pc_05 14 1998I.
II.
LITTLE ROCK PLANNING COMMISSION
REZONING HEARING
MINUTE RECORD
MAY 14, 1998
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
Members Present:
Members Absent:
City Attorney:
Craig Berry
Herb Hawn
Bill Putnam
Rohn Muse
Hugh Earnest
Larry Lichty
Judith Faust
Pam Adcock
Richard Downing
Obray Nunnley, Jr.
Mizan Rahman
Stephen Giles
LITTLE ROCK PLANNING COMMISSION
REZONING AND PLANNING AGENDA
MAY 14, 1998
4:00 P.M.
I. DEFERRED ITEMS:
A. LII 98-10-01 Land Use Plan Amendment -
Boyle Park District -
3900 Block of John Barrow
Road
II. PLAN ISSUES:
1. Z-6486 10401 Colonel Glenn Road R-2 to I-2
2. Z-6488 Northside of Cantrell R-2 to 0-3
Road, approximate 800
feet east of Sam Peck
Road
III. PLAN ISSUES:
3. LU 98-12-02
Land
Use Plan Amendment -
65th
Street West District -
6400
Stagecoach Road
4. LU 98-12-03
Land
Use Plan Amendment -
65th
Street West District -
6724
and 6902 Brodie Lane
5. LII 98-11-01
Land
Use Plan Amendment -
I-430
District - NE corner
of Bowman and Kanis Roads
6. LU 98-15-01
Land
Use Plan Amendment -
Geyer
Springs West District -
12300
Chicot Road
IV. MASTER STREET PLAN ISSUES:
7. Reduce design standards for Southridge Road
8. Reduce design standards for following collectors, Valley
Drive, Warren Road, Stanton Road, Doyle Springs Road and
Evergreen
Oo
_
0)
!
Lo_
\
! 4
ct
§
-
Qa
|
-
%
-
k
�
�£
0
-
2`
§
z
;
.
_mm oo
k w �
co)(
�WNWdS
3ABO o
$
�
S5,
-
k
Q)
0)
2
#
f
0
\
}INN
��
■
t
a
o �
2
} 2
k
k
Q
/
J
�
°
|
CY3
�
�a
May 14, 1998
ITEM NO.: A FILE NO.: LU98-10-01
NAME: Land Use Plan Amendment -
Boyle Park District
LOCATION: 3900 block of John Barrow Road
REQUEST: Single Family to Office
SOURCE: Edward Jacobs
PROPOSAL/REQUEST:
Land Use Plan amendment in the Boyle Park Planning District
from Single Family to Office. Office represents services
provided directly to consumers (such as legal, financial and
medical) as well as general offices which support more basic
economic activities.
RECENT AMENDMENTS:
In the last two years, the following amendments were
adopted:
In June 1996, the adoption of the John Barrow Neighborhood
Area Plan changed the following:
1) A change from Mixed Residential to Single Family in a
multi -block area southeast of the 36th Street and John
Barrow Road intersection;
2) A change from Low Density Multi -family to Single Family
on either side of John Barrow Road north of 44th and the
addition of Office along John Barrow from north of 42nd to
43rd street;
In March 1996, the following amendments were adopted:
1) A change from Mixed Use and Single Family to Mixed Office
Commercial on either side of John Barrow and 37th Street;
2) A change from Commercial and Low Density Multifamily to
Mixed office and Commercial on either side of John Barrow
from 32nd to 34th Street;
3) A change from Mixed Use and Low Density Multifamily to
Commercial on either side of John Barrow from south of 36th
to north of 37th;
4) A change from Single Family to Public Institutional at
the southeast corner of Ludwig and 34th;
5) A change from Low Density Multifamily to Single Family
south of Ludwig and 34th;
6) A change from Mixed Use to Single Family at the northeast
corner of Ludwig and 37th and the northwest corner of
Longcoy and 37th Streets.
MASTER STREET PLAN:
John Barrow Road is shown as a Minor Arterial on the plan
and is built as a four lane section south of 36th Street and
five lane section north of 36th Street.
May 14, 1998
ITEM NO.: A (Cont.) FILE NO.: LU98-10-01
CURRENT ZONING AND ACREAGE:
The property is currently zoned R3 and is approximately 1
acre in size. The site is totally surrounded by R3
residential zoning with a commercial pocket of C3 at the
intersection of John Barrow Road and 36th Street and an area
of primarily 03 Office at the 42nd Street intersection
extending south.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: John Barrow, Campus Place, Kensington Place,
Westbrook and Westwood.
STAFF REPORT•
The John Barrow Neighborhood Area Plan was adopted in the
Spring of 1996. This plan concentrated Commercial at the
intersection of 36th and John Barrow and Mixed office
Commercial to the north and south of the Commercial to
concentrate more intense development from 32nd Street to the
mid 3700 block. The area designated as Office between 42nd
Street and 43rd Street, is a vacant wooded lot. No
noticeable new development was noted.
Totally surrounding the site are single family houses.
Large vacant wooded lots lie across John Barrow Road to the
north in the 3800 block and a large cleared lot lies to the
south across John Barrow Road in the 4000 block. At the
intersection of 36th Street and John Barrow Road, there is a
liquor store on the southeast corner. The other three
corners are vacant. At the intersection of 42nd Street, a
daycare center is on the northwest and to the southeast is
Sober Living (formerly Gist House).
STAFF RECOMMENDATIONS:
Staff believes that the change of the land use plan would
be inappropriate for the following reasons: 1) It is
against the neighborhood plan to extend this Office use
further south for three additional blocks, 2) Office uses
can be placed in Commercial and there is available
Commercial in the vicinity, 3) There is available office
sites to the south of the property, and 4) The lots were
originally platted shallow and with the subsequent right of
way dedications and the required setbacks for office,
therefore the lots are unsuitable for office due to these
reasons.
F"
May 14, 1998
ITEM NO.: A (Cont.) FILE NO.: LU98-10-01
PLANNING COMMISSION ACTION:
(APRIL 2, 1998)
Walter Malone of Staff presented the presented the case with
surrounding uses and zoning and noted the support of the
John Barrow Neighborhood Association. Staff is not
supporting the plan amendment.
Mr. Jacobs, the petitioner, presented at this time. He
stated that the neighborhood was in support of his plan and
stated previous examples of rezoning in the area. He stated
that the possibility of single family being built on the
lots is slim. He owns that land and this is not a
speculative venture.
Commissioner Nunnely asked Staff about other vacant office
areas.
Commissioner Mizan asked of Staff about the letter from the
John Barrow Neighborhood stating a Conditional use Permit
while the application stated a change to Office. Is there a
conflict? Does the association understand? Walter Malone
stated that there was no one from staff at the meeting and
cannot speculate as to such.
STAFF UPDATE:
This item was deferred at the April 2, 1998, meeting for
further clarification and possibly change of the
application.
The applicant amended his application on April 6, 1998, to
change from Single Family to Mixed Office Commercial after
discussions of the proposed uses (the wholesale office
furniture business and professional offices).
Staff believes that the change of the land use plan would
be inappropriate for the four previously stated reasons:
It is against the neighborhood plan to extend this Office
use further south for three additional blocks, 2) Office
uses can be placed in Commercial and there is available
Commercial in the vicinity, 3) There is available office
sites to the south of the property, and 4) The lots were
originally platted shallow and with the subsequent right
way dedications and the required setbacks for office,
therefore the lots are unsuitable for office due to these
reasons.
1)
of
In addition, 5) the amended request further intensifies the
uses on that site and that increase in intensity from the
original application is not appropriate for this site.
3
May 14, 1998
ITEM NO.: A (Cont.) FILE NO.: LU98-10-01
PLANNING COMMISSION ACTION: (MAY 14, 1998)
Walter Malone, Planning Manager, stated that six weeks ago
the request for "Office" at this location was deferred due
to concern about the intended uses. The applicant has
changed the application to Mixed Office Commercial no other
issues have changed. Staff remains opposed and the
neighborhood association is supportive of the change. They
believe the development will be good for the neighborhood.
Mr. Malone asked if the Commission wished to have a full
presentation. The Commission indicated that was not
necessary.
Edward Jacobs, Supplies Plus Company stated he had done
research on past changes and was still confused. Mr. Jacobs
gave responses to each of the concerns raised by staff.
(Neighborhood association supportive, no opposition, there
are other areas which were changed when available sites
remained.) Mr. Jacobs asked for a vote in his favor.
Commissioner Faust asked if anyone from the association was
present. There was not. There was discussion about a
change in the Plan supported by the area association which
developed the Plan.
Commissioner Hawn moved approval of the application as
filed, second Commissioner Putnam. By a vote of 6 for and
3 against the Plan change was approved.
4
May 14, 1998
ITEM NO.: 1 FILE NO.: Z-6486
Owner: Robert E. and Janice K. Rice
Applicant: Robert E. Rice
Location: 10401 Colonel Glenn Road
Request: Rezone from R-2 to 1-2
Purpose: Bring nonconforming use into
conformance with zoning.
Size: 4.43± acres
Existing Use: Fairway Lawns; Lawncare,
Landscape, Pest Control,
Nursery
SURROUNDING LAND USE AND ZONING
North - Single Family, zoned R-2 and Office/Warehouse,
zoned I-1
South - Single Family and Undeveloped, zoned R-2
East - Salvage yard, zoned R-2
West - Undeveloped, zoned R-2
PUBLIC WORKS COMMENTS
1. Shackleford Roadd 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. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
3. A 20 feet radial dedication of right-of-way is required
at the corner of Colonel Glenn Road and Shackleford
Road.
4. 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.
5. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
6. Stormwater detention Ordinance applies to this property.
7. Colonel Glenn Road has a 1996 average daily traffic
count of 6,000 vehicles.
May 14, 1998
ITEM NO.: 1 (Cont.) FILE NO.: Z-6486
PUBLIC TRANSPORTATION ELEMENT
The site is located at the corner of a CATA bus route which
extends down Colonel Glenn and north on Shackleford.
LAND USE ELEMENT
The site is located in the 65th Street west Land Use
District. The adopted Plan recommends Light Industrial (LI)
for this property as well as all other properties at the
intersection and extending south on Shackleford Road. The
I-2, Light Industrial rezoning request conforms to the Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this 4.43±
acre site from R-2 Single Family to I-2 Light Industrial.
The site is occupied by one large industrial building
currently housing Fairway Lawns, a lawncare, landscape,
plant nursery and pest control company. The building
previously housed the AMPI, milk producers plant. AMPI
occupied the property when it was annexed into the City on
April 29, 1985. Prior to AMPI, Dairy Council, Inc. occupied
the building. The property was zoned R-2 at the time it was
annexed and was rendered nonconforming. It has had an I-2
nonconforming status since that date.
The property has recently been bought and occupied by
Fairway Lawns, Inc. Fairway's use of the property is
permitted as a continuance of the nonconforming status. To
eliminate the pitfalls associated with nonconformity, the
applicant is asking that the property be zoned I-2.
The I-2 rezoning request conforms to the adopted Land Use
Plan which recommends Light Industrial for this site as well
as all other properties at the intersection of Colonel Glenn
and Shackleford Roads. The LI designation continues well
down Shackleford Road. Uses in the area range from older
single family homes to new office warehouse developments.
The newest office warehouse development is across Colonel
Glenn to the northwest. The R-2 zoned property to the east
is occupied by a nonconforming salvage yard, an I-3 use.
The one single family home adjacent to the south is in
disrepair and it appears that the land is being cleared for
some other development.
Staff believes the I-2 rezoning request to be appropriate
for this site. The property has been used by various
industrial uses since its annexation into the City. I-2
conforms to the adopted Plan and is compatible with uses and
zoning in the area.
2
May 14, 1998
ITEM NO.: 1 (Cont.) FILE NO.: Z-6486
The John Harrow Neighborhood Association was notified of the
rezoning request.
STAFF RECOMMENDATION
Staff recommends approval of the requested I-2 zoning.
PLANNING COMMISSION ACTION: (MAY 14, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
The item was placed on the Consent Agenda and approved by a
vote of 9 ayes, 0 noes and 2 absent.
KI
May 14, 1998
ITEM NO.: 2 FILE NO.: Z-6488
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
George Mallory
Patrick McGetrick
Northside of Cantrell Road,
approximately 800 feet east of
Sam Peck Road
Rezone from R-2 to 0-3
Future Office Development
6.47± acres
Undeveloped, wooded
SURROUNDING LAND USE AND ZONING
North - Park and Single Family, zoned R-2
South - Church and Heating/Air Conditioning Contractor,
zoned R-2; Office Development, zoned PD -O
East - Entergy Substation, zoned R-2
West - Office, zoned POD and Undeveloped, zoned 0-3
PUBLIC WORKS COMMENTS
1. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
2. 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. Stormwater detention Ordinance applies to this property.
4. Hwy. 10 has a 1996 average daily traffic count of 17,000
vehicles.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Express bus route.
LAND USE ELEMENT
The site is located in the River Mountain Land Use District.
The adopted Plan recommends Transition for this property.
Office and Multifamily are appropriate uses within the
Transition area. There is no adjacent single family and
staff believes 0-3 General Office is appropriate for the
May 14, 1998
ITEM NO.: 2 (Cont.) FILE NO.: Z-6488
site. If development of the site cannot conform to the
Highway 10 Overlay District Standards, a Planned Development
will be required.
STAFF ANALYSIS
The request before the Commission is to rezone this
undeveloped 6.47± acre tract from R-2 Single Family to 0-3
General Office. No specific development is proposed at this
time.
The site is located on the north side of Cantrell Road,
approximately 800 feet east of Sam Peck Road. The property
is within the office node developing at the Sam
Peck/Cantrell Road intersection. New offices have been
built on the 0-2 zoned property at the northwest corner of
Sam Peck and Cantrell. Additional new offices have been or
are currently being built across Cantrell to the south. The
property directly at the southwest corner of Sam Peck and
Cantrell has been zoned PD -0 for future development. A
mortgage company is adjacent to the west on property which
is zoned PD -O. Additional 0-3 zoned property is to the west
of the mortgage company. The R-2 zoned property to the east
is occupied by an Entergy substation. Two new churches have
been built in the area, one directly across Cantrell and one
north of the Sam Peck/Cantrell Road Intersection. River
Mountain Park is adjacent to the north. The 200+ foot wide,
heavily wooded park land separates this site from the single
family homes on Southridge. Other uses in the area include
multifamily and recreational developments.
The River Mountain Land Use Plan recommends Transition for
the site. Office uses are appropriate in the Transition
area. Once a specific development is proposed, it must
conform to the heightened design standards of the Highway 10
Overlay District or the applicant must return to the
Commission with a Planned Development.
Staff believes 0-3 to be appropriate for this site. The
zoning is compatible with uses and zoning in the area. The
Land Use Plan states that office uses are appropriate for
the site.
The Walton Heights/Candlewood and Pankey Neighborhood
Associations were notified of the rezoning request.
STAFF RECOMMENDATION
Staff recommends approval of the requested 0-3 zoning.
K
May 14, 1998
ITEM NO.: 2 (Cont.) FILE NO.: Z-6488
PLANNING COMMISSION ACTION: (MAY 14, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
Staff informed the Commission that the required notices had
been sent 14 days prior to the public hearing, not the 15
days required by the Commission's bylaws.
A motion was made to accept the notices as done by the
applicant. The motion was approved by a vote of 9 ayes,
0 noes and 2 absent.
The rezoning request was placed on the Consent Agenda and
approved by a vote of 9 ayes, 0 noes and 2 absent.
3
May 14, 1998
ITEM NO.: 3 FILE NO.: LU98-12-02
NAME: Land Use Plan Amendment - 65th
Street West District
LOCATION: 6400 Stagecoach Road
REQUEST: Single Family to Office
SOURCE: John E. Kurtz
PROPOSAL / REQUEST:
A Land Use Plan amendment in the 65th Street West Planning
District changing from Single Family to Office. Total
acreage for the proposed amendment is approximately one-
third of an acre (0.34±). Office represents services
provided directly to consumers (such as legal, financial and
medical) as well as general offices that support more basic
economic activities.
CURRENT LAND USE AND ZONING:
The property is currently zoned R-2 Single Family and is
shown on the plan as Single Family. All tracts adjacent to
the site are also zoned R-2. Across Stagecoach Road is a
convenience store that is shown as Neighborhood Commercial.
Directly south of the site across Stagecoach Road is David
O. Dodd Elementary School. To the east, west and north of
the site area single family homes. The homes along
Stagecoach Road are in good repair and sit on large lots.
The area along David O. Dodd is a stable area of older
homes.
RECENT AMENDMENTS:
March 17, 1998, a change was made from Multi Family and
Single Family south of Talley Road adjacent to I-30 to
Services Trades District.
A change was made from Parks / Open Space, Multi Family and
Single Family on the west side of Shackleford Road north of
Stagecoach Road to Services Trades District.
A change from Multi -family and Parks / Open Space on the
east side of Shackleford Road north of Stagecoach Road to
Office and Public Institutional.
December 19, 1995, a change from Single Family along both
sides of Stagecoach Road east of I-430 to Commercial, Mixed
Use and Park/Open Space.
May 7, 1991, the area shown as Neighborhood Commercial was
reduced at the intersection of David O. Dodd and Stagecoach
and at the intersection of Stagecoach and Shackleford.
May 14, 1998
ITEM NO.: 3 (Cont.) FILE NO.: LU98-12-02
MASTER STREET PLAN:
David O. Dodd and Stagecoach Road are shown as a Minor
Arterials on the plan. Stagecoach Road is currently a two
lane road. There are no plans to widen the road within the
next five to ten years with current development patterns.
BACKGROUND:
This is a section of Little Rock which has not changed much
in the last decade. There has been no indication of any
major changes in the next few years. The roads are not
proposed for widening and thus no change should be expected
in the next five or more years. Under these conditions, the
existing single family character, the 'neighborhood' can be
expected to continue. The amendment presented is a result
of an enforcement case. The current occupant has converted
a house to an office. However, both to the north near
Colonel Glen and south near I-4-30 are vacant available
areas either zoned or shown on the Plan as appropriate sites
for office or commercial uses. No evidence has been
presented to show why the Plan should be changed to increase
the amount of non-residential use in the area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Crystal Valley and Pecan Lake. As of
printing date, we have not received any letters or comments
in response.
STAFF RECOMMENDATIONS:
Staff believes that a change to any non-residential use is
not appropriate at this time.
PLANNING COMMISSION ACTION: (MAY 14, 1998)
Brian Minyard of the Planning Staff presented the item to
the Commission and stated the Staff recommends denial.
John Kurtz, applicant, spoke of existing businesses and
other non-residential uses in the area. He spoke of the low
traffic volume of his business and the suitability of the
building to his needs.
Commissioner Adcock asked if his business was conducted by
phone or if people came to his office. The response was
that few people came to his office and most business was
conducted via phone or fax machine. He stated that no one
lived on site and office hours were normally 8 to 5.
2
May 14, 1998
ITEM NO.: 3 (Cont.) FILE NO.: LU98-12-02
Sandy Berryman, spoke in support of the applicant and spoke
of drainage problems.
John Rognrud spoke in opposition of the application. He
presented photos of the site. He spoke of living in the
neighborhood for 35 years and that the area was quite and
rustic. He spoke against the intrusion of commercial and
industrial. He asked the commission to deny any change.
Commissioner Putnam asked Mr. Rognrud if he had a problem
with office if it is a POD. Mr. Rognrud stated that the
structure should be a single family house and that there was
office space downtown for the applicant.
Commissioner Berry asked staff when the area was reviewed
last. Walter Malone answered that it was in 1989.
Commissioner Muse asked if the structure was occupied as a
house prior to the current occupant.
John Rognrud stated that he thought that the school bus
stopped there and was questioning the safety factor.
James Corbitt stated that the structure had been improved
since the current owner had taken over.
Julie Wilson, resident of David O. Dodd, spoke of the family
that lived in the house prior to the mortgage company.
Chairman Lichty asked how long Mr. Kurtz had been in
business. Mr. Kurtz spoke that the corporation had been
formed in June of 1997. When he purchased the property, he
stated that he spoke with the planning department and that
the property was non -conforming status, but since then, the
cards had vanished. He also stated that the rock is
leftover from the sewer improvements.
Commissioner Putnam asked how long the company had been in
the structure. The applicant answered that it was around
the end of December. When asked, the applicant stated that
he knew it was a non -conforming use.
Commissioner Adcock asked of staff as to the question of
non -conforming status. Jim Lawson stated that according to
our files, this is not a non -conforming use.
Commissioner Hawn made a motion to approve item as presented
and was seconded. The item was denied by a vote of 0 ayes,
8 noes, and 2 absent and 1 abstention.
3
May 14, 1998
ITEM NO.: 4 FILE NO.: LU98-12-03
Name: Land Use Plan Amendment --
65th Street West District
Location: 6724 and 6902 Brodie Lane
Recuest: Single Family to Low Density
Residential, Light Industrial
and Industrial
Source: Newoods, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street west Planning
District changing an area from Single Family to Low Density
Residential (LDR), Industrial and Light Industrial. The
proposal is for over 18 acres, approximately 1/4 LDR, 1/2
Light Industrial and 1/4 Industrial. Low Density
Residential accommodates a broad range of housing types
including single family attached, single family detached,
duplex, town homes, multi -family and patio and garden homes.
Any combination of these and possibly other housing types
may fall in this category provided that the density is
between six and ten dwelling units per acre. Light
Industrial provides for light warehouse, distribution or
storage uses, and/or other industrial uses that are
developed in a well-designed "park like" setting.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 Single Family and is
shown on the Land Use Plan as Single Family. To the
immediate south, is the WinWater Works, which is a non-
conforming use shown as Neighborhood Commercial on the plan
and is zoned C-1. To the west is wooded, undeveloped land
zoned R2 and shown on the plan as Single Family. To the
north, are single family houses and a small mobile home park
on Brodie Lane, zoned R-2 and R7A, respectively. To the
east, is Letter Perfect, a printer which is shown as
Neighborhood Commercial on the plan and zoned R-2. There
are other non -conforming uses in the area.
RECENT AMENDMENTS:
March 17, 1998, a change was made from Multi Family and
Single Family south of Talley Road adjacent to I-30 to
Services Trades District.
A change was made from Parks / Open Space, Multi Family and
Single Family on the west side of Shackleford Road north of
Stagecoach Road to Services Trades District.
A change from Multi -family and Parks / Open Space on the
May 14, 1998
ITEM NO.: 4 (Cont.) FILE NO.: LU98-12_-03
east side of Shackleford Road north of Stagecoach Road to
office and Public Institutional.
December 19, 1995, a change from Single Family along both
sides of Stagecoach Road east of I-430 to Commercial, Mixed
Use and Park/Open Space.
May 7, 1991, a reduction of area shown as Neighborhood
Commercial to Single Family at the intersection of David
O'Dodd and Stagecoach and at the intersection of Stagecoach
and Shackleford.
MASTER STREET PLAN:
Brodie Lane is shown as a Residential Street. The entry to
the property is within 200' of Stagecoach Road, which is
shown as a Minor Arterial on the plan.
BACKGROUND:
Applicant wants to expand to the north for additional
outside storage areas of concrete blocks ready to ship.
Access to the northern expansion area will be from the west,
via the existing property, and truck entry to the site will
not change from the present location. There are no plans
for additional truck entrances onto the site. In an effort
to make the site more salable to the community, appliciant
is wanting to place a residential buffer on Brodie Lane for
rental units, some of which may be rented to employees. The
rental units will have direct access to Brodie Lane. There
will not be a vehicular connection from the rental units in
the front to the storage area in the back.
Stagecoach Road does have several non -conforming commercial
uses along this section, but still maintains a rural flavor.
The homes are generally in good repair and sit on large
lots. The road itself is a two lane without curbs and
gutters and is typical of a rural highway in the state.
There are no plans at this time to widen Stagecoach. This,
in effect, means that there will be no change for at least
five years.
If this request is granted, an island of LDR, Light
industrial and Industrial would be located in the center of
a single family area. When this site was last involved in
a zoning action to change to industrial, the neighborhood
strongly opposed the change. At that time, residents
strongly stated this was a residential neighborhood and
further non-residential uses should not be encouraged.
Since that time, there has been little change in the area.
2
May 14, 1998
ITEM NO.: 4 (Cont.) FILE NO.: LU98-12-03
The area is predominately rural residential in character
with several historic or architectural significant sites, 10
Mile House and the Castle House.
Past history of the site includes a change in the Land Use
Plan from Industrial to Single Family for the "Block Plant"
site. (ordinance # 15,744, dated September 19, 1989.) In a
letter from Stephen Cuffman, attorney representing Dr. Gary
Woods, owner of ABC Block Company, it was stated that "After
acquiring ABC Building Products, Inc., Dr. Woods immediately
withdrew this zoning request. Also, I am authorized to
state on behalf of Dr. Woods that it is his intention to
relocate his concrete block manufacturing operation to a
more suitable location within six to ten years." The letter
continues to state that "Obviously, Dr. Woods has a sincere
personal interest in preserving the residential nature of
this area..." Dr. Woods, at that time, owned 10 Mile House,
a.k.a. Stagecoach House. Since that time, the estate of Dr.
Woods has sold the block plant to the current owners which
have filed for this amendment.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Crystal valley and Pecan Lake. As of
printing date, we have received two phone calls of an
informational nature and one negative.
STAFF RECOMMENDATIONS:
Staff does not believe the change to be appropriate at this
time.
PLANNING COMMISSION ACTION: (MAY 14, 1998)
Brian Minyard of the Planning Staff presented the item and
stated that Staff recommended denial of the application.
James Corbitt, of Newoods, Inc., the applicant, spoke in
favor of the change. He explained that the property was to
be used for storage. The company has grown over the years
and needs the room.
James Corbitt stated that he had bought the property to
expand his business. He told the neighborhood that the
property would not stay as it is regardless of the
application. It is zoned residential and he is not planning
on losing money on the property. With the addition of the
sewer, it makes it easier to build residential housing
units. He stated that he does build houses "on the side".
3
May 14, 1998
ITEM NO.: 4 (Cont.) FILE NO.: LU98-12-03
John Rognrud spoke in opposition to the plan. He spoke that
he wants them to keep their word and move to another
location. He spoke that he was in the building salvage
business, but that he did not have a store on his property
because it was not good for the neighborhood.
Julie Wilson presented a map and photos to the commission.
She spoke of squeezing out property owners and noise
concerns of delivery of materials. She spoke of the
residential component along Brodie Lane with additional
traffic with the additional housing. The road is narrow and
it is unsafe for large trucks.
Linda D. Kirtley spoke that her family has lived in the
neighborhood for a long time. She spoke that she felt that
the applicants were not good neighbors and felt that they
were trying to drive out her grandmother (Mrs. Davis).
RH Dozier spoke in opposition to the plan change. He spoke
that the map provided by the staff did not indicate that the
applicant's property was not contiguous. He spoke of an
agreement to access the northern piece of property through
another property to the west. He stated that they needed to
stay where they were, and not expand. If they expand, it
will be at the neighborhood's expense.
Peter Rognrud, son of John Rognrud, spoke in opposition. He
cannot see how an expansion of this type would benefit the
neighborhood.
Commissioner Putnam asked about signatures on the petitions
verifying names and addresses.
Commission Hawn mad a motion to approve item 4 as presented
and was seconded. The item was denied with a vote of
0 ayes, 9 noes and 2 absent.
4
CUFFMAN AND CUFFMAN
ATTORNEYS AT LAW
SUITE 2124
FIRST COMMERCIAL BUILDING
400 WEST CAPITAL AVENUE
LITTLE ROCK, ARKANSAS 72201
PHILLIP P. CUFFMAN
STEPHEN K. CUFFMAN July 10, 1989 TELEPHONE
(501) 374-5900
Ms. Martha Miller
Chairman
Little Rock Planning Commission
723 W. Markham Street
Little Rock, AR 72201
Re: Zoning request filed by the estate of
C. E. McIntosh and Max McIntosh;
File No. Z-5119
Dear Ms. Miller:
I represent Newoods, Inc. and its shareholder, Dr. Gary Woods.
Newoods, Inc. recently purchased substantially all of the assets of
ABC Building Products, Inc., a concrete block manufacturing plant
located at 6902 Brodie Lane, Little Rock, Arkansas. Dr. Woods, in
his individual capacity, purchased the real estate upon which the
manufacturing plant is situated. My purpose in writing is to express
to you, and the other members of the Little Rock Planning Commission,
my client's opposition to a proposed rezoning of a parcel of real
estate which A.$ks, located adjacent to the ABC Building Products
manufacturing `plant. That property is owned by the estate of C. E.
McIntosh and is being leased by a company named Parts is Parts, The
McIntosh estate has requested that the subject property be rezoned
from its current non -conforming use status to an industrial status.
It is my understanding that the Planning Commission Staff has
recommended. . approval of the rezoning request. The Staff's
recommendation is apparently based upon a finding that the rezonin:,
request is Fonsistent with certain long-range planning recently
adopted by the -City. It is also my understanding that the City's
decision to adopt the long-range plan was greatly influenced by the
fact that property owned by my client is currently being used for
industrial purposes pursuant to a non -conforming use classification.
I am aware of legal precedents which limit the discretion of the
Commission to deny a rezoning request which generally complies with
the City's established zoning policies. Should the Commission
determine that its discretion in this matter is limited for that
reason, I would respectfully urge the Commission to defer the
McIntosh rezoning request and reconsider the long-range plan for this
area for the reasons set forth below.
The Commission should be aware that the previous owners of ABC
Building Products, Inc. filed a similar request for permanent
C.UI FMAN AND CUFFMAN
V
Ms. Miller
July 10, 1989
Page Two
industrial zoning classification. After ac
iring the property
ABC Building Products, Inc., Dr. Woods immediately withdrew th sm
rezoning request. Also, I am authorized to state on behalf of Dr.
Woods that it is his intention to relocate his concrete block
manufacturing operation to a more suitable location within six to ten
years. Thereafter, it is his intention to use the existing plant
site for commercial purposes which are more compatible with the
residential nature of the neighborhood. Obviously, Dr. Woods has a
sincere personal interest in preserving the residential nature of
this area and I would like to summarize for the Commission his
position in this regard.
The area under consideration is a well established residential
neighborhood that has seen no new industrial construction in the last
ten to fifteen years. Most of the homes in this area are of good
quality and at least two of the homes have unique historical
significance. The Stagecoach House, located directly across
Stagecoach Road from the area proposed to be rezoned, is owned by Dr.
Woods and his wife, Nancy Newell. They have spent approximately
$300,000.00 restoring their home to its appearance at the time it was
constructed in the 1830s. This home is the oldest privately owned
residence in Arkansas and was one of the first residences in the
country to be placed on the National Register of Historic Places.
The StagecoaciY.4fouse is architecturally unique, having been designed
by the same architect who designed the Old Statehouse on Markham
Street in Little Rock.
The Stagecoach House was also occupied by Union troops during
the Civil War and used as its headquarters. David O. Dodd, the young
Confederate, hero of the Civil War, was captured and detained near the
house. The .Arkansas Historic Preservation Society recently donated
the tombstone\ of David O. Dodd to a group headed by Dr. Woods on the
condition that a memorial be erected in honor of Mr. Dodd at the site
of his capture. Nearby, a plaque commerates the last stand by
Confederate soldiers, on September 111 18631 after the fall of the
City of Little Rock. This area was also the route of the "Old
Southwest Trail", which was the path traveled by those who settled
Texas and many other areas in the Southwest.
The Castle House is also located in the
Road. This house is totally unique architectusame area on Stagecoach
rally and has been used
on many occasions as the site for fund-raising activities on behalf
of the Arkansas Opera Theatre and other community projects. The
owner of the Castle House, Mr. John Rognrud, has expended
approximately $2,500,000.00 restoring this home and its surrounding
landscape.
CUFFMAN AND CUFFMAN
Ms. Miller
July 10, 1989
Page Three
In summary, this area of our city has a well established
residential nature which has not been disturbed by new industrial
construction for nearly fifteen years. The Stagecoach House and the
Castle House are indisputably significant structures, both
architecturally and as historical symbols of our city and state.
Existing and proposed memorials commerating the importance of the
area as part of our State's Civil War history should also be taken
into consideration.
It is my client's position that the matters set forth in this
letter argue persuasively against further industrial development in
this section of our city. I therefore urge the Commission to defer
the McIntosh rezoning request, if necessary, and to re-evaluate the
suitability of this area for industrial development in light of its
historical significance and established residential nature.
If you need any additional information concerning the matters
set forth in this letter, please do not hesitate to contact me.
Thank you very much for your consideration.
SKC/law
Sincerely
S uffman
I
cc: Commission Members
Dr. Gary Woods
ORDINANCE 15,74.4
AN ORDINANCE AMENDING THE 65TH STREET
WEST LAND USE PLAN FROM LIGHT INDUSTRIAL
TO SINGLE FAMILY AND COMMERCIAL IN AN
AREA AROUND BRODIE LANE AND STAGECOACH ROAD
WHEREAS, the property owners and surrounding property
owners desire a land use plan amendment; and
WHEREAS, the Little Rock Planning Commission recommends a
lower land use designation than is currently shown on the land
use plan; and
WHEREAS, the Little Rock Planning Staff recommends the
Plan be amended to show Single Family and Commercial rather
than Industrial.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS
OF THE CITY OF LITTLE ROCK, ARKANSAS.
SECTION 1. That property commonly known as the "Block
Plant" west of Stagecoach and south and west of Brodie Lane be
changed from Industrial to Residential on the 65th Street West
Land Use Plan.
SECTION 2. That the property located at the intersection
of Brodie Lane and Stagecoach Road on the 65th Street West
Land Use Plan be changed from Industrial to Neighborhood
Commercial.
PASSED: September 19, 1989
ATTEST: APPRO ED:
` n
c 2-44dal ........ .
Asst. Citv Clerk Robbie Hancock Vice ivlayor Sharon Priest
May 14, 1998
ITEM NO.: 5 FILE NO.: LU98-11-01
NAME: Land Use Plan Amendment -
I-430 District
LOCATION: Northeast Corner of Kanis Road
and Bowman Road
REQUEST: Mixed Office Commercial to
Commercial
SOURCE: McGetrick Engineering for
St. Jude's Hospital
PROPOSAL / REQUEST:
A Land Use Plan amendment in the I-430 Planning District
changing 7t acres from Mixed Office Commercial to
Commercial. This site is located at the northeast corner of
the intersection of Kanis and Bowman Road. Commercial
represents a broad range of retail and wholesale of
products, personal and professional services, and general
business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve.
CURRENT LAND USE AND ZONING:
The property is currently zoned as R-2 Single Family and is
shown as Mixed Office Commercial on the Land Use Plan. To
the north of the site is a shopping center, currently under
construction, which is zoned C-3 with a Land Use shown as
commercial. To the west is a nursery zoned R2 and
represented on the Land Use Plan as MOC. Directly south of
the site across Kanis is a liquor store and vacant land
zoned C3 and MOC land use. On the southwest corner of the
intersection are mini -warehouse and general business zoned
R2 and shown as Transitional on the Land Use Plan.
RECENT AMENDMENTS:
May 20, 1997, a change from Office to Commercial on the
north side of Chenal Parkway between Bowman and Autumn
Roads.
January 16, 1996, a change
Suburban Office in an area
Sandpiper Subdivision, and
December 19, 1995, a change
Office Commercial southeast
Bowman Roads.
December 19, 1995, a change
area northwest of the Kanis
intersection.
from Low Density Residential to
east of Bowman Road, north of
south of Kanis Road.
from Multi Family to Mixed
of the intersection of Kanis and
from Office to Commercial for an
and Shackleford Road
May 14, 1998
ITEM NO.: 5 (Cont.) FILE NO.: LU98-11-01
February 7, 1995, a change from Office to Mixed Office and
Commercial south of Chenal Parkway and west of Hermitage
Road
MASTER STREET PLAN•
Both Kanis and Bowman are shown as Minor Arterials on the
plan. Both streets are currently two lane roads with open
ditches.
BACKGROUND•
1) There are available sites for commercial development in
the area either already zoned such or shown on the Land Use
Plan. 2) In the options developed by the Kanis Road
Corridor Study, there was no support to change the Land Use
on this site. 3) It is reasonable with the existing zoning
pattern to have an office or mixed development, as shown on
the plan, for this site. 4) This is a developing area of
Little Rock. Over the last several years, parcels along
Chenal Parkway have changed from office and multi -family to
commercial. Traffic congestion continues to build in this
area. No reason has been given to show need to change the
plan.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Birchwood, Sandpiper, Gibraltar Heights,
Point West and the Rock Creek Neighborhood Action Plan
committee. We have two comments stating opposition to the
change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (MAY 14, 1998)
Walter Malone, Planning Manager, introduced the item.
Mr. Malone reviewed the Plan and use pattern in the area.
The City has been trying to keep the area more office
oriented. Mr. Malone reviewed the existing commercial zoned
areas in the vicinity. In addition the Kanis Corridor Task
Force did not recommend any changes for this area. Staff
prefers not to show Commercial along Kanis Road, so that we
will not get the same development pattern as seen along
Chenal Parkway and Markham.
2
May 14, 1998
ITEM NO.: 5 (Cont.) FILE NO.: LU98-11-01
Brooks McRae, represented development group asking
Commercial rather than Mixed Office Commercial. The
developers intend to use the Planned Development Process
which will give the opportunity to review the planned
development. The surrounding property uses were reviewed,
this change would be consistent with the existing uses. Mr.
McRae noted the high cost of the road improvements and the
City's intimate traffic signal work. The surrounding
neighborhood associations were more concerned about the
quality of development, landscape, etc. not specific use
(Mixed Office Commercial to Commercial). We believe there
are no objectors. In response to a question about use Mr.
McRae stated it would not be an auto dealership.
Pat McGetrick, engineer for the applicant reviewed the
surrounding property use and zoning. Mr. McGetrick agreed
that the use pattern should not be totally commercial;
however, he gave several examples of noncommercial
development along the corridor. Next Mr. McGetrick reviewed
the street improvements both proposed and those required on
this property.
Commissioner Earnest asked why cannot use Mixed Office
Commercial (MOC) to achieve desire of Staff and Mr.
McGetrick. Mr. McGetrick stated they were ready to develop
now with Commercial not with Mixed Office Commercial.
Commissioner Putnam asked that Mr. Jones state this would
not be an auto dealership. Mr. Jones stated he would not
put a dealership on the site. Mr. McGetrick agreed that the
owner would use a "PCD" to zone the property. There was
discussion about "Commercial", "Commercial - PCD" and "Mixed
Office Commercial."
Commissioner Hawn moved that the item be approved as amended
by applicant (Commercial - PUD required). By a vote of
2 for and 7 against the change was denied.
3
May 14, 1998
ITEM NO.: 6 FILE NO.: LU98-15-01
Name: Land Use Plan Amendment -
Geyer Springs West District
Location: 12300 Chicot Road
Request: Single Family to Industrial
Source: J. Graves Insulation Company
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Geyer Springs West Planning
District changing an area from Single Family to Industrial.
Total area of the petition is five acres. Industrial
encompasses a wide variety of manufacturing, warehousing
research and development, processing, and industry related
officer and service activities.
This land use plan amendment is a result of an enforcement
issue. A building was erected and a vehicle use area was
created without the necessary permits or approvals.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 Single Family and I2 and
is surrounded by R2. To the north of the site are smaller
single family homes. Single family homes are also located
along Hillsboro and Bunch Roads. Across Chicot Road are
undeveloped wooded tracts of land. To the north at the
intersection of Deer Meadow and Chicot, are two businesses,
one of which is a motorcycle shop. To the south of the site
site a developing residential golf course development. The
Land Use Plan shows single family for the area with
commercial north of Hillsboro and Chicot Road.
RECENT AMENDMENTS:
November 4, 1997, various changes relating to the Chicot
West I-30 South Neighborhood Action Plan.
MASTER STREET PLAN:
Chicot Road is shown as a Principal Arterial on the plan.
Chicot is currently a two lane road with a rural nature.
BACKGROUND•
The Chicot West I-30 South Neighborhood Action Plan was
adopted November 2, 1997. This action plan, developed by
the neighborhood, made several changes to the land use plan.
Included in these changes were the elimination of multi-
May 14, 1998
ITEM NO.: 6 (Cont.) FILE NO.: LU98-15-01
family housing in to the north and south of this site. The
plan, in effect, encouraged single family structures along
this stretch of Chicot Road.
Bunch and Chicot Road arerural, two lane roads with open
ditches. There are no funding plans to widen these roads;
therefore, no changes should be expected within the next
five years.
The proposed expansion will extend southward to Bunch Road,
which is the northern boundary of the golf course
development. Industrial uses do not appear to be a
compatible use with a golf course residential development or
single family.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Deer Meadow, Legion Hut, Shiloh, and
Yorkwood. As of printing date, we have not received any
letters or comments in response.
STAFF RECOMMENDATIONS:
Staff does not feel that the change in the land use plan is
appropriate.
PLANNING COMMISSION ACTION: (MAY 14, 1998)
Brian Minyard of Staff presented the item. Staff recommends
denial of the application.
Terry Blaylock, the applicant, spoke in favor of the change.
It is our intent not to expand too much, but to put up a
pole barn to protect materials and improve circulation. He
spoke that he was unaware that a building permit was not
filed until after the fact.
Mr. Benjamin H. Ogle spoke in favor of the plan change.
Jim Lawson, spoke that this case reminded him of the Hilaro
Springs item. We do not want to classify this area as
industrial. We cannot recommend something that has not been
filed yet, but the appropriate way would be for him to come
back with a PID to include his pole barn and whatever else
he wanted to do in the next couple of years.
Chairman Lichty asked about other speakers in favor.
Norm Floyd spoke in opposition to the plan change. Mr.
Floyd was a co-author of the Chicot West Neighborhood Plan
2
May 14, 1998
ITEM NO.: 6 (Cont.) FILE NO.: LU98-15-01
and a representative of the Legion Hut Neighborhood
Association. Legion Hut NA. is against the Land Use Plan
Amendment. "Personally, I do not think that the
neighborhood has a problem with the business. The problem
we have is in blanket change of that area. I think we would
support a PID. 11
Commissioner Putnam asked that Mr. Blaylock explain future
plans for the southern section of the newly acquired
property.
Mr. Blaylock stated that of the 3 1/2 acres that was
purchased, it is their intention to sell an acre of that lot
that fronts onto Bunch Road to an adjacent property owner.
It is not our intent to access onto Bunch Road.
A motion was made by Commissioner Hawn to approve item as
filed and was seconded.
The motion was amended by Commissioner Hawn to approve item
as filed and encourage applicant to consider filing a PID
and was seconded. The item was denied by a vote of 0 ayes,
9 noes, and 2 absent.
3
May 14, 1998
ITEM NO.: 7
NAME: Master Street Plan Amendment
LOCATION: Southridge Drive Collector
REQUEST: Reduce Designs Standards
SOURCE: River Mountain Neighborhood Action Plan
STAFF REPORT:
The Master Street Plan was reviewed as part of the River Mountain
Action Plan process. Currently on the Master Street Plan
Southridge Drive is proposed as a collector street running from
Cantrell Road to Rivercrest Drive. The request is to amend the
Master Street Plan recognizing the existing street design.
The Walton Heights subdivision plat was filed January 21, 1964.
The plat reflects a dedication of 60 foot of right-of-way for
South Ridge Drive, the required right-of-way for a collector
street. The existing street was built to a reduced standard of
27 foot of pavement width. The neighborhood feels that should be
street be constructed to collector standards, 36 foot of pavement
width, the traffic speeds would increase in the area.
The Walton Heights subdivision is for the most part "built -out".
The current street is now functioning as a collector with the
reduced design standards and is servicing the needs of the area.
There is little to no concerns with traffic congestion to justify
the expense of widening the street an additional four (4) to
eight (8) feet of paving width.
STAFF RECOMMENDATION:
The Planning Staff and the Public Works Staff recommend that the
Southridge Drive remain a collector street classification on the
Master Street Plan with reduced design standards. Southridge
Drive was built with reduced standards and has been functioning
as a collector with these standards. Staff is recommending that
the Plan be amended to reflect the existing street design of 27
feet paving width with 60 feet of right-of-way.
PLANNING COMMISSION ACTION:
(MAY 14, 1998)
Walter Malone, Planning Manager informed the Commission that
Staff had measured the road in three places and found it at
standard. There is nothing to amend and the item should be
withdrawn. The item was placed on consent for withdrawn. By a
vote of 9 for 0 against approved for withdrawal.
May 14, 1998
ITEM NO.• 8
NAME: Master Street Plan Amendment
LOCATION: Valley Drive, Warren Road, Stanton Road,
Doyle Springs Road and Evergreen
REQUEST: Reduced right-of-way and paving width
SOURCE: Public Works Department
STAFF REPORT•
Collector streets are traffic connections from residential
streets to arterials or activity centers to arterials. Over the
past several years, the City has used "local street" money as
well as transportation improvement project funds to improve
substandard collectors in built up area.
Since the areas were already developed the improvements were not
always to 60 foot right-of-way with 36 foot of paving. The City
constructed (reconstructed) roads to meet the needs of existing
developed areas.
At this time the City would like to modify the Master Street Plan
to indicate the newly constructed streets are built to the
standard needed for the alignment. The collectors Valley Drive
(from Chicot to Warren Roads) and Warren Road (from Valley Drive
to Mabelvale Cutoff Road) are modified to require a 27 foot wide
street in a 60 foot right-of-way. The second change is for
Stanton Road (from Baseline Road to I-30), Doyle Springs Road
(from Baseline to I-30) and Evergreen Street (from University
Avenue to Mississippi). These road segments would have a design
standard of 50 foot right-of-way with a 27 foot paving width.
The amendment should also note that if a large or intense
nonresidential or multifamily development is approved along any
of these roads additional pavement and right-of-way may be
required.
STAFF RECOMMENDATION:
Staff recommends approval.
PLANNING COMMISSION ACTION:
(MAY 14, 1998)
Tad Borkowski, Civil Engineer Public Works indicated Staff would
provide a memorandum on why these roads were to be changed and
why this process was used. The Commission expressed concern
about a change after the fact and asked that in the future
changes be brought prior to the construction. The item was
May 14, 1998
ITEM NO.: 8 (cont.)
placed on consent for approval. By a vote of 9 for 0 against
2 absent the item was approved.
2
May 14, 1998
ITEM NO.: 9 FILE NO.: Z-6477
NAME: Pleasant Ridge West - Zoning Site Plan Review
LOCATION: Southwest corner of Cantrell Road and Pleasant
Ridge Road
DEVELOPER•
ENGINEER•
Schickel Development Co. White-Daters and Assoc.
11601 Pleasant Ridge Road 401 S. Victory Street
Little Rock, AR 72212 Little Rock, AR 72201
AREA: 5.60 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED: None
The property is zoned C-2 and therefore requires a site plan
review for any development. Any uses within the proposed
buildings must be permitted C-2 uses. Therefore, there are no
other use issues associated with this site plan.
A. PROPOSAL/REQUEST:
The applicant is proposing a site plan which includes two
buildings, containing a total of 33,900 square feet, and 242
parking spaces. The larger building located within the west
half of the property contains 24,000 square feet and will be
used for retail sales. The smaller building to the east
contains 9,000 square feet and will be used as a restaurant.
There will be three access points on Pleasant Ridge Road.
No curb cuts are proposed on Cantrell Road.
B. EXISTING CONDITIONS:
The site has been cleared and some site preparation work has
been done. There are commercial uses to the east, along the
south side of Cantrell Road, and a multifamily development
to the west.
May 14, 1998
ITEM NO. : 9 (Cont. ) FILE NO. : Z-6477
There is a new office building and post office across
Pleasant Ridge Road to the south. There is undeveloped
single-family residential property to the north across
Cantrell Road, with the Walton Heights Subdivision further
north.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Walton Heights/Candlewood Neighborhood
Association was notified of the public hearing.
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.
2 . Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline including additional right-of-way
for right turn lane will be required.
3 . Provide design of streets conforming to "MSP" (Master
Street Plan) . Construct one-half street improvements to
these street improvements to these streets including 5
foot sidewalks with planned development including right
turn lane.
4 . All driveways shall be concrete aprons per City
Ordinance.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6 . Stormwater detention ordinance applies to this property.
7 . Obtain permits for improvements within Highway right-of-
way on Cantrell Road from AHTD, District VI.
8. Western property line shall be terraced per Section 29,
provide cross section for City's approval.
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.
11. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
12 . 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.
13. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
2
•
May 14, 1998
ITEM NO. : 9 (Cont. ) FILE NO. : Z-6477
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
15. Dedicate additional right-of-way or easement for the
sidewalk on Pleasant Ridge Road north of restaurant
entrance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: On site fire protection may be required.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
Areas set aside for landscaping meet with ordinance
requirements.
This project must be screened from the property to the west.
Because of the grade difference evergreen trees would
probably offer the best screen over a period of years.
Provide a detail of how the grade difference along the
western perimeter will be dealt with.
A sprinkler system to water landscaped areas is required.
If dumpsters are to be used, their locations must be shown
and they must be screened to a height of 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 .
3
May 14, 1998
ITEM NO. : 9 (Cont. ) FILE NO. : Z-6477
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
April 16, 1998. The site plan conforms with the comments
made by the Subdivision Committee.
There are 162 parking spaces required by ordinance. The
site plan shows 242 parking spaces. There are no other
issues associated with parking.
The site plan conforms to the Highway 10 Overlay District
Ordinance with relation to building setbacks and landscape
buffers. There should be no further issues for resolution
and the proposed development should have no adverse effect
on the surrounding properties.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the Highway 10 Overlay District
Ordinance
2. Compliance with the comments noted in paragraphs D, E
and F of this report.
3 . All signage must conform to the Hwy. 10 Overlay District
Ordinance.
4 . Any site lighting must be directed away from adjacent
property.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Joe White was present, representing the application. Staff gave
a brief description of the site plan.
Staff noted that the proposed site plan conforms with the Hwy. 10
Overlay Ordinance.
The Public Works comments were briefly reviewed. The requirement
for a right turn lane off Highway 10 onto Pleasant Ridge Road was
discussed.
Mr. White stated that a revised site plan would be submitted,
complying with the Subdivision Committee Comments.
After further discussion, the Committee forwarded the issue to
the full Commission for final action.
4
May 14, 1998
ITEM NO. : 9 (Cont. ) FILE NO. : Z-6477
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
The applicant was not present. Staff presented the item and a
recommendation of approval. Staff noted that the item was
removed from the Consent Approval agenda due to the fact that a
realignment of Pleasant Ridge Road will be discussed by the Plans
Committee.
Commissioner Earnest stated that the issue of realignment of
Pleasant Ridge Road will be considered by the Plans Committee at
a meeting on May 4, 1998 at 11:00 a.m. He stated that the Plans
Committee would like to defer this item until after that meeting.
A motion was made to defer the item to the June 11, 1998 Planning
Commission agenda. The motion passed by a vote of 10 ayes,
0 nays and 1 absent.
PLANNING COMMISSION ACTION: (MAY 14, 1998)
Commissioner Earnest made a motion to place the item on the
May 14, 1998 Planning Commission agenda as item #9 and, more
particularly, to place the item on the Consent Agenda for
approval as recommended by staff with the added condition that
Mr. Schickel pay for at least 20% of the cost of a future traffic
signal at Pleasant Ridge Road and Cantrell Road. Commissioner
Earnest made comments related to Pleasant Ridge Road as discussed
by the Plans Committee on May 4, 1998. The motion passed by a
vote of 9 ayes, 0 nays and 2 absent and the item was placed on
the Consent Agenda for approval.
A motion was made to approve the Consent Agenda. The motion
passed with a vote of 9 ayes, 0 nays and 2 absent.
5
a
..
a—
:v._
�. „„„:,:::,.
.::,„,„
Li,
.............
......
:::::..
,„„„„,„,
r ,„!„„„:„, ::::::::::: ,
c
,_„:„.::,:,. ,,,, . • .._,...... ......... Q
'..,..,.:.::ii:11:,:!:,:!.. .:„.,.::,,:„, c
v • • • • • • • • • m
• • • • •\-\ • •
• • • • • • • • •
41 0
• 9 •.T • • • • •
fX
O iO4. \ \ \ \ \
UJ
o /
z
.‹P
2
m
0 I- \ \\ \\
44
Z � rn
' � ' \ \ \ \ \
*4 \ \ \\.
.\\ \ Viiii.
Q. ':::::
L \ \ \ \ \ \ \
\ <<'\\ \ \ \ \ \ \ \ N.
\, \ \\ \\ \ \
< Q z
as iii!i!ii o 0
'�- o o
�- = a } a
cn z re z � Y � LU = : U Cl)~ z ix z -' Y m't LLI wLu=
:::::: } L,IJ § F-- UQ --I >- W — § HCJQ --' r
Q ><`:?' w ¢ O = = cn0zz z € tzzw u) Oz z
= c) f— z = :>: � � � �n = c� F- z = �
0 ` i l 00 W0 u- Q am _5 = <::_: m W m o u. Q dm =1 =
May 14, 1998
There being no further business before the Commission, the
meeting was adjourned at 5:49 p.m.
Date (0-----2-q- ---si
III,
/
retChai . .
-. .
May 14, 1998
There being no further business before the Commission, the
meeting was adjourned at 5:49 p.m.
Date
/ f
S cret Chai an