed phase 1 as shown on attached drawings,
subject to all noted staff comments.
Staff also recommends approval of the variance for the
reduced setback along Denny for the sports facilities
as long as that does not cause any visibility problems
along Denny Road.
SUBDIVISION COMMITTEE COMMENT:
(JULY 2, 1998)
Don Swanson, Fred Perkins and several other persons from
Pulaski Academy and their architectural firm were present
representing the application. Staff gave a brief
description of the proposal.
F1
July 23, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
The Public Works and landscaping and buffer comments were
reviewed and questions addressed with the applicant.
The concept. of the overall Master Plan development of this
school campus., what phase 1 includes, and their desire to
maintain as much of the natural beauty of the property as
possible were explained by the applicant. A revised site
plan was also presented for phase 1.
Staff asked the applicant to provide some additional
information regarding the number of classrooms and employees
for phase 1 and all future phases as they are submitted, so
that parking requirements can be determined. The applicant
was also asked to provide a letter listing other aspects of
the development such as signs, fencing/screening, and how
the future approval process for future phases will take
place.
There being no other issues, the Committee accepted the
proposal and forwarded it to the full Commission for final
resolution, subject to receiving the above information.
STAFF UPDATE:
The information requested from the applicant at the
Subdivision Committee has been provided.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Arch McIntosh, "Head of Schools" for Pulaski Academy, Don
Swanson, business manager for Pulaski Academy, and Tim
Daters, Engineer were present representing the application.
There were four persons present who were opposed to the
proposal.
Jim Lawson, Director of Planning and Development, gave some
general comments to clarify the distinctions between this
C.U.P. application and the annexation application. One of
his main points was that these items can be addressed
separately and considered independently. In considering the
C.U.P., the issues to be considered are the overall plan and
design, access to Denny Road and accompanying traffic
concerns, and what impact this development will have on the
neighborhood. Mr. Lawson also reminded the Commission that
because of the problems with traffic and space at their
current location the City has been encouraging them to find
a larger site. He also made the point that approval of this
C.U.P. does not bound the Commission to approve the
annexation.
N
July 23, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
Steve Giles from the City Attorney's Office made the point
that this is a site development question and does stand
alone from the annexation question.
Bob Turner from Public Works addressed in general the
concerns over traffic as seen by their staff. He stated
that as the Academy develops this property, they would have
to make improvements to the adjacent part of Denny Road
including 75% of the cost of traffic signals when warranted.
The school is also building an internal road on their
property to take most of the activity off of Denny Road,
particularly regarding dropoff/pickup. The Public Works
staff felt that these actions would enable Denny Road to
accommodate the increased traffic. As the detail plans for
the various phases are brought in, their staff will continue
to work with the Academy to address the traffic issue.
In response to questions from Chairman Lichty, Mr. Turner
stated the school is responsible for improvements to roads
only adjacent to their property, and the closest improved
segment of road to their property is Chenal Parkway at the
present time.
Arch McIntosh and Don Swanson gave a presentation of the
proposal and Master Plan for the development of this new
school campus. They described how and why they came to the
current location and layout and the details of that plan.
Mr. McIntosh stated that the school would be paying 100% of
the cost of infrastructure improvements and making road
improvements along Denny Road. They hope to begin
construction in early 1999 if approved, and open Phase I in
the fall of 2000.
Ms. Ruth Bell from the League of Women Voters, and Kathy
Wells representing the Downtown Neighborhood Association and
the Coalition of Little Rock Neighborhoods, spoke in
opposition. They both felt that the C.U.P. and annexation
should be discussed together. Ms. Wells emphasized several
questions that would be issues related to the annexation
more so than the C.U.P., such as impact to the sewer and
water systems, federal funding issues related to annexation,
police and fire protection.
Mr. and Mrs. Simmons, property owners adjacent on the
southeast corner to the Academy's property also presented
several concerns regarding impacts this development would
have on them. In particular their concerns were: location
of the ball fields and the related noise and lighting
overflow of the traffic generated by activities there;
impact to an access road to their property; existing
drainage problems being increased by the development.
7
July 23, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
Chris Barrier, the attorney for Pulaski Academy, stated that
the access road would have to be maintained and be included
in the plan when they get to.that part of the project. He
also agreed that drainage issues would also be dealt with as
part of the plan. Staff agreed that these.would be part of
the conditions of the C.U.P. and are also looked at in
review for building permits.
Several commissioners engaged in a lengthy discussion
regarding procedural issues, land use, comments about ties
to the annexation question, depth of the Commission's review
of a C.U.P. application, and the idea of deferring this item
to consider it with the annexation question.
In response to a question from Commissioner Berry, Mr.
McIntosh stated that the Pulaski Academy Board of Directors
would have to decide if they would pursue this development
if the annexation was disapproved.
Mr. Lawson made the point that it is possible, and has
occurred in other instances even along Denny Road, (i.e.
Wildwood Performing Arts Center), that water, sewage and
fire protection can be provided without annexation. That is
a Board action and decision they will make. The
Commission's decisions should be addressing the use, site
plan, traffic and neighborhood impact. The Commission would
make a statement through their decision on the C.U.P. about
their view on these issues.
Tim Daters responded to commissioner's questions regarding
water, sewage and site information. He stated that this
property is included in an existing water district fed by
12" and 16" mains, which is part of the Little Rock
Municipal Water System. So water is already available and
the supply system in place and paid for according to Mr.
Daters. This property is also in what is known as the Rock
Creek Drainage Basin Wastewater System. Therefore, other
than attachment fees and charges for the Academy, there
would be no large system expansion required. Mr. Daters
stated, therefore, the Academy's needs can be met with the
systems that are in place.
Commissioner Earnest stated that he sees the Commission's
role in the case of this application is to look at a public
policy issue of whether the public's interest is being
served by this expansion and annexation in an area not yet
developed. For that reason annexation and the C.U.P. should
be considered together.
A motion was made to approve the application as applied for.
DI
July 23, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6520
Chairman Lichty then asked the applicant if they would like
to ask for a deferral. The applicant said no they would
not.
Discussion ensued regarding the motion.
A second motion was made to table the discussion and the
motion on the floor until the August 6 hearing. The second
motion for tabling passed by a vote of 9 ayes and 2 ayes.
Mr. Lawson then asked Chairman Lichty to provide staff with
a list by July 27 of any additional information or questions
they want addressed for the August 6 meeting.
Q]
July 23, ] 3
ITEM NO.: 18 FILE NO.: G-23-287
Name•
Location•
Owner/Applicant:
Reauest•
STAFF REVIEW•
Alley Abandonment Block 64,
Original City of Little Rock
Between Main Street and Louisiana
Street and 15th and 16th Streets
George Wittenberg, III
To abandon the alley between Main
Street and Louisiana Street (20
feet wide by 300 feet long) for
the use of a parking lot and
landscaping.
1. Public Need for This Right -of -Way
The adjacent property owners use this alley as an rear
access to the parking lots on Main Street.
2. Master Street Plan
The Master Street Plan doesn't address alleys.
3. Need for Right -of -Way on Adjacent Streets
This is an alley abandonment.
4. Characteristics of Right -of -Way Terrain
The right-of-way is a paved alley with rear access to
adjacent business parking lots.
5. Development Potential
Applicant (owner) of Lots 1, 2, and 3, Block 64, Original
City of Little Rock proposes to landscape and beautify alley
with no intentions to fence.
6. Neighborhood Land Use and Effect
The general area is made up of a mixture of residential
office and commercial.
7. Neighborhood Position
All abutting property owners were notified of the public
hearing. We have not received any calls about this matter.
July 23, 1_ d
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: G-23-287
8. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment. Retain as an
easement.
ARKLA - has no objection to the closure. Retain as an
easement.
Southwestern Bell - has no objection to the abandonment.
Retain as an easement.
Water Works - has no objection to the abandonment.
Wastewater Utility - has no objection to the abandonment.
9. Reversionary Rights
No reversionary rights of record per the title search. The
alley is owned in fee title by the City as a part of the
Original City of Little Rock.
10. Public Welfare and Safety Issues
Abandoning this right-of-way will have no adverse effects on
the public welfare and safety but will restrict the access
into the parking lots of the businesses on Main Street.
STAFF RECOMMENDATION:
If all adjacent owners are in support of the abandonment of the
alley, staff would support the sale of the alley property to the
adjacent owners.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
The staff presented a positive recommendation on this
application, as there were no objectors to this matter.
Commissioners discussed the need to maintain the system of
streets and alleys in downtown. A motion made and seconded
to approve the abandonment conditional on maintaining alley
area as a public access easement and utility easement by a
vote of 11 ayes, 0 nays.
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July 23, 1998
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 8:26 p.m.
SeP�eo-1 3, / % %E/-
Date
Chairman