pc_08 06 1998I.
II.
LITTLE ROCK PLANNING COMMISSION
REZONING HEARING
MINUTE RECORD
AUGUST 6, 1998
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
Members Present:
Members Absent:
City Attorney:
Herb Hawn
Bill Putnam
Judith Faust
Rohn Muse
Hugh Earnest
Larry Lichty
Obray Nunnley, Jr.
Pam Adcock
Mizan Rahman
Richard Downing
Craig Berry
Cindy Dawson and
Stephen Giles
LITTLE ROCK PLANNING COMMISSION
REZONING AND PLANNING HEARING
AGENDA
AUGUST 6, 1998
4:00 P.M.
I. DEFERRED ITEMS:
A. Concert Staging -- Long -Form PD -I (Z -4790-A)
B. College Station Community Complex - Subdivision
Site Plan (S-1206)
C. Otter Creek Town Center - Preliminary Plat (S -45A-32)
D. Pulaski Academy - Conditional Use Permit (Z-6520)
II. REZONING ITEMS:
1. Z -3660-B Northwest corner of I-30 R-2 & C-2 to
and I-430 to C-3 & C-4
2. Z-6529 6909 Baseline R-2 to 0-3
3. Z-6531 Chenal Parkway and R-2 to 0-3
Highway 300
4. Z-6532 Chenal Valley Drive R-2 to MF -18
and Rahling Road & MF -6 to R-2
4A. Resolution of intent to zone an area at the northeast
corner of Arch Street Pike and Dixon Road
4B. Z-6535 10305 Arch Street Pike, northeast corner
of Arch Street Pike and Dixon Road from
unclassified to C-3
III. PLAN ISSUES•
5. LU -98-07-01 A Land Use Plan Amendment in the I-30
Planning District in the 1500 and 1600
Block of Boyce Street from Single Family
to Industrial.
6. LU -98-12-04 A Land Use Plan Amendment in the 65th
Street West Planning District for an area
bounded by Stagecoach Road, Herndon Road,
McPherson Road and Lanehart Road from
Single Family and Neighborhood Commercial
to Service Trades District and Park/Open
Space.
III. PLAN ISSUES: (Cont.)
7. LU -98-14-04 A Land Use Plan Amendment in the Geyer
Springs East Planning District on the
south side of Baseline Road from Reck to
the intersection of Community Road from
Low Density Residential to Commercial and
Mixed Use.
8. LU -98-15-02 A Land Use Plan Amendment in the Geyer
Springs West Planning District at 9222
Chicot Road from Suburban Office to
Neighborhood Commercial.
9. LU -98-15-03 A Land Use Plan Amendment in the Geyer
Springs West Planning District at Johnson
Lane east of Heinke Road from Single
Family to Services Trades District.
10. LU -98-16-02 A Land Use Plan Amendment in the Otter
Creek Planning District at the northwest
corner of I-30 and I-430 from Community
Shopping to Commercial.
11. LU -98-19-02 A Land Use Plan Amendment in the Chenal
Planning District along the west side of
Rahling Road south of the Pebble Beech
intersection from Multi -Family to Single
Family and an area along the east side of
Chenal Valley Drive north Rahling Road
from Single Family to Multi -Family.
12. LU -98-20-03 A Land Use Plan Amendment in the Pinnacle
Planning District at 8400 Ferren Lane from
Single Family to Services Trades District.
13. LU -98-23-01 A Land Use Plan Amendment in the Arch
Street Planning District on either side of
Dixon Road east of Arch Street Pike from
Park/Open Space and Single Family to
Commercial and an area on the west side of
Arch Street Pike north of Vinson from
Single Family to Commercial.
IV. OTHER MATTERS:
14. Pulaski Academy Denny Road Annexation
15. Smart Growth - Discussion Item
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August 6, 1998
ITEM NO.: A 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. 0. 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 f loodway.
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
August 6, 1998
ITEM NO.: A (Cont.) FILE NO • Z -4790-A
currently contains a 7,500 square foot building, of which
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.
K
August 6, 1998
ITEM NO.: A (Cont.) FILE NO • Z -4790-A
C.
IM
E.
F.
NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Upper Baseline Neighborhood Association was
notified of the public hearing.
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.
LATA: 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
3
August 6, 1998
ITEM NO.: A (Cont.) FILE NO.: Z -4790-A
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
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.
G. 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.
H. 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.
4
August 6, 1998
ITEM NO.: A (Cont.) FILE NO Z 4790 A
3. Staff recommends denial of the waiver of
one-half street improvements to Hilaro Springs Road.
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 f loodway 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.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
Jerry Fitzpatrick and Troy Laha were present, representing the
application. There were no objectors present. Staff gave a
brief description of the proposed PD -I and a recommendation of
approval with conditions. Staff noted that the only outstanding
issue was the requested waiver of street improvements to Hilaro
Springs Road and that staff recommended denial of the waiver
request.
Jerry Fitzpatrick addressed the Commission in support of the
application and the waiver request. Mr. Fitzpatrick gave a brief
description of the property and the general area. He noted the
5
August 6, 1998
ITEM NO.: A (Cont.) FILE NO • Z -4790 -
surrounding properties as swampland and the fact that there were
no street improvements in the general area as justification for
the waiver request.
Bob Turner, of Public Works, noted that the requirement for
boundary street improvements apply to all areas of the city and
to all applicants. He stated that if the waiver were approved,
the citizens of Little Rock would have to pay for the
improvements when they are made. He noted that Public works
would support a deferral of street improvements or a 15 percent
in -lieu contribution, but not a waiver.
Chairman Lichty asked Mr. Fitzpatrick if he would agree to a
deferral of street improvements.
Mr. Fitzpatrick responded in the affirmative.
There was a brief discussion concerning the future improvements
to Hilaro Springs Road and the cost of the construction. There
was additional discussion concerning the options which the
applicant has for street improvements.
Mr. Fitzpatrick concluded by amending the waiver request to be a
deferral of street improvements for five years.
There was another brief discussion concerning the floodway area
which would be dedicated to the City. Mr. Turner explained this
issue.
A motion was made to approve the application as recommended by
staff, including a deferral of street improvements to Hilaro
Springs Road for five (5) years. The motion passed by a vote of
10 ayes, 0 nays and 1 absent.
N
August 6, 1998
ITEM NO.: B FILE NO.: S-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 NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: Not zoned ALLOWED USES:
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.
The clinic has offices for five (5) physicians and one (1)
dentist, and is located near the northeast corner of the
August 6, 1998
ITEM NO.: B (Cont.) FILE NO • 5-1206
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary. No comment.
AP&L: No Comment received.
K
August 6, 1998
ITEM NO.: B (Cont.) FILE NO.: 5-1206
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.
LATA: See attached letter for CATA 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.
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.
3
August 6, 1998
ITEM NO.: B (Cont.) FILE NO • S-1206
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.
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.
4
August 6, 1998
ITEM NO.: B (Cont.) FILE NO.: S-1206
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.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
Staff informed the Commission that all of the Public Works issues
associated with this property had been resolved. There were no
objectors present. Staff recommended approval of the site plan
subject to the conditions as noted. Staff also recommended
approval of the requested deferral of street improvements to the
boundary streets for a period of 5 years or until funding is
available from the Arkansas Highway and Transportation
Department's Enhancement Grant.
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, 0 nays and 1 absent.
6.1
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
CAMMACK VILLAGE • LITTLE ROCK • MAUMELLE • NORTH LITTLE ROCK • PULASKI COUNTY • :SHERW00�/%
August 6, 1998
ITEM NO.: C 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. McGetrick Engineering
Little Rock, AR 319 East Markham Street
Little Rock, AR 72201
AREA: 258.63 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 8,600
ZONING: C -2/C -3/R-2
PLANNING DISTRICT: 16
CENSUS TRACT: 41.03
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.
August 6, 1998
ITEM NO.: C (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 USACE-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.
Southwestern Bell: A 10 foot easement is requested along
both sides of each street right-of-way.
E
August 6, 1998
ITEM NO.: C (Cont.) FILE NO • S -45A-32
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.
County Planning: No Comment received.
LATA: Closest service by LATA 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.
Mr. McGetrick discussed the phasing plan, as noted in paragraph A
of this report.
3
August 6, 1998
ITEM NO.: C (Cont.) FILE NO.: S -45A-32
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.
N
August 6, 1998
ITEM NO.: C (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 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.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
10 ayes, 0 nays and 1 absent.
5
August 6, 1998
ITEM NO.: D FILE NO.: Z-6520
NAME: 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.
There are no neighborhood associations in close
proximity to this site.
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
3. On -Site Drives and Parking:
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 dropoff/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 24° 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.
At least sixty percent of the required 40 foot wide
land use buffers are required to remain in their
natural state.
K
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
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.
5. 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.
6. 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.
Wastewater: Outside service boundary. No comment.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comments received.
3
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
Fire Department: Coordinate with Fire Department for
number and location of hydrants and to ensure access
to three sides of all buildings.
CATA: This site is not on a CATA 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.
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
4
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
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 overall master plan
and the detailed phase 1 as shown on attached drawings,
subject to all noted staff comments.
Staff also recommends approval
reduced setback along Denny for
as long as that does not cause
along Denny Road.
SUBDIVISION COMMITTEE COMMENT:
of the variance for the
the sports facilities
any visibility problems
(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.
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.
5
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
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.
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 750 of the cost of traffic signals when warranted.
The school is also building an internal road on their
N
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
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.
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
7
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
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 th3 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.
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.
Rl
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
Arch McIntosh, "Head of Schools" for Pulaski Academy; Judge
Wendell Griffen, member of the Academy's Board of Directors;
Fred Perkins, architect for Pulaski Academy; Greg Simmons
from Peters and Associate Engineers; and Chris Barrier,
attorney for the Academy, were all present representing the
application. There were three persons present who were
opposed to the proposal.
Staff briefly presented the item, gave a recommendation for
approval, and gave the status of the item regarding action
taken by the Commission at its July 23, 1998 meeting.
Judge Wendell Griffen spoke for the Academy and briefly
covered the background for why the Academy chose the Denny
Road site to move to from the current site on Hinson Road.
He then touched upon the Master Plan for the new site and
the relation to having to vacate temporary buildings on the
current site by August 2000. He emphasized that traffic
safety and building density were the two primary reasons for
moving from Hinson Road. Next Judge Griffen addressed in
detail several issues that had been brought up by those in
opposition to the proposal. He re-emphasized that Pulaski
Academy would pay all costs for on-site infrastructure
construction and utility connection, pay the cost of
widening Denny Road adjacent to their site, and pay 75% of
cost for a traffic light at Kanis and Denny intersection
when warranted. Judge Griffen continued by saying the
Academy has no intention to seek the City or any one else to
subsidize the development of this site. He also quoted the
City Police and Fire Department statements that this
development will have no appreciable prospect for increased
police or fire department costs.
Fred Perkins explained the revised site plan for phase 1
covering in particular how the buildings, parking and drives
are all layed out to fit the topography of the land. He
also explained the cross-section view showing how much
ground excavation will be needed.
In response to Commissioner Hawn's question regarding
impacts on the adjacent resident to the southeast, Chris
Barrier, Attorney for Pulaski Academy, and staff responded
that access to the property must be maintained, and that
ordinance provisions would not allow this development to
result in flooding runoff onto that adjacent property.
In response to a question from Commissioner Nunnley, staff
responding that there are no problems with the new on site
Loop Road being located in the right-of-way for the overhead
powerline.
pi
August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
In response to Commissioner Muse's questions regarding
traffic flow on-site and along Denny Road, a lengthy
discussion took place about the direction of traffic flow on
the Loop Road and the ability of Denny Road to handle the
future volume. Staff recommended that traffic flow through
the site be in only one direction along the Loop Road and
that its design will provide adequate traffic handling.
Staff stated that Denny Road will handle its anticipated
traffic flow and that the turning lanes that would be
constructed by the Academy along Denny Road would adequately
deal with the potential problems created by turning into the
Academy's site.
A motion was made to approve the application as submitted to
include staff comments and the recommendation that the on-
site Loop Road have one way traffic. The motion was
approved by a vote of 9 ayes, 1 noe and 1 absent.
10
August 6, 1998
ITEM NO.: 1 FILE NO.: Z -3660-B
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Otter Creek Land Company
McGetrick and McGetrick
Engineering
Northwest corner of intersection
of I-30 and I-430
Rezone from R-2 and C-2 to
C-3 and C-4
Unspecified Future Commercial
Development
161± acres
Undeveloped
SURROUNDING LAND USE AND ZONING
North - Floodway, floodplain and undeveloped; zoned R-2
South - I-30 R -O -W; undeveloped C-3 tract; trucking
company, zoned C-4
East - I-430 R -O -W
West - Floodway, floodplain and undeveloped; zoned R-2
PUBLIC WORKS COMMENTS
1. Otter Creek Road is listed on the Master Street Plan as
a minor arterial, dedication of right-of-way to 45 feet
from centerline will be required.
2. A 20 feet radial dedication of right-of-way is required
at the corner of Otter Creek and Frontage Road.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. For exterior and interior road systems.
4. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA and City standards.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. A grading permit and development permit for special
flood hazard area is required prior to construction.
7. Stormwater detention Ordinance applies to this property.
8. Easements are required for proposed and existing
drainage.
9. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
10. Dedicate floodway to the City.
11. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
August 6, 1998
ITEM NO.: 1 (Cont.) FILE NO • Z -3660 -B
Engineering prior to construction in right-of-way.
12. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering. AHTD permits required for I-30 frontage
roads.
13. All internal streets shall be constructed to commercial
collector standards with two sidewalks.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
PUBLIC TRANSPORTATION ELEMENT
The site is not on a CATA bus route. The nearest route is
on the south side of I-30.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The Otter Creek and Crystal Valley Neighborhood Associations
were notified of the rezoning request.
LAND USE ELEMENT
The site is located in the Otter Creek Planning District.
The adopted Land Use Plan currently recommends Community
Shopping (CS) for the site. A proposed Land Use Plan
amendment to change this site from Community Shopping (CS)
to Commercial (C) is item No. 10 on this agenda (LU98-16-
02). Staff is supportive of the proposed amendment to
commercial. This intersection of two interstate highways is
an appropriate location for C-4 zoning. Interstate 430 has
been designated a scenic corridor and the applicant should
be sensitive to this designation when developing that
portion of the property which fronts onto I-430.
STAFF ANALYSIS
The request before the Commission is to rezone an
undeveloped 161± acre tract located at the northwest corner
of I-30 and I-430 from R-2 Single Family and C-2 Shopping
Center District to C-3 General Commercial and C-4 Open
Display Commercial District. Of the 161± acres, 46.5 are
proposed for C-3 zoning and 115 are proposed for C-4. The
bulk of the site is currently zoned C-2, only a small part
of the property is now zoned R-2. The property was
previously proposed for development as a regional shopping
mall. The C-2 zoning was established in two separate
actions in 1981 and 1982. The mall concept never came to
fruition and the site has remained undeveloped. Portions of
the site had been cleared but have since grown up in trees
and shrubbery. A proposed preliminary plat to subdivide the
K
August 6, 1998
ITEM NO.: 1 (Cont.) FILE NO • Z -3660-B
property into 6 large tracts was on the Commission's July
23, 1998 agenda (S -45A-32). No specific development has
been proposed for the site. The proposed zoning and plat
will allow for potential development of a wide variety of
commercial uses.
The Otter Creek District Land Use Plan currently recommends
Community Shopping (CS) for the site. This designation is
reflective of the existing C-2 zoning for the previously
proposed mall. A proposed amendment to change the Land Use
designation from Community Shopping (CS) to Commercial (C)
is item no. 10 on this agenda (LU98-16-02).
Staff is supportive of both the proposed Land Use Plan
Amendment and rezoning request. The property is located at
the intersection of two interstate highways, I-30 and I-430.
The interstates border the site on both the east and south.
A very large area of floodplain and floodway created by
Otter Creek and Fourche Creek borders the site on the west
and north. The property in question lies in a pocket
bordered on 4 sides by the two interstates and the large
area of floodway/floodplain.
The site is appropriate for large scale commercial
development. Since it is apparent that one single large
development will not take place on the site, evidenced by
the demise of the Otter Creek Mall proposal and the
subsequent preliminary plat to divide the site into multiple
tracts, it is reasonable to change the zoning classification
from C-2 Shopping Center District to another Commercial
classification. The applicant proposes to place the 46.5
acres of C-3 zoning near the intersection of I-30 and Otter
Creek Road where a smaller area of C-3 zoned property is
already located. The broad range of retail commercial uses
allowed in C-3 would be appropriate for this portion of the
site and would be compatible with other uses in the area.
The remaining 115 acres extending to the north are proposed
for C-4 zoning. This portion of the tract borders directly
on the two interstates and the interstate frontage roads.
The property is appropriate for C-4 zoning which should be
located along heavily traveled major traffic arteries. The
abutting R-2 zoned property is undevelopable floodway which
isolates the site and creates a buffer from any other
development.
Any portion of this site which may lie in the floodway will
be dedicated to the City and zoned Open Space (OS).
STAFF RECOMMENDATION
Staff recommends approval of the application as filed.
r
August 6, 1998
ITEM NO.: 1 (Cont.) FILE NO.: Z -3660-B
PLANNING COMMISSION ACTION: (AUGUST 6, 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 10 ayes, 0 noes and 1 absent.
4
August 6, 1998
ITEM NO.: 2 FILE NO.: Z-6529
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Stephanie Dailey Kelley
Henry Kelley, Jr.
6909 Baseline Road
Rezone from R-2 to 0-3
Future Office Development
2.08± acres
Vacant Single Family Residence
SURROUNDING LAND USE AND ZONING
North - Single Family across Baseline Road; zoned R-2
South - Wooded tract and nonconforming warehouse;
zoned R-2
East - Wooded; zoned R-2 and Department of Human
Services Facility; zoned 0-3
West - Undeveloped tract; zoned 0-3 and Mobile Home
Park; zoned R-2
PUBLIC WORKS COMMENTS
1. Baseline Road is listed on the Master Street Plan as a
principal arterial with 90 feet of right-of-way
required. A dedication of right-of-way to 45 feet from
centerline is required.
2. Dailey Drive is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 feet radial dedication of right-of-way is required
at the corner or Baseline and Dailey Drive.
4. Provide design of street conforming to collector
standards. Construct one-half street improvement to
Dailey Drive including 5 -foot sidewalks with planned
development.
5. 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. Grading permit will be required on this new development,
if more than one acre is disturbed.
9. AHTD permits are required for work on Baseline right-of-
way.
August 6, 1998
ITEM NO.: 2 (Cont.) FILE NO.: Z-6529
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The Chicot, Cloverdale and Allendale Neighborhood
Associations were notified of the rezoning request.
LAND USE ELEMENT
The site is located in the Geyer Springs West Planning
District. The adopted Plan recommends Office for this site.
The Office designation extends approximately 600 feet south
of Baseline Road, from Gardner Road on the west to the
Southwest Community Park on the east. The 0-3 zoning
request conforms to the adopted Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this 2.08±
acre tract from R-2 Single Family to 0-3 General Office.
The property consists of the northern 625 feet of a long,
narrow tract on the east side of Dailey Drive, south of
Baseline Road. A vacant single family residence is located
on the northern end of the tract. An area of woods is south
of the house and a nonconforming warehouse building is
located on the southern edge of the tract. The southern
600± feet portion of the tract, including the warehouse, is
not included in the rezoning request. No specific
development has been proposed for the site. Possibilities
include converting the residence into an office or building
a new office on the site.
Staff believes the 0-3 zoning request to be appropriate. An
undeveloped, 0-3 zoned tract is located across Dailey Drive,
to the west of the site. A nonconforming mobile home park
is located south of the 0-3 tract. A narrow strip of
undeveloped, R-2 zoned property is adjacent to the east.
Farther to the east is a large 0-3 zoned tract occupied by a
Department of Human Services Facility and Southwest
Community Park is located beyond that. To the south of the
property proposed for rezoning is the remaining 600± feet of
the applicant's ownership. This property will remain R-2.
Several single family homes are located across Baseline Road
to the north.
The adopted Land Use Plan recommends Office for this site
and for the properties to the east and west. The 0-3
request conforms to the adopted Land Use Plan and with the
E
August 6, 1998
ITEM NO.: 2 (Cont.) FILE NO.: Z-6529
Cloverdale/Watson Schools Neighborhood Action Plan which was
adopted on March 18, 1997.
As was previously noted, the rezoning request is for only
the northern half of a larger tract. The applicant needs to
be aware that development or use of the area proposed for
rezoning cannot occur until the entire tract is subdivided
and platted into two lots.
STAFF RECOMMENDATION
Staff recommends approval of the application as filed.
PLANNING COMMISSION ACTION: (AUGUST 6, 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 10 ayes, 0 noes and 1 absent.
3
August 6, 1998
ITEM NO.: 3 FILE NO.: Z-6531
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Pfeifer Development Company
Eugene M. Pfeifer, III
Northeast and southeast corners
of the intersection of Chenal
Parkway and Highway 300
Rezone from R-2 to 0-3, with
site plan review
Future Office Development
Two tracts totaling 15.17±
acres
Vacant, undeveloped
SURROUNDING LAND USE AND ZONING
North - Undeveloped and small nonconforming businesses;
zoned R-2
South - Undeveloped; zoned MF -18
East - Undeveloped; zoned MF -18 and R-2
West - Private Recreation area (Lake Grundy); zoned R-2
PUBLIC WORKS COMMENTS
Street improvements and previous deferrals for Chenal
Parkway apply to this rezoning. Dedicate street right-of-
way for Arkansas Hwy. 300 a minor arterial to 45 feet from
centerline and 90 feet of right-of-way or 12 feet back of
proposed curb whichever is greater for Chenal Parkway.
PUBLIC TRANSPORTATION ELEMENT
The site is not on a LATA bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The Aberdeen Court Neighborhood Association was notified of
the rezoning request.
August 6, 1998
ITEM NO.: 3 (Cont.) FILE NO.: Z-6531
LAND USE ELEMENT
The site is located in the Pinnacle Planning District. On
June 25, 1998, the Planning Commission voted to recommend
that the land use plan be amended from Single Family to
Office for this site. That action was predicated by the
applicant's agreement to make site plan review a condition
of the subsequent rezoning request. The 0-3 request, with
site plan review required, conforms to the adopted Plan as
recently amended.
STAFF ANALYSIS
The request before the Commission is to rezone two tracts
located at the northeast and southeast corners of Chenal
Parkway and Hwy. 300 from R-2 Single Family to 0-3 General
Office, with site plan review required. The requirement for
site plan review will be made a part of the rezoning
ordinance and will be made a covenant to run with the land
to bind any subsequent grantees.
The tract at the northeast corner of the intersection
consists of 11.5± acres. The tract at the southeast corner
is 3.6± acres in size. Both tracts are undeveloped and
heavily wooded. No specific development has been proposed
for either tract at this time.
Staff believes the 0-3 request to be appropriate for these
tracts. The properties are located at the intersection of
two minor arterial streets (Hwy. 300 and Chenal Parkway).
Large tracts of undeveloped, MF -18 zoned property are
adjacent to the east and south. A 100 foot wide utility
(Entergy) easement borders the property on the north and the
applicant owns much of the undeveloped, R-2 zoned property
beyond that. The large tract of R-2 zoned property across
Hwy. 300 to the west is occupied by a private recreation
area built around a lake (Lake Grundy). Extending further
north along Hwy. 300 is a mixture of uses including single
family homes on large tracts and small nonconforming
commercial uses.
The Pinnacle District Land Use Plan was recently amended to
office for these properties. This 0-3 request, with site
plan review required prior to development, conforms to the
recently amended plan.
STAFF RECOMMENDATION
Staff recommends approval of the application as filed for
0-3 zoning, with site plan review required.
2
August 6, 1998
ITEM NO.: 3 (Cont.) FILE NO.: Z-6531
PLANNING COMMISSION ACTION: (AUGUST 6, 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 10 ayes, 0 noes and 1 absent.
3
August 6, 1998
ITEM NO.• 4 FILE NO.: Z-6532
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Deltic Timber
Jack McCray
Chenal Valley
Rezone from MF -6 and R-2 to
R-2 and MF -18
Future single family and
multifamily development
Two tracts totaling 24.7± acres
Vacant, undeveloped
SURROUNDING LAND USE AND ZONING
CHENAL VALLEY DR. TRACT
North
- Undeveloped;
zoned R-2
South
- Undeveloped;
zoned R-2
East
- Undeveloped;
zoned R-2
West
- Multifamily
development; zoned MF -24
RAHLING ROAD TRACT
North - Undeveloped; zoned MF -12
South - Undeveloped; zoned OS
East - Single Family and Undeveloped; zoned R-2
West - Undeveloped; zoned R-2
PUBLIC WORKS COMMENTS
1. Rahling Road is a minor arterial according to "Master
Street Plan". A dedication of 45 feet of right-of-way
from centerline is required.
2. Chenal Valley Drive is a collector. A dedication of 30
feet of right-of-way from centerline is required.
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. All driveways shall be concrete aprons per City
Ordinance.
5. Right-of-way dedication required per the Master Street
Plan.
6. Proposed design and construction of streets conforming
to Master Street Plan and Boundary Street Improvement
August 6, 1998
ITEM NO.: 4 (Cont.) FILE NO.: Z-6532
Ordinance.
7. Sidewalks shall be shown conforming to Sec. 31-175 and
the Master Street Plan.
8. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
9. Stormwater detention Ordinance 14,7870 and the "Drainage
Manual."
10. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
11. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
12. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
13. Obtain barricade/street cut permits for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
14. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
15. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
PUBLIC TRANSPORTATION ELEMENT
The sites are not located on a CATA bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
There is no neighborhood association within the vicinity of
these sites.
LAND USE ELEMENT
The properties are located within the Chenal Planning
District. The Land Use Plan is reflective of the current
zoning for the two tracts, showing Multifamily for the MF -6
zoned tract and Single Family for the R-2 zoned tract. A
proposed Land Use Plan amendment is item no. 11 on this
agenda (LU98-19-02). The amendment would basically "swap"
the two designations to mirror the rezoning request. Staff
is supportive of the plan amendment.
STAFF ANALYSIS
The request before the Commission is to rezone two tracts
located in Chenal Valley. One tract is located on the west
side of Rahling Road, across from its intersection with
Pebble Beach Dr. It is proposed that this undeveloped 9.7±
E
August 6, 1998
ITEM NO.: 4 (Cont.) FILE NO.: Z-6532
acre tract be rezoned from MF -6 Multifamily to R-2 Single
Family. The second tract is located on the east side of
Chenal Valley Drive, approximately 450 feet north of its
intersection with Rahling Road. It is proposed that this
undeveloped 15± acre tract be rezoned from R-2 Single Family
to MF -18 Multifamily. Both tracts are undeveloped and
heavily wooded. No specific development is proposed for
either tract at this time.
Staff is supportive of the rezoning request. The Rahling
Road tract is located in an area more closely associated
with single family development. Areas of undeveloped MF -12,
R-2 and OS zoned properties are adjacent to this tract. A
large area of single family homes is located to the
northeast, across Rahling Road. The proposed R-2 zoning for
this tract is compatible with uses and zoning in the area.
The Chenal Valley Drive tract is located in an area of more
diverse zoning and uses. A large multifamily development
(Ashbury at Chenal) is located on the MF -24 zoned property
across Chenal Valley Drive to the west. Large areas of 0-2
Office and Institutional zoning are also located to the west
and southwest. Near the intersection of Chenal Valley Drive
and Rahling Road are properties zoned C-1 and 0-3.
Undeveloped, R-2 zoned properties are adjacent to the east
and north.
The Chenal District Land Use Plan is reflective of the
current zoning. A land use plan amendment to "swap" the
multifamily and single family designations is item no. 11 on
this agenda (LU98-19-02). Staff believes it is reasonable
to consolidate the multifamily near the Chenal Valley
Drive/Rahling Road intersection and to increase the single
family zoning near the developed Pebble Beach neighborhood.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request as filed.
PLANNING COMMISSION ACTION: (AUGUST 6, 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 10 ayes, 0 noes and 1 absent.
3
August 6, 1998
ITEM NO.• 4A
Name: Resolution Expressing Intent to
zone in the Planning Area
Location: Northeast corner of Arch Street
Pike and Dixon Road (4.46 acres)
STAFF REPORT•
The property in question, 4.46 acres, is located
approximately 1/2 mile south of the city limits, but within
the City's planning jurisdiction. This is an area of the
planning jurisdiction which the city has not zoned and is
only exercising subdivision controls. Recently, an
application was made to the Board of Directors requesting
permission to permit the owner of the property to tie -on to
an existing 3 inch sewer force main. (The proposed use of
the site is a commercial development.) The small force main
was extended many years ago, prior to the implementation of
the City's current policy not to extend sewer service
outside the city limits without approval of the Board of
Directors. On June 2, 1998, the Board passed Resolution No.
10,291 authorizing the requested sewer tie -on. The
resolution expressed the City's intent to exercise zoning
jurisdiction over the area and stated that the owner would
have to comply with zoning regulations. By motion, the
Board directed the City Planning Staff to develop an
extraterritorial zoning plan for the area and zone the
property. Acting on the proposed resolution is the first
step in the process to extend zoning to northeast corner of
Dixon Road and Arch Street Pike.
STAFF RECOMMENDATION:
Staff recommends approval of the resolution to extend zoning
to the property located at northeast corner of Arch Street
Pike and Dixon Road.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
The resolution was presented by the staff. There were two
objectors in attendance and they voiced opposition to the
proposed commercial development for the site. There was a
brief discussion about the item. (See associated land use
plan amendment for additional information and detailed
minute record.)
A motion was made to adopt the resolution. The motion was
approved by a vote of 8 ayes, 0 nays and 3 absent.
RESOLUTION NO.
A RESOLUTION OF THE LITTLE ROCK
PLANNING COMMISSION TO EXPRESS THE
INTENT TO ZONE THE NORTHEAST CORNER OF
ARCH STREET PIKE AND DIXON ROAD WITHIN
THE LITTLE ROCK PLANNING JURISDICTION.
WHEREAS, the City of Little Rock has authority to zone
property within 3 miles of the city limits under revised
Arkansas Statute 19-2829; and
WHEREAS, the City of Little Rock wishes to have orderly
and compatible growth within areas adjacent to the City
which could become part of the City of Little Rock; and
WHEREAS, the Board of Directors authorized the Little
Rock Wastewater Utility (B.O.D. Resolution No. 10,291) to
extend a sewer main for connection with an existing three
(3) inch sewer main on the property located at the northeast
corner of Arch Street Pike and Dixon Road; and
WHEREAS, the Board of Directors, by motion, directed
the Department of Planning and Development staff to develop
an extraterritorial plan for the area and to initiate the
process to zone the property to the appropriate district.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION
OF THE CITY OF LITTLE ROCK, ARKANSAS;
SECTION 1. That the City of Little Rock intends to
exercise its zoning jurisdiction and land use controls to
the northeast corner of Arch Street Pike and Dixon Road and
shown on the attached map described as Exhibit A.
ADOPTED: � . 6 - q
AmmRem.
A
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.7 N
Dixon Rd. & Arch Street Pike w0
EXHIBIT A
August 6, 1998
ITEM NO.: 4B FILE NO.: Z-6535
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Hal Matthews
R. S. McFarlane
10305 Arch Street Pike
Northeast corner of Arch Street
Pike and Dixon Road
Rezone from Unclassified to C-3
Development of a commercial
shopping center
4.46 acres
Vacant tract, currently being
cleared
SURROUNDING LAND USE AND ZONING
North - Single Family; not zoned
South - Hardware/Lumber Store, L. R. Police Academy;
L. R. Sanitary Landfill; not zoned
East - Undeveloped, wooded; not zoned
West - Mining Company, Industrial Plant; not zoned
PUBLIC WORKS COMMENTS
1. Arch Street Pike is designated as a principal arterial by
the Master Street Plan. A dedication of 55 feet of
right-of-way from centerline is required.
2. Ironton Cut -Off is designated as a collector by the
Master Street Plan. A dedication of 30 feet of right-of-
way from centerline is required.
3. Dixon Road is designated as a collector by the Master
Street Plan. A dedication of 30 feet of right-of-way
from centerline is required.
4. Old Castle Drive requires right-of-way dedication to
Minor Commercial standards. A dedication of right-of-way
of 30 feet from centerline is required. If a no access
easement is platted on the Old Castle Drive frontage, no
additional right-of-way dedication or improvements will
be required.
5. A 20 foot radial dedication of right-of-way is required
at the Arch Street Pike/Ironton Cut-Off/Dixon Road
intersection.
6. Provide design of all streets conforming to Master Street
Plan Standards. Construct one-half street improvements
to these streets including sidewalks, with development.
August 6, 1998
ITEM NO.: 4B (Cont.) FILE NO.: Z-6535
PUBLIC TRANSPORTATION ELEMENT
The site is not on a CATA bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The property is outside of the Little Rock city limits.
There is no neighborhood association within the vicinity of
the site. A notice was sent to a representative of the
England Acres Subdivision located north of the site.
LAND USE ELEMENT
The site is located in the Arch Street Planning District.
The adopted plan currently recommends Single Family for the
property. A proposed land use amendment to change the
designation of this site from Single Family to Commercial is
item no. 13 on this agenda (LU98-23-01). Staff is
supportive of the requested change to establish commercial
at this intersection of a principal arterial (Arch Street
Pike) and two collectors (Dixon Road and Ironton Cut-off).
STAFF ANALYSIS
The request before the Commission is to zone this
unclassified, 4.46± acre tract to C-3 General Commercial.
The site is currently undeveloped. A small commercial
retail development is proposed for the site. This zoning
request is associated with two other items on this agenda;
item no. 4A, a resolution of intent to zone the property and
item no. 13, a proposed Land Use Plan Amendment. The
property is located approximately 1/2 mile outside of the
city limits but is within the City's Planning Jurisdiction.
It is located within an area of the Planning Jurisdiction
which the City has not zoned.
Recently, an application was made to the Board of Directors
requesting permission to permit the owner of the proposed
commercial development to tie -on to an existing 3 inch sewer
force main. The small force main was extended many years
ago, prior to the implementation of the City's current
policy not to extend sewer service outside the city limits
without approval of the Board of Directors. On June 2,
1998, the Board passed Resolution No. 10,291 authorizing the
requested sewer tie -on. The resolution expressed the City's
intent to exercise zoning jurisdiction over the area and
stated that the owner would have to comply with zoning
regulations. By motion, the Board directed the City
Planning Staff to develop an extraterritorial zoning plan
for the area. The resolution of intent to zone, land use
2
August 6, 1998
ITEM NO.: 4B (Cont.) FILE NO.: Z-6535
plan amendment and zoning application on this agenda are the
result of that directive.
Staff is supportive of the proposed Plan amendment and
zoning request. The site is located at the northeast corner
of the three-way intersection of a principal arterial (Arch
Street Pike) and two collector streets (Ironton Cut -Off and
Dixon Road). Uses on the other corners are a large
industrial plant, a retail development and grocery store, a
hardware/lumber store and the slab remaining from a
convenience store which was destroyed by the March 1997
tornado. The Little Rock Police Academy, Little Rock
Sanitary Landfill and a Pulaski County Sheriff's Department
Substation are also located south of the site. A single
family residential subdivision is adjacent to the north,
however no single family homes directly abut the site. The
proposed commercial development is compatible with uses in
the area.
Staff has received information that the proposed development
may include more than one commercial building. A multiple
building development requires subdivision site plan review
by the Planning Commission. This property is within the
City's Subdivision jurisdiction and even if it were not
zoned, a multiple building site plan review would be
required.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-3 zoning.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
The applicant, Bob McFarland, was present. There were two
objectors in attendance, representing the England Acres
Neighborhood Association, and both indicated that they were
opposed to the C-3 rezoning request. They said the rezoning
would impact the subdivision and devalue property values.
There was some discussion about protecting the neighborhood
and establishing an open space buffer adjacent to Old Castle
Dr. The applicant said that proposed building has a setback
of 75 feet from Old Castle Dr. It was then suggested that
the 75 foot area could be left as an undisturbed buffer.
Bob McFarland spoke and made some comments about the
commercial rezoning. Mr. McFarland then amended the request
to include a 75 foot OS area adjacent to Old Castle Dr.
A motion was made to recommend approval of C-3 and the 75
foot OS area, as amended. The motion passed by a vote of 6
3
August 6, 1998
ITEM NO.: 4B (Cont.) FILE NO.: Z-6535
ayes, 2 nays and 3 absent. (See the land use plan amendment
minute record for additional information.)
August 6, 1998
ITEM NO.: 5 FILE NO.: LU98-07-01
Name: Land Use Plan Amendment - I-30 District
Location: 1500 and 1600 block of Boyce Street
Request: Single Family to Industrial
Source: Jim Osborne
PROPOSAL / REQUEST:
Land Use Plan amendment in the I-30 Planning District from Single
Family to Industrial. Industrial represents a wide variety of
manufacturing, warehousing research and development, processing
and industry related office and service activities. The site is
approximately 0.72 acres.
CURRENT LAND USE AND ZONING:
Lot 5 is currently zoned R-3 and Lot 6 is currently zoned R-5.
Both are shown as Single Family on the Land Use Plan. To the
north, also shown as single family on the Land Use Plan, are lots
2,3 and 4, which are zoned I-3. This application is on the
northeast corner of a Single Family island that is totally
surrounded by Industrial uses, both on the Land Use Plan and by
the zoning pattern. This area was last Reviewed in the I-�30 Plan
adopted in December 1987.
RECENT AMENDMENTS:
There have not been any recent Land Use Plan Amendments in this
area.
MASTER STREET PLAN:
15th Street and Fletcher Street are shown as Principal Arterials
on the Master Street Plan. This is a continuation of I-630 to the
airport. Boyce, 16th, and 17th Streets are local streets.
BACKGROUND:
The Garden Homes Addition neighborhood is a stable area of single
family houses of a modest size. There are few vacant lots and
few non -occupied structures. Even though the neighborhood is
totally surrounded by industrial uses, this neighborhood has
retained a sense of place and community.
The placement of a warehouse use on this corner site would be a
major intrusion into the neighborhood.
August 6, 1998
ITEM NO.: 5 (Cont.) FILE NO.: LU98-07-01
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
East End Civic League and Hanger Hill. As of this printing, we
have not had any response form the neighborhoods or citizens.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
STAFF UPDATE:
After further review of the application, staff recommends
approval of the application with the condition of a PZD required.
Submittal by the applicant to a PZD review will not guarantee
passage of any future rezonings. The proposed use should be of a
low intensity use - low key. Applications for development on this
site will be carefully examined for the following concerns, but
not limited to: access (building orientation and entry, both
vehicular and pedestrian); buffers, screening and landscaping;
height; curb cuts; building fagade design and building materials;
noise; and parking.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
This item was placed on the consent agenda and was approved with
a vote of 9-0-0-1. Chairman Lichty recused. Applicant agreed to
file a PID for any future development.
E
August 6, 1998
ITEM NO.: 6 FILE NO.: LU98-12-04
Name: Land Use Plan Amendment - 65th Street West District
Location: An area bounded by Stagecoach Road, Herndon Road,
McPhearson Road, and Lanehart Road
Request: Single Family to Service Trades District
Source: Jim Hathaway/William Ellis
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street west Planning District
from Single Family and Neighborhood Commercial to Service Trades
District and Park/Open Space. Service Trade District provides
for a selection of office, warehousing, and industrial park
activities that primarily serve other office service or
industrial businesses. This district is intended to allow
support services to these businesses and to provide for uses with
an office component. A Planned Unit Development is required for
any development not wholly office. Park/Open Space includes all
public parks, recreation facilities, greenbelts, floodplains, and
other designated open space and recreational land.
Upon examination of the existing conditions and plans, Staff felt
that it was appropriate to expand the area of the application to
the west to include the existing auto salvage yard, the auto
repossession business and the residential uses. This would make
the line more logical and acknowledge existing uses. Staff also
proposed amending the application to include a 75' buffer strip
of Park/Open Space along the perimeter of the project area. This
75' buffer is shown on a preliminary site plan of the property
filed with the amendment. The PK/OS strip stops short of
Stagecoach Road because of the proposed entrance to the site is
off of Herndon and one cannot enter a site through a Park/Open
Space buffer.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 and is approximately 48.4 f
acres in size. Surrounding the property on the northeast, east,
south and southeast are areas zoned R-2 and are single family
dwellings and or wooded tracts of undeveloped land that is shown
as Single Family on the Land Use Plan. Along Stagecoach, to the
north is the Missionary Baptist Seminary and the Antioch
Missionary Baptist Church which area shown as Public
Institutional and zoned R-2. Abutting the property to the west
along Stagecoach are two auto related businesses, one an auto
repossession business and an auto salvage yard. These two are
also zoned R-2 and shown on the Plan as Single Family and
Neighborhood Commercial, respectively. The area zoned as C-1 on
Stagecoach on the west side of the road is vacant.
August 6, 1998
ITEM NO.: 6 (Cont.) FILE NO.: LU98-12-04
RECENT AMENDMENTS:
June 3, 1997, a change form Community Shopping to Single Family
on the west side of Marigold Drive and
A change from Single Family to Commercial at the southeast corner
of the intersection of Stagecoach Road, Colonel Glenn Road and
Asher Avenue.
MASTER STREET PLAN:
Stagecoach Road is shown as a Minor Arterial on the plan. Herndon
Road, McPhearson Road, and Lanehart Road are collectors.
BACKGROUND:
Recent petitions for changing the Land Use Plan in this area have
met with local resistance. The applications for the expansion of
the block plant on Brodie Lane and the mortgage company at the
David O. Dodd and Stagecoach intersection were denied earlier
this year. These sites are less than three/quarters of a mile
from this site towards the southeast.
The applicant has submitted a preliminary plat;.of the
development. It includes a buffer along the east, south and west
sides of distances of 50 and 751. This buffer would assist in
screening the "office park" from the residential uses along
Lanehart Road and McPhearson Road. This buffer area is not shown
as part of the lots for sale, and would be held as common area.
This application should be amended to show this buffer as
Park/Open Space which would virtually restrict all development in
the buffer zone and access across the zone.
A large tract that is developed in a comprehensive "campus like"
manner can be an asset to the neighborhood. Staff has reviewed
the preliminary site plan and has concerns with lighting,
setbacks, traffic generation, both internal and external
landscaping requirements, protection of buffers, etc. These
issues are of a resolvable nature. This is a sensitive site, and
it will only work if it is designed well.
A PUD is required for any development that is not wholly office.
This additional review can further insure the quality of
development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association:
Pecan Lake. As of this printing, we have received one comment
from an owner of the expanded properties of a neutral nature.
2
August 6, 1998
ITEM NO.: 6 (Cont.) FILE NO.: LU98-12-04
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
Brian Minyard of staff presented the item. Mr. Minyard
referenced letters from Mr. Don Thornton supporting the item and
a letter from Mr. Henry Gilmore in opposition to the item.
The applicant, Mr. Jim Hathaway, spoke that discussion had
occurred between the applicant, the owner and Mr. Gilmore. Mr.
Hathaway spoke of the owner living in the neighborhood and of
buffering and other aspects of the development.
Mr. Hudson, President of the Pecan Lake Homeowners Association,
spoke in favor of the application and spoke of a neighborhood
meeting that the owner and applicant attended.
Mr. Gilmore spoke of meeting with the applicant and the owner in
the hallway and was presented with information. He stated that
he was in support of the plan.
Commissioner Hawn made a motion to approve the land use plan
amendment and was seconded. The item was approved with a vote of
8 ayes, 0 nays and 3 absent.
3
-August 6, 1998
ITEM NO.: 7 FILE NO.: LU98-14-04
Name: Land Use Plan Amendment - Geyer Springs East
Planning District
Location: South side of Baseline Road from Reck Road to the
intersection of Community Road
Request: Low Density Residential to Commercial
Source: Ron Dowler/Southwest Radiator Shop
PROPOSAL / REQUEST:
Land Use Plan amendment in the Geyer Springs East Planning
District from Low Density Residential to Commercial.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 and is approximately 1.05
±acres in size and is shown as LDR - Low Density Residential on
the Land Use Plan. The LDR and R-2 districts surround the site
on the east, south and west. To the north, across Baseline Road,
is an undeveloped area zoned 0-3 and shown as Office on the Land
Use Plan.
RECENT AMENDMENTS:
September 16, 1997, a change from Single Family to Multi -Family
on the north and south sides of American Manor on the west side
of Hilaro Springs Road.
February 6, 1996, a change form Mixed Residential to Office in an
area north of Baseline Road west of Community Lane.
MASTER STREET PLAN:
Baseline Road is shown as a Principal Arterial and is currently
built to a five -lane section. Reck Road and Bruno are two lane
residential streets.
BACKGROUND:
Prompted by the initial Land Use Amendment request at 4201
Baseline Road, the Planning Staff expanded the area of review to
include the northwest portion of the existing LDR area to change
to Commercial. This change will more reflect the existing uses
and it is thought that the additional area would make the
boundaries more logical. Of the area shown in hatch marks on the
sketch, six of the ten uses are of a commercial nature. The
Commercial area would include the uses of the radiator shop, hair
salon, heat and air conditioning shop, auto sales, and a
convenience store. The area to the west of Reck Road is currently
August 6, 1998
ITEM NO.: 7 (Cont.) FILE NO.: LU98-14-04
shown as Commercial on the Land Use Plan. At the intersection of
Reck Road and Baseline Road are located a convenience store and a
drive-in restaurant.
The eastern portion of the site, fronting onto Baseline, was
built as single family structures. To the east of the hatched
area, only two of the nine structures are currently of a non-
residential nature (the locksmith and a veterinarian). Both of
these structures are adapted single family residential
structures. The veterinarian and the locksmith are fairly
unobtrusive. Keeping this eastern portion as LDR will serve as a
buffer to the school to the east and from the office to the north
from the Single Family areas to the south.
The Upper Baseline Neighborhood Plan is just about to get
underway and anticipates an early 1999 finish date.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Upper Baseline and Windamere. Upper Baseline Neighborhood
Association has stated that it is in favor of the change and
eighteen citizens have responded via telephone calls, letters and
petitions. All eighteen are in support of the change and 5 are
affected property owners.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate to acknowledge the
existing uses along Baseline Road and expanded the application as
stated.
PLANNING COMMISSION ACTION:
(AUGUST 6, 1998)
This item was placed on consent agenda and was approved with a
vote of 10 ayes, 0 nays and 1 absent.
E
August 6, 1998
ITEM NO.: 8 FILE NO.: LU98-15-02
Name: Land Use Plan Amendment - Geyer Springs West
Planning District
Location: 9222 Chicot Road
Request: Suburban Office to Neighborhood Commercial
Source: Reginald Dunn
PROPOSAL / REQUEST:
Land Use Plan amendment in the Geyer Springs West Planning
District from Suburban Office to Neighborhood Commercial.
Neighborhood Commercial includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods
and services to that neighborhood market area.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 and is approximately 1/5 of an
acre in size. The property is currently shown as Suburban Office
on the Land Use Plan. Immediately to the south is a C.U.P. for a
church that is appropriately shown as Public Institutional on the
plan. To the east and west are Single Family, zoned R2, and
Commercial lies to the north.
RECENT AMENDMENTS:
November 4, 1998, a change from Office to Suburban south of
Preston Road on the west side of Chicot (which includes this
proposed amendment site). This action was part of the
Neighborhood Plan.
MASTER STREET PLAN:
Chicot Road is shown as a Principal Arterial on the plan and is
built to a four -lane cross section.
BACKGROUND:
This site was included as one of the changes in the Chicot West
I-30 South Neighborhood Action Plan. This area was shown as
Office on the Land Use Plan and was changed to Suburban Office.
This site has a history of non-residential uses. In the past, an
office was located in the structure with a commercial use, most
recently being an insurance agency and a hair salon sharing the
building. This site has lost its non -conforming status. The
applicant proposes to change the use of the entire building to a
hair salon.
August 6, 1998
ITEM NO.: 8 (Cont.) FILE NO.: LU98-15-02
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
West Baseline and Chicot. Staff has received a phone call form
West Baseline Neighborhood Association of a neutral nature.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
Brian Minyard of Staff presented the item and stated that the use
could be permitted in Suburban Office with a C.U.P. request. That
request would make the Land Use Plan Amendment unnecessary.
Commissioner Adcock asked which -- Neighborhood Commercial or
Suburban Office -- would have more range of uses and more intense
or obtrusive to the neighborhood. She also asked for an
explanation of Suburban Office.
Walter Malone, of Staff explained that the C.U.P. was on the
Subdivision agenda four weeks from today and explained further.
Commissioner Hawn asked if they could suggest to the applicant to
defer for six weeks concerning the Land Use Plan. Discussion
followed about the applicant withdrawing the application.
Chairman Lichty asked one of the applicants to step forward and
ask to withdraw the application. The applicant asked to withdraw
the application. Chairman Lichty apologized for the commission.
Commissioner Hawn made a motion to withdraw the item and waive
the time requirements for withdrawal. The motion was seconded
and approved with 8 ayes, 0 nays and 3 absent.
2
August 6, 1998
ITEM NO.: 9 FILE NO.: LU98-15-03
Name: Land Use Plan Amendment - Geyer Springs West
Planning District
Location: Johnson Lane east of Heinke Road
Request: Single Family to Service Trades District
Source: Bobby Jones
PROPOSAL / REQUEST:
Land Use Plan amendment in the Geyer Springs West Planning
District from Single Family to Service Trades District. Service
Trade District provides for a selection of office, warehousing,
and industrial park activities that primarily serve other office
service or industrial businesses. This district is intended to
allow support services to these businesses and to provide for
uses with an office component. A Planned Unit Development is
required for any development not wholly office.
CURRENT LAND USE AND ZONING:
The property and all surrounding areas are currently zoned R2 and
shown as single Family on the Land Use Plan. The,site is
approximately one-half acre in size.
RECENT AMENDMENTS:
November 4, 1997, numerous plan amendments in the Chicot West I-
30 South, but none in the immediate area of this proposed
amendment.
MASTER STREET PLAN:
Johnson Lane is a residential street. Heinke Road, located to
the west is shown as a Collector street on the Master Street
Plan. The proposed South Loop lies just to the north of this
application.
BACKGROUND:
This area was included in the Chicot West I-30 South Neighborhood
Action Plan that was adopted in November 1997. The neighborhood
plan, which made numerous land use plan and zoning changes, kept
this area as single family. While the neighborhood plan has
stated that there is a desire to attract more light industrial
uses to the area and four areas were changed to Light industrial
on the plan to attract development, this was not one of those
areas.
Johnson Street is a two lane paved street with open ditches. At
August 6, 1998
ITEM NO.: 9 (Cont.) FILE NO.: LU98-15-03
the split, Johnson Street and Johnson Lane are gravel drives.
Johnson Lane is officially dedicated to the city. Johnson Lane
is a cul-de-sac off Johnson Street, which is a cul-de-sac east of
Heinke Road. Neither Johnson Street nor Johnson Lane is
sufficient to carry any business traffic that would be generated
by the mini -warehouse use.
As stated before, this proposed site is totally surrounded by
Single Family and Johnson Lane is a residential local street and
is shown as such on the Master Street Plan.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association:
Rolling Pines.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
The applicant asked for a deferral in order to change his
application. The planning commission approved his request for
deferral with a vote of 8 ayes, 0 nays and 3 absent.
2
August 6, 1998
ITEM NO.: 10 FILE NO.: LU98-16-02
Name: Land Use Plan Amendment -- Otter Creek Planning
District
Location: Northwest Corner of I-30 and 1-430
Request: Community Shopping to Commercial
Source: McGetrick Engineering
PROPOSAL / REOUEST:
Land Use Plan amendment in the Otter Creek Planning District from
Community Shopping to Commercial. Commercial category includes a
broad range of retail and wholesale sales of products, personal
and professional services, and general business activities.
Commercial activities vary in type and scale, depending ton the
trade area that they serve. (Community Shopping provides for a
shopping center with one or more general merchandise stores.)
CURRENT LAND USE AND ZONING:
The property is currently zoned C2 and R2 and is approximately
152.44 acres in size. The property is shown as Community Shopping
on the Land Use Plan. A large undeveloped tract that lies in the
floodplain and floodway lies to the west and north of the site
and is shown as PK/OS on the Land Use Plan. To the west, on
Otter Creek Road, lies a trucking firm. To the east and south,
lies the I-30 and I-430 freeways.
RECENT AMENDMENTS:
July 1, 1997, a change from Community Shopping to Commercial at
12024 Interstate 30 north to Otter Creek.
MASTER STREET PLAN:
Otter Creek Road is shown as a Minor Arterial and is currently
built as two lane with open ditches. There is a proposed
collector that runs through the site from Otter Creek Road
northeasterly to the frontage road.
BACKGROUND:
This is the proposed 'Otter Creek Mall' site at the northwest
corner of I-430 and I-30 interstates. The I-30 frontage road and
Otter Creek Road provide access to the site. There is a proposed
slip exit off of I-430 to access the site on the northeast
corner. Currently, the frontage roads are two way, but proposals
are underway to make all frontage roads along I-30 one way. The
Fourche Creek lies just to the west of the site in the Park/Open
space area. This floodway line has shaped the western side of
the property, just as the I-30 and I-430 shape the eastern and
August 6, 1998
ITEM NO.: 10 (Cont.) FILE NO.: LU98-16-02
southern limits. with these three adjacent uses, the site is
fairly isolated.
Interstate I-430 is designated as a Scenic Corridor. A buffer
along I-430 to preserve its scenic values should be considered.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association:
Otter Creek. Staff has not received any comments at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
This item was placed on consent agenda and was approved with a
vote of 10 ayes, 0 nays and 1 absent.
2
August 6, 1998
ITEM NO.: 11 FILE NO.: LU98-19-02
Name: Land Use Plan Amendment - Chenal District
Location: Rahling Road at Pebble Beech and Chenal Valley Drive
between Perimeter and Rahling Road
Request: Multi Family to Single Family and Single Family to
Multi Family
Source: White Daters Engineers
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from
Single Family to Multi Family and Multi Family to Single Family.
Single Family Residential provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by '
conventional single family homes, but also may include patio or
garden homes and cluster homes, provided that the density remain
less that 6 units per acre. Multi -Family residential category
accommodates residential development of ten to thirty six
dwelling units per acre.
CURRENT LAND USE AND ZONING:
The site on Chenal Valley Drive is currently zoned R-2 and is
designated as Single Family on the Land Use plan. Multi -Family
(Asburry Apartments) is to the -west and is zoned MF -24. Off ice is
shown on the Land Use plan to the southeast and is zoned 0-2.
The rest of the surrounding uses area R-2 and Single Family.
This site is 15 acres.
The site at the intersection of Pebble Beech Road and Rahling
Road is currently zoned MF -6 and is shown as Multi -Family on the
Land Use Plan. To the south along the west side of Rahling Road
is an area classified as Park/Open Space that is zoned OS. To
the north is an area zoned MF -12 and shown as Multi -Family. To
the east and west of this site is shown as Single Family and is
zoned R-2.
RECENT AMENDMENTS:
April 15, 1997, a change from Neighborhood Commercial to
Commercial on either side of Chenal Parkway north of Kanis Road.
A change from Community Shopping to Commercial at the northwest
corner of Rahling Road and Chenal Parkway.
A change from Public Institutional, Park/Open Space and
Multifamily to Office for two areas south of Rahling Road east of
Chenal Parkway and west of Wellington.
A Change from Public Institutional to Single family for a large
area west of Rahling Road along the Shinall Mountain ridge line.
August 6, 1998
ITEM NO.: 11 (Cont.) FILE NO.: LU98-19-02
MASTER STREET PLAN:
Rahling Road is shown as a minor arterial and built as a five -
lane cross section at Chenal Valley Drive. Chenal Valley Drive
is shown and built as a collector. Rahling Road at Pebble Beach
is shown as a minor arterial and the west half of the divided
four -lane section is built.
BACKGROUND:
These changes are considered minor changes since they are in the
same family of uses. This is amendment is a swap between Single
Family and Multi -Family tracts. Both of these sites are
residential on the Land Use Plan now and both are vacant
undeveloped tracts. These changes do not change the use pattern
in both locations. In both cases, the sites are on an arterial
close to a collector or on a collector near an arterial. Both of
these sites border the mountain.
NEIGHBORHOOD COMMENTS:
Staff records do not show that an active neighborhood
associations in this area. Staff has not received any comments
at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
This item was placed on consent agenda and was approved with a
vote of 10 ayes, 0 nays and 1 absent.
K
August 6, 1998
ITEM NO.: 12 FILE NO.: LU98-20-03
Name: Land Use Plan Amendment -- Pinnacle District
Location: 8400 Ferren Road
Request: Single Family to Services Trades District
Source: Richard and Phyllis Norwood
PROPOSAL / REOUEST:
Land Use Plan amendment in the Pinnacle Planning District from
Single Family to Services Trades District. Service Trade
District provides for a selection of office, warehousing, and
industrial park activities that primarily serve other office
service or industrial businesses. This district is intended to
allow support services to these businesses and to provide for
uses with an office component. A Planned Unit Development is
required for any development not wholly office.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 and is approximately 3.2 acres
in size. The site is shown as single family on the Land Use
Plan. The site is totally surrounded by R-2 zoning and Single
Family classification. St. Paul United Methodist Church lies on
Pinnacle Valley Road to the east of the site and in shown as
Public Institutional.
RECENT AMENDMENTS:
There has not been any recent land use plan amendments in the
area recently. This area was reviewed in the Highway 10 Plan of
1986 and the Little Rock General Plan of 1989.
MASTER STREET PLAN:
Ferren and Richard Roads are local residential streets with open
ditches. The street shown to the south of the site is not
constructed nor is the right-of-way cleared. Pinnacle Valley
Road is shown on the Plan as a Minor Arterial but is currently a
two-lane cross section without curb and gutter.
BACKGROUND•
Pinnacle Valley Road near the site still maintains a rural
character with an abundance of single family houses. The houses
that face these two streets and those along Pinnacle Valley Road
between the church and Ferren Road form a small neighborhood.
Service Trades District at the rear of a small neighborhood would
August 6, 1998
ITEM NO.: 12 (Cont.) FILE NO.: LU98-20-03
create a 'STD' island in the middle of Single Family. Ferren and
Richard roads are not sufficient to carry any traffic that might
be generated by the mini -warehouse development.
NEIGHBORHOOD COMMENTS:
Staff records do not show an active neighborhood association in
this area.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION:
(AUGUST 6, 1998)
Bxian Minyard, of Staff, presented the item. Mr. Minyard
answered questions about the neighborhood and number of homes in
the area.
Mr. Norwood, spoke that he lives in the area of the application.
He spoke of another mini -storage business in the area with 531
units and one available. He spoke of previous item in the agenda
and his personal history.
Commissioner Adcock asked what the proposed uses were. Mr.
Norwood answered that it was mini -storage and some outside
storage for boats. He spoke of four buildings in total.
Commissioner Putman asked where the applicant lived.
Commissioner Hawn asked how many people lived on Ferren Road and
Richard Road. The applicant stated that he was the only house on
Ferren Road and that there were four mailboxes on Richard Road.
Chairman Lichty spoke that the commission was struggling with the
fact that they would be setting precedence in this area.
Commissioner Hawn stated that a Planned Development would not be
a bad deal in his opinion. He stated that any development would
require improvements to the roadway paid by the applicant.
"Changing the Plan for that small of an area does not look like a
good thing for us to do." He proposed the applicant to come back
with a planned development without changing the Land Use Plan.
Commissioner Hawn explained that changing the Land Use Plan was
all that could be changed tonight and that he would have to come
back anyway.
Commissioner Adcock further explained that he should come back
with a planned development.
2
August 6, 1998
ITEM NO.: 12 (Cont.) FILE NO.: LU98-20-03
Jim Lawson stated that he abstained since he lives in the area.
Walter Malone, of Staff, stated that if a planned development
application was filed, that the staff report would state that
this is in opposition to the plan and note comments made by the
commission to encourage the applicant to file the PUD. We would
question the intensity.
Chairman Lichty asked how many units would be constructed. The
applicant stated that, at full buildout, it would be 240 units.
Discussion followed between commission members about the
intensity of the development.
Commissioner Muse asked if Service Trades District was
appropriate for his application. Walter Malone explained that
Service Trades District was the least obnoxious category in which
to place mini -warehouse.
Commissioner Adcock made a motion
the motion and was seconded. The
1 aye, 7 nays and 3 absent.
3
to stop discussion and approve
item was denied with a vote of
August 6, 1998
ITEM NO.: 13 FILE NO.: LU98-23-01
Name: Land Use Plan Amendment - Arch Street Planning
District
Location: Intersection of Arch Street and Dixon Road
Recruest: Single Family and Park/Open Space to Commercial and
Single Family to Commercial
Source: Staff
PROPOSAL / REQUEST:
Land Use Plan amendment in the Arch Street Planning District from
Single Family to Commercial on the east side of Arch Street Pike
from Old Castle Drive to Dixon Road, Single Family to Park Open
Space for a 50' buffer on the east and north side of the
previously mentioned commercial area, Park Open Space to
Commercial on the east side of Arch Street Pike from Dixon Road
south to the gravel drive, Single Family to Commercial on the
west side of Arch Street Pike from the intersection of Old Castle
south to the Commercial classification at the intersection of
Vinson and Arch Street Pike.
CURRENT LAND USE AND ZONING:
Current Land Use shows Single Family in the England Acres
subdivision east of Arch Street Pike and north of Dixon Road. To
the west, across Arch Street Pike, is a large tract of industrial
that extends south. A node of -Commercial is located on either
side of Vinson Road at the intersection of Arch Street Pike.
Single Family is to the west of the Commercial and Industrial and
extends between the two. On the east side of Arch Street Pike is
Park/Open Space. Single Family is north of Dixon Road and Mining
is to the south. There is no zoning in this area.
RECENT AMENDMENTS:
There has not been any recent amendment in this area. This area
was last reviewed in the Arch Street Plan of 1988 and again in
the Little Rock General Plan of 1989.
MASTER STREET PLAN:
Arch Street Pike is shown as a Principal Arterial on the Master
Street Plan and is currently built to a two-lane section with
left turn lanes at the intersection of Dixon Road. Dixon Road is
shown as a Collector from Arch Street Pike to the proposed east
extension of Baseline Road. Ironton Cutoff is shown as a
collector. Both Dixon and Ironton Cutoff are two lane roads with
open ditches.
August 6, 1998
ITEM NO.: 13 (Cont.) FILE NO.: LU98-23-01
BACKGROUND:
A logical place to have Commercial is at the intersection of a
Principal Arterial and two collectors as it is at the
intersection of minor and principal arterials. At the
intersection of Arch Street Pike, Dixon and Ironton Cutoff there
is a history of commercial uses. It is logical to place a node of
Commercial to recognize the three corners. At Vinson and Arch
Street Pike, it is the intent to acknowledge the existing uses by
extending the commercial node northerly to recognize the auto
repair, grocery, food service, and other uses.
NEIGHBORHOOD COMMENTS:
Staff records do not indicate any active neighborhood
organizations in this area. Two comments have been received to
date: One of a neutral nature and one affected property owner in
support of the amendment.
STAFF RECOMMENDATIONS:
Staff believes the changes are appropriate to acknowledge the
existing pattern of the area.
PLANNING COMMISSION ACTION: (AUGUST 6, 1998)
Brian Minyard of Staff presented the item.
Commissioner Muse asked what was contained in the lower hatched
area. Mr. Minyard answered that it was a pizza place, grocery
store, sheriff's patrol division office, and auto repair shop.
The applicant, Bob McFarland, who is representing the owner, made
a statement. He stated that when the subdivision was built in
1973 or 1974, this corner was labeled at that time to be
commercial. They propose to put in a strip shopping center with
three buildings with multiple occupants.
Mr. Ananias Alexander, the President of England Acres, spoke in
opposition to the amendment. He produced a map of England Acres
and had questions as to where the development actually lies.
Discussion followed. The gentlemen from England Acres, Tony
Bozynski and the applicant adjourned to the hallway to discuss in
detail aspects of the map.
Upon returning, Mr. Boyznski, of Staff, clarified the discussion
and stated that the concerns about the layout of the land were
resolved and issues about sewer were discussed. Mr. Bozynski
stated that the subdivision is opposed to the commercial
development of the four and one-half acres.
2
August 6, 1998
ITEM NO.: 13 (Cont.) FILE NO.: LU98-23-01
Mr. Alexander restated that the neighborhood is still opposed to
the development.
Commissioner Muse asked for a clarification on the extension of
Ironton Cutoff. Mr. Minyard and Mr. McFarland explained that it
was a right of way line and that the road was not actually there.
Commissioner Hawn spoke of concerns about putting commercial that
close to a neighborhood. Mr. Lawson explained some of the
history of the site. Commissioner Hawn spoke of other options
other than commercial.
Commissioner Adcock asked about access. Mr. McFarland answered
that access would be off of Arch Street and Dixon Road only, not
off of Old Castle. He further stated that he had planned a 75,
buffer adjacent to Old Castle Drive. Mr. McFarland offered to
bring in a site plan for review by the staff.
Commissioner Hawn stated that an option would be to zone the 75,
buffer Open Space instead of C-3 and that would insure the 75, of
buffer.
Chairman Lichty explained the concept of the buffer to Mr.
Alexander.
Chairman Lichty noted that Item 13 has been amended to include a
75, Park/Open Space buffer adjacent to Old Castle Drive.
A motion was made by Commissioner Hawn to approve the item as
amended to include the PK/OS and opaque fence along Old Castle
Drive and the motion was seconded. Motion was approved with a
vote of 6 ayes,
2 nays and 3 absent.
3
• August 6, 1998
ITEM NO.: 14 FILE NO.: 290
ANNEXATION ANALYSIS - Pulaski Academy
I. General Information
Owner: Multiple Owners, Chris Barrier, Agent
Location: Denny Road, 1,400 feet northwest of Kanis Road
Legal Description/Size: Part of the SW 1/4 and the NW 1/4
of Section 35, Township 2 North, Range 14 West
(53.26± acres).
Purpose of Annexation
Request: To receive city services.
Site Configuration: Irregular shape being 1,850' N. X S.
and 2,600' E. X W.
Physical Characteristics
of the Site: Relatively flat heavily forested
Existing Land Use: Vacant/Single Family
Abutting Land Use
Relationships: North - Single Family
South - Vacant
East - Single Family
West - Vacant
II. Analysis
Prospective Land Use Pattern and
Compatibility with Municipal Plan: This property lies
within the City's extraterritorial jurisdiction (both zoning
and subdivision) and is zoned R-2. The property that lies
west of Denny Road is projected to be a private school (a
conditional use permit is docketed for the July 23, 1998
Planning Commission meeting) while the part of the proposal
that lies east of Denny Road is vacant and contains
several single family residences (part of the Chenal
Development). The proposed school and the existing single
family development is compatible with the Burlingame Valley
District Plan.
August 6, 1998
ITEM NO.: 14 (Cont.) FILE NO.: 290
Community Services/Facilities Effect On:
Parks: None
Fire: The proposed annex of the Pulaski Academy site
on Denny Road is beyond the 1.5 mile distance requested
by I.S.O. The nearest fire station, located at 17,000
Chenal Valley Drive is 3 miles away. The annex of this
property will not justify an additional fire station.
Any further growth by the City of Little Rock in this
direction without Gordon Road being constructed to
Chenal (Deltic estimates that construction will occur
within the next 18 to 24 months) would require a fire
station in the vicinity of Kanis Road and Denny Road.
Police: None
Public Works: Public Works' concerns involve traffic
enforcement and street improvements to accommodate the
increased traffic in this area. Because sections of
Denny Road will remain in Pulaski County jurisdiction,
we will need to coordinate with County Officials to
ensure road maintenance, improvements, and traffic laws
are maintained.
Utilities Effect On:
Water: An acreage charge of $300.00 per acre and other
exceptional charges apply in addition to normal
charges. Other exceptional charges that apply may be a
$15.00 per front foot charge or a development fee based
on the size of connection required... On-site fire
protection will be required. The Water Works has no
objection to the annexation...
Sewer: The Little Rock Wastewater Utility has reviewed
this annexation request. The Little Rock Wastewater
Utility has no sewer service available to this area at
this time.
III. Staff Summary and Summary Recommendation
This property lies within the City's extraterritorial
jurisdiction (both zoning and subdivision). The scho®l
2
August 6, 1998
ITEM NO.: 14 (Cont.) FILE NO.: 290
development proposal is being reviewed by the Planning
Commission (July 23, 1998). The existing and proposed
uses are compatible with the City's Burlingame Valley
District Plan. The annexation of this property will
not extend the corporate limits any further west than
it already is (see sketch). In addition, all the
right-of-way of Denny Road is being annexed (adjacent
to the annexation) which will make maintenance and
enforcement more efficient. Finally, the inclusion of
the Chenal Valley Subdivision lots will correct a
corporate line problem (some or parts of the lots
and/or homes were inadvertently left out of the city
limits in the January 17, 1989 annexation). The staff
recommends approval of the annexation as filed.
IV. Planning Commission Action:
The applicant was present as were supporters and
objectors. Jim Lawson, Planning and Development
Director, presented a report (with slide
presentation) and a recommendation of approval for
the Pulaski Academy Annexation. The report contained
facts about: The annexation proposal; the City's
annexation strategy; and answered point by point
concerns raised by the Coalition of Little Rock
Neighborhoods, the Downtown Neighborhood Association
and the Little Rock School District.
Judge Wendell Griffin spoke as a representative for
the Pulaski Academy Annexation. He stated that he
had three points to make. The points were: (1) the
City of Little Rock would not have to make a
significant expenditure as result of this annexation
and the City was not subsidizing Pulaski Academy
(P.A.); and (2) the P.A. proposal would not cause
"white flight"; and (3) the proposal would not result
in urban sprawl but would simply be a relocation of
an existing school. Mr. Greg Simmons, a traffic
engineer representing P.A., spoke to the issue of
site selection. He stated that the proposed site met
the Academy's needs and that it would be extremely
difficult to find such a site in the existing city
limits.
Mrs. Ruth Bell, a representative from the League of
Women Voters, stated that they had reservations
about: (1) the lack of public transportation in the
area; (2) traffic concerns in the Kanis and Denny
Road area; and (3) potential growth that could result
from the school development.
Ms. Kathy Wells, president of Downtown Neighborhood
Association, stated that the P.A. annexation would be
3
August 5, 1998
ITEM NO.: 14 (Cont.) FILE NO • 290
detrimental to the existing inner city. She listed
the following concerns: (1) westward expansion of
the city with urban sprawl; (2) the building of a new
elementary school in West Little Rock; (3) limit on
sewer capacity; and (4) lack of, or closure of inner
city groceries caused by a westward expansion of
population.
Mr. Jim Lynch, of the Coalition of Little Rock
Neighborhoods, spoke in opposition to the P.A.
annexation. He stated his concerns about the
planning and policy issues that haven't been
addressed, and what he considered to be a deficit of
analysis information.
Mr. Les Carnine, superintendent of the Little Rock
Public Schools, stated that the district had no
problems with P.A. moving to the proposed site.
However, they did have an ongoing concern with the
City's continued westward expansion and its
consequences for the inner city.
Commissioner Rahman asked why P.A. needed to annex
the land. Judge Griffin stated that P.A. wanted to
continue to be part of the Little Rock Community.
Jim Lawson stated that other reasons for P.A. to
annex were to receive city fire protection, police,
and sewer. Commissioner Rahman asked whether the
existing P.A. site could be used in the future as a
school site. The staff stated that the C.U.P. on the
existing P.A. site would run with the land rather
than the owner unless it was stipulated in the C.U.P.
approval to only run with the current owner. A
lengthy discussion ensued. It was determined that
the staff should retrieve the C.U.P. from the
Planning Department in order to confirm how the
existing C.U.P. on the Hinson Road site was to be
administered. The staff later determined the
existing C.U.P. on Hinson Road ran with the land
rather than the owner.
Commissioner Muse was concerned about the lack of
public transportation to the Denny Road site. Judge
Griffin stated that people rode with co-workers and
others to the site. Mr. Arch McIntosh, of P.A.,
stated the school would insure that all employees
could be provided a means of transportation to the
new site. Other discussion about policy followed.
Commissioner Adcock asked staff about the fire and
police department's analysis. A general discussion
ensued. Commissioner Adcock asked Bob Turner of
Public Works to comment on service and costs to
4
August 6, 1998
ITEM NO.: 14 (Cont.) FILE NO.: 290
Public Works. Ms. Adcock queried Mr. Carnine, of
the Little Rock School District about white flight
issues and annexation. He reiterated his contention
that the district didn't oppose the school relocation
but was concerned with the continued westward
expansion of the city and the deterioration of the
inner city.
Commissioner Hawn asked the staff about Master Street
Plan issues in the adjacent areas. He stated his
concerns about developing a "smart growth" policy and
whether or not the P.A. annexation would be in line
with such a policy.
Commissioner Downing queried Jim Lynch about what
P.A. would do if it didn't get sewer or get annexed
and what could be done about the existing traffic
problem on Hinson Road. Mr. Lynch stated that P.A.
could get the Board of Directors to extend sewer
without annexation. A lengthy discussion ensued.
Commissioner Faust asked staff about the City's
annexation policy. Jim Lawson stated the resolution
in the back of the report (#7,893) contained the
City's annexation policy. Ms. Faust stated her
concern about city policy and raised the issue of
impact fees to address some problems created by
annexation.
Commissioner Putnam stated that P.A. was a fine
institution and should be supported and annexed.
Judge Griffin made closing statements in support of
P.A.'s annexation proposal.
Commissioner Nunnley called the question.
Commissioner Earnest, Chairman Lichty, Commissioner
Muse, Commissioner Adcock, Commissioner Faust and Jim
Lawson made closing statements. Commissioner Faust
wanted the record to reflect that she did not say or
intend that impact fees could be taken from one part
of town and use in another.
Commissioner Adcock made a motion to approve the P.A.
annexation request. Commissioner Putnam seconded the
motion. The motion to approve the annexation failed
by a vote of 4 ayes, 6 noes and 1 absent.
5
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There being no further business before the Commission, the
meeting was adjourned at 10:00 p.m.
Date, ._
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