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pc_10 29 1998A G LITTLE ROCK PLANNING COMMISSION PLANNING AND REZONING HEARING MINUTE RECORD OCTOBER 29, 1998 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being nine (9) in number. II. Members Present: Members Absent: City Attorney: Craig Berry Herb Hawn Bill Putnam Rohn Muse Larry Lichty Judith Faust Pam Adcock Richard Downing Obray Nunnley, Jr. Hugh Earnest Mizan Rahman Cindy Dawson LITTLE ROCK PLANNING COMMISSION REZONING AND PLANNING HEARING I. REZONING ITEMS: 1. Z -4663-A 2. Z-6567 3. Z-6576 II. OTHER MATTERS: AGENDA OCTOBER 29, 1998 4:00 P.M. 8100 West Markham Street 4705 S. University Avenue Northwest and northeast corners of Kanis Road and Point West Drive C-1 to C-3 C-3 to C-4 MF -18 to 0-1 4. Z-6577 Little Rock Fire Station Conditional Use Permit located at 14,215 Taylor Loop Road. 5. Z -6334-A Bures Bed and Breakfast Revised Special Use Permit located at 501 N. Palm Street. 6. G-23-290 Block 126, John Barrow Addition Alley Right -of -Way Abandonment 6A. Z-6582 Little Rock Alert Center Conditional Use Permit located at 2401 East 6"' Street III. PLAN ISSUES: 7. LU98-02-03 A Land Use Plan Amendment in the Rodney Parham Planning District at the northeast corner of Huron Lane and Green Mountain Drive from Single Family to Office. 8. LU98-04-01 A Land Use Plan Amendment in the Heights Hillcrest Planning District at the SE corner of the intersection of Kavanaugh Boulevard and Cedar Street from Multifamily to Mixed Use and the SW corner of Woodlawn and Kavanaugh Boulevard and the NW corner of the intersection of Kavanaugh Boulevard and Cedar Street from Multifamily and Park Open Space to Public Institutional. III. PLAN ISSUES: (Cont.) 9. LU98-11-03 A Land Use Plan Amendment in the I-430 Planning District for the North side of Labette Drive west of John Barrow from Multifamily to Mixed Office Commercial. 10. LU98-12-05 A Land Use Plan Amendment in the 65`h Street west Planning District for the southeast corner of I-430 and Colonel Glenn Road from Suburban Office to Mixed. IV. NEIGHBORHOOD ACTION PLAN: 11. A Neighborhood Action Plan for the Rock Creek Neighborhood Area, an area bounded by Napa Valley/Mara Lynn Road/Bowman Road, Kanis Road, and Kirk Road to Windsor Road. 11A. A Master Street Plan Amendment for Chenal Parkway roadway design to be a divided principal arterial (parkway) with right-of-way of 100 foot from Kanis Road (East) to Shackleford Road and shall include a continuous right turn lane on Chenal Parkway from Gamble Road (east) to Shackleford Road. 11B. A Master Street Plan Amendment for a segment of Markham Street from Atkins Road to it's west terminus at Kirby Road be removed from the Master Street Plan as a Collector. 11C. A Master Street Plan Amendment for Gamble Road from Chenal Parkway to Kanis Road be removed from the Master Street Plan as a Collector. 11D. A Master Street Plan Amendment for Kanis Road to be realigned between its eastern and western parts and the present connection to Chenal Parkway be eliminated. 11E. LU98-19-03 A Land Use Plan Amendment in the Chenal Planning District located at #1 Covenant Drive from Single Family to Public Institutional. 11F. LU98-18-04 A Land Use Plan Amendment in the Ellis Mountain Planning District located at 600 Kirby Road from Single Family to Public Institutional. 11G. LU98-19-04 A Land Use Plan Amendment in the Chenal Planning District located at 715 Wellington Village Road from Single Family to Public Institutional. 2 "V v♦ W 3NId °� Y W Ix ILWW Vtip LL N W — co Z Z p LL J wpb, O W J ° ° 5 U zo k o � lg ��s 2 SpN,yas LO NOlICA% IVNH oas z 5 `ri O�p a LL co Ww J ry HIHdS 7 W p 0U V ` /` 0 �sp Z 6 p Q) w t2 L C w '^ c�Q J 2 z � u V u syr OgJ JU�� �0L1J October 29, 1998 ITEM NO.: 1 FILE NO.: Z -4463-A Owner: Coulson Applicant: Rodrick Tidwell Location: 8100 West Markham Request: Rezone from C-1 to C-3. Purpose: Remodel and expand existing building for barber shop/beauty salon, detail shop, quick -lube facility and laundramat. Size: .52 ± acres Existing Use: vacant commercial building (formerly a convenience store, with gas pumps) SURROUNDING LAND USE AND ZONING North - Multifamily development; zoned R-5 South - Brady Extension Homemakers Club and overgrown ball field; zoned R-4 East - Multifamily development; zoned R-5 West - veterinary Clinic, zoned 0-3 and Multifamily Development; zoned MF -18 PUBLIC WORKS COMMENTS 1. Dedicate additional drainage easement for future City of Little Rock project. PUBLIC TRANSPORTATION ELEMENT The site is located on a CATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION The Apache Crime Watch Neighborhood Association was notified of the rezoning request. LAND USE ELEMENT The site is located in the West Little Rock Planning District. The Land Use Plan currently recommends commercial for the site. The site is located on an arterial street and October 29, 1998 ITEM NO • 1 (Cont.) FILE NO.: Z -4463-A is buffered from single family by an apartment complex. The C-3 zoning request conforms to the adopted Plan. STAFF ANALYSIS The request before the Commission is to rezone this .52± acre site from C-1 Neighborhood Commercial to C-3 General Commercial. The property is occupied by a vacant, one- story, brick and frame building which previously housed a convenience store. A detached gas pump island canopy is located between the building and the street, The applicant proposes to expand the building slightly and use it for a barber shop/beauty shop, detail shop, quick -lube facility and possibly a Laundromat. Of those uses, only the barber shop/beauty shop and Laundromat are permitted C-1 uses. The quick -lube facility is a C-3 use and the detail shop is a conditional use in the C-3 district. The applicant has stated that he will file a conditional use permit for the detail shop. The convenience store with gas pumps was an existing nonconforming use at the time the property was rezoned from R-2 to C-1 in 1985. There had been a service station or convenience store on the property since the site's annexation into the City in the late 19501x. When the property was zoned to C-1, the convenience store was still a nonconforming use because convenience stores with gas pumps are a conditional use in the C-1 district. Such uses are first listed as by -right in the C-3 district. Staff believes the C-3 zoning request to be appropriate for this property. The property has a long established history of C-3 usage. The property is 1 V2 blocks east of the Markham/Rodney Parham intersection, in an area that has a mixed zoning pattern containing a variety of uses ranging from single family and multifamily to a school, offices and retail businesses. A veterinary clinic is located on the 0- 3 zoned property adjacent to the west. A substantial multifamily development wraps around the site on the north and east. Additional multifamily is located west of the veterinary clinic. An elementary school is located across West Markham, to the southeast. An overgrown ballfield and the Brady Extension Homemaker's club is located on the R-4 zoned property to the south. The West Little Rock District Land Use Plan recommends Commercial for the site. The property has a long history of use by C-3 businesses. The site is located on an arterial street in an area of mixed zoning and uses and is separated from the nearest single family by multifamily developments and institutional uses. 2 October 29, 1998 ITEM NO.: 1 (Cont.) FILE NO.: Z -4463-A STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 3 October 29, 1998 ITEM NO.: 2 FILE NO.: Z-6567 Owner: Golf World, Inc. Applicant: Pat Boyd Location: 4705 S. University Avenue Request: Rezone from C-3 to C-4. Purpose: Bring golf driving range and miniature golf course into conformance and add motorcycle rental. Size: 20 ± acres Existing Use: Golf driving range, pro -shop and miniature golf course SURROUNDING LAND USE AND ZONING North - Floodway, zoned OS, R-2 and C-3; Vehicle sales Lot, zoned C-4; Pasture, zoned R-2 South - Vacant lot, zoned C-4; church, zoned C-3; Floodway, zoned C-3 East - Floodway and pasture, zoned C-3 and R-2 West - Floodway, zoned R-2; Undeveloped C-4; Vehicle sales lot, zoned I-2 PUBLIC WORKS COMMENTS Property is in 100 -year floodway. According to 1993 FEMA maps, new construction will not be allowed in the floodway. PUBLIC TRANSPORTATION ELEMENT The site is located on a CATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION The Geyer Springs Neighborhood Association was notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the I-630 Planning District. The Land Use Plan recommends Commercial and Park/Open Space for the property. The Park/Open Space designation is reflective October 29, 1998 ITEM NO.: 2 (Cont.) FILE NO.: Z-6567 of a portion of the site being in the floodway. The site has a history of use as C-4, Open Display. C-4 is an appropriate zoning designation for this property which fronts onto South University Avenue. STAFF ANALYSIS The request before the Commission is to rezone this 20± acre tract from C-3 General Commercial to C-4 Open Display district. The property is occupied by a nonconforming golf driving range, pro -shop and miniature golf course. The applicant proposes to retain those uses and add a small scale motorcycle rental business. As long as the property and use remained "as is no change in zoning would be required. It could remain in its nonconforming state. The addition of the motorcycle rental requires either a conditional use permit or rezoning. The property was within a large area of S. University properties which were zoned "F" Commercial under the "old" zoning ordinance. Under the 1980 Ordinance, "F" Commercial converted to C-3 General Commercial and the golf during range/miniature golf course became nonconforming. Subsequent to the 1980 conversion, several other property owners in the area, including area car sales lots, rezoned their properties to C-4 Open Display. Staff believes C-4 to be appropriate zoning for this site. The adopted Land Use Plan recommends Commercial for the property. The property fronts onto a heavily traveled major traffic arterial. S. University Avenue, south of Asher Avenue, is characterized by C-4 zoning and Open Display uses. The site is isolated by the Rock Creek/Fourche Creek Floodway. Adjacent zonings are C-3, C-4 and OS. The property is enclosed by a system of levees, separating the site from Rock Creek/Fourche Creek. The 1993 FEMA flood maps show this property to be entirely within the floodway. Newer FEMA maps, which have not yet been adopted by the City, show a portion of the site being removed from the floodway. No new construction will be allowed in the floodway. STAFF RECOMMENDATION Staff recommends approval of the requested C-4 zoning. 2 October 29, 1998 ITEM NO.: 2 (Cont.) FILE NO.: Z-6567 PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 3 October 29, 1998 ITEM NO.: 3 FILE NO.: Z-6576 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Edward Lile and David Keller Ramsay Ball Northwest and northeast corners of Kanis Road and Point West Drive Rezone from MF -18 to 0-1, with two-story building height limit. Develop new, small offices. 2 tracts, total of 5.58+ acres Undeveloped, wooded SURROUNDING LAND USE AND ZONING North - Single Family; zoned R-2 South - Undeveloped, partially wooded, zoned C-3; one office building; zoned 0-3 East - Undeveloped; zoned PCD West - Single Family and VFW Club; zoned R-2 PUBLIC WORKS COMMENTS 1. Kanis 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 improvement to these streets including 5 foot sidewalks with planned development. 3. Stormwater detention ordinance applies to this property. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Driveway shall conform to Sec. 31-210 or Ordinance 16,577. PUBLIC TRANSPORTATION ELEMENT The site is not located on a LATA bus route. October 29, 1998 ITEM NO.: 3 (Cont.) FILE NO.: z-6576 NEIGHBORHOOD ASSOCIATION NOTIFICATION The Gibralter Heights, Point West, Timber Ridge Neighborhood Association was notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the Ellis Mountain Planning District. The Land Use Plan currently recommends Multifamily for the site, which is reflective of the current zoning. The recently approved Kanis Corridor Plan recommends Suburban Office for the site. The Kanis Plan has not yet been approved by the Board of Directors, pending the submittal of street sections for Kanis Road. In light of the Commission's previous approval of Suburban Office for the site, staff believes the request to be appropriate. 0-1 zoning with a condition limiting building heights to no more than two stories meets the spirit of Suburban Office. STAFF ANALYSIS The request before the Commission is to rezone these two tracts, totaling 5.58± acres across from MF -18 Multifamily to 0-1 Quiet Office with a two-story building height limit. The two tracts are located at the northwest and northeast corners of Kanis Road and Point West Drive. Once the required right-of-way is dedicated, the net total area is 4.27± acres. Both tracts are very shallow, with long frontages on Kanis Road. The properties are wooded and undeveloped. The applicant proposes to develop small office buildings on the sites. These properties were zoned MF -18 in 1979 as part of a larger development plan for the area along Kanis Road, west of Bowman Road. These multifamily properties were never developed. Subsequently, the single-family neighborhood adjacent to the north developed. In early 1997, a developer approached the Planning Commission with a plan to build a 73 unit apartment complex on the properties. There was extreme neighborhood opposition and the application was withdrawn. Of the numerous letters and telephone calls received by staff at that time, almost all specifically stated that they did not want apartments developed on the properties. Several of the neighbors suggested that the properties would be better developed as Quiet Office or townhouses/zero lot line homes. The subsequent Kanis Corridor Study reinforced those sentiments by recommending that the land use plan for these properties be changed from Multifamily to Suburban Office. The Commission recommended approval of the Land Use Plan Change and forwarded it to the Board of Directors. The Board has not yet acted on the change, pending street 2 October 29, 1998 ITEM NO.: 3 (Cont.) FILE NO.: Z-6576 sections for Kanis Road. Staff believes 0-1 is an appropriate zoning for these tracts. The applicant has offered as a condition of the zoning that building heights will be limited to two stories or less. The shallow depth of the tracts will have the effect of limiting the potential size of any development. The area standards provided in the 0-1 district anticipate that office use will be located in established areas of the city and in close proximity to residential uses. Height, area and parking regulations are designed to assure that office uses will be compatible with adjacent residential districts. The 0-1 zoning will provide a transition from the traffic and commercially zoned properties on Kanis Road to the single family on the north. Staff believes 0-1 zoning, with the building height limit offered by the applicant, meets the spirit of Suburban Office. STAFF RECOMMENDATION Staff recommends approval of the two-story building height applicant. PLANNING COMMISSION ACTION: the requested 0-1 zoning with limit offered by the (OCTOBER 29, 1998) The applicant was present. There were no objectors present. One letter of support from Cathy Mills of 119 Point West Circle and one letter of concern from Greg Shira (address unknown) had been received by staff and forwarded to the Commission. Dana Carney, of the Planning staff, stated that he felt Mr. Shi.ra's concerns would be addressed by the City's Landscape and Buffer Ordinances. He reiterated staff's position that 0-1 zoning was appropriate for these properties. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 3 October 29, 1998 ITEM NO.: 4 FILE NO.: Z-6577 NAME• LOCATION• OWNER/APPLICANT• Little Rock Fire Station Conditional Use Permit 14215 Taylor Loop Road Donald L. Warmack Estate/ City of Little Rock PROPOSAL: A conditional use permit is requested to allow for construction of a City of Little Rock Fire Station on this R-2 zoned 1.03 acre tract. ORDINANCE DESIGN STANDARDS: 1. Site Location: The property is located on the east side of the east end of Taylor Loop Road, approximately 1,100 feet south of Cantrell Road. 2. Compatibility with Neighborhood: The property is located within a single family residential neighborhood. All abutting properties are zoned R-2 and occupied by single family homes. Fire stations have traditionally been viewed as an acceptable element of neighborhoods. This particular station will be constructed in a residential design to blend more easily with the neighborhood. Of Little Rock's 21 existing fire stations, 11 are either within or adjacent to residential neighborhoods. The site will be developed to conform to all required screening and landscaping codes. Staff believes the use is compatible with the neighborhood. The Westchester and Secluded Hills Neighborhood Associations were notified of the proposal. 3. On -Site Drives and Parking: The site is served by a single driveway taking access from Taylor Loop Road. There are 12 on-site parking spaces which have been determined to be adequate for the proposed station. One of the 12 spaces is designated as handicap accessible. October 29, 1998 ITEM NO • 4 (Cont.) FILE NO.: Z-6577 4. Screening and Buffers: Areas set aside for buffers and landscaping meet ordinance requirements when averaged out. However, a portion of the proposed north parking area projects 8 feet into the required land use buffer width of 15 feet along the northern perimeter. A 6 foot high opaque screen, either a wooden fence or dense, evergreen plantings are required along the northern, southern and eastern property lines. 5. Public Works Comments: 1. Taylor Loop 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 improvement to these streets including 5 foot sidewalks with planned development. 3. Stormwater detention ordinance applies to this property. 6. Utility and Fire Department Comments: No comments were received from the utility companies. The applicant should contact the various agencies to determine what requirements pertain to this proposal. The Fire Department has approved this site location and design. 7. Staff Analysis: The City of Little Rock is requesting a conditional use permit to allow for construction of a new fire station on the R-2 zoned, 1.03 acre tract located at 14215 Taylor Loop Road. The site is currently vacant. The previous owner cleared the site and did some grading to level the property. The property is located on the east side of the east end of Taylor Loop Road, between the Westchester and Secluded Hills Neighborhoods. All surrounding properties are zoned R-2 and are occupied by single family homes. A variety of commercial and office uses are located further north of the site, closer to the Taylor Loop/Cantrell Road intersection. The site consists of one lot which is 150 feet wide and 300 feet deep. The proposed fire station building itself is 71 feet by 127.3 feet, a total of 9,038 square feet. Two bays are proposed on the south side of the building. A single driveway will take access OA October 29, 1998 ITEM NO.: 4 (Cont.) FILE NO.: Z-6577 from Taylor Loop Road and 12 on-site parking spaces are proposed. The building itself will be constructed in a manor that will present a residential appearance from the street. The building will be one-story in height and will have a brick or rock finish and a pitched roof with shingles. The applicant has stated that the building will be constructed similar to Station No. 21, located at 17000 Chenal valley Drive. Staff believes the proposal to be reasonable and recommends approval of the conditional use permit. There are several uses that, although not residential in nature, are typically found in residential areas and are considered part of the fabric of a neighborhood. These include churches, schools, fire stations and, more recently, alert centers and police substations. The conditional use permit process offers an opportunity to review the development of these uses to assure that they are compatible with the adjacent residential neighborhood. Every effort will be made to develop this site in a manor that will be compatible with and will have the least negative impact on the neighborhood. The goal of the Little Rock Fire Department is to establish a fire department station in each area of the City that is required to maintain the City's class II fire rating. The closest fire station to this location is approximately five miles away. In order to meet the requirements of the Insurance.Services Organization (ISO) and the City's class II rating, fire stations must be no more than three miles apart. This requires that each station be located within a specific area that is relatively small in size. The location of each station within that specific area is further dictated by the availability of land that will meet the Fire Department's needs for size and access. This proposed station is to be located on an arterial street that will provide easy access to the surrounding area via Taylor Loop, Rahling Road, Hinson Road or Cantrell Road. Eleven of the City's twenty-one existing fire stations are located within or adjacent to residential neighborhoods. Approval of this conditional use permit will contribute to the general health, welfare and safety of the citizens of Little Rock. 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: KI October 29, 1998 ITEM NO.: 4 (Cont.) FILE NO.: Z-6577 1. Compliance with the City's Landscape and Buffer Ordinances. 2. Compliance with Public works Comments. 3. All site lighting is to be low-level and directional, aimed away from adjacent residential properties. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Betty Riley, of the City of Little Rock Department of General Services, was present. Staff presented the item and described the proposal. The Public works and Landscaping Comments were briefly discussed. The Committee determined there were no other issues and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were several objectors present. Staff informed the Commission that the City was requesting deferral of the item to the December 3, 1998 meeting. The deferral was requested to allow the city to determine if there was another property in the area that would meet the Fire Department's requirements. There was no further discussion. A motion was made to waive the bylaws and accept the late request for deferral. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. The deferral request was placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 4 October 29, 1998 ITEM NO.: 5 FILE NO.: Z -6334-A NAME: Bures Bed and Breakfast House - Revised Special Use Permit LOCATION: 501 N. Palm Street OWNER/APPLICANT: Joseph and Cindy Bures PROPOSAL: A special use permit is requested to allow for expansion of a previously approved Bed and Breakfast House on this R-4 zoned property. Staff Analysis: On July 10, 1997, the Planning Commission approved a special use permit to allow the owners of the single family residence located at 501 N. Palm Street to operate a one room bed and breakfast house. The property is occupied by a 1 % story, rock and stucco residence. The applicants utilize the structure principally as their single family home. One room of the lower level of the house is a sleeping/sitting room. This room and an adjacent bathroom are used as the bed and breakfast house guest room. The Commission's approval was subject to the following conditions: 1. Compliance with the site and location criteria established by Section 36-54(e). 2. The structure at 501 N. Palm Street is to remain a single family residence and not to be converted into a duplex as long as the bed and breakfast house is in existence. (This condition was imposed because the property is zoned R-4, two- family residence). 3. An additional on-site parking space is to be constructed at the end of the driveway. The applicants are now requesting that the special use permit be revised to allow for expansion of the bed and breakfast house. They propose to construct a detached, two-story accessory structure in the rear yard, adjacent to the alley. The ground floor will be a three car garage. The upper floor will be a second guest room containing a bedroom/sitting area, bathroom and kitchenette. The applicants state that they anticipate this facility eventually being used as a mother-in-law quarter, as their mothers are nearing an age when they may need assisted living. In the mean time, it will be used as a guest room for the bed and breakfast. October 29, 1998 ITEM NO.: 5 (Cont.) FILE NO.: Z -6334-A Bed and Breakfast houses are defined by the Ordinance as: "Bed and breakfast house means an owner occupied single-family residence which contains not more than five (5) guest rooms which for a fee may be occupied by a guest for no longer than fourteen (14) consecutive days. This activity -must obtain a special use permit in the permitted districts of R-1, R-2, and R-3 single-family and R-4 two-family districts." Section 36-54(e) establishes the site and location criteria for bed and breakfast houses as follows: a. The occupancy fee may include a continental breakfast (coffee, juice and pastry) to be served to paying guests with no full meals. b. The owner must provide one (1) paved off-street parking space per guest room and one (1) additional for the residence use. C. Allowable signage is that permitted by the single-family residential standard. d. No receptions, private parties or tours for a fee are allowed. Although the proposed second guest room is not located within the principal residence, staff is basically supportive of the concept as put forth by the applicant. The house will still remain an owner occupied single family residence with the one, downstairs guest room. This proposal will bring the total number of guest rooms to two, less than the maximum of five permitted by the Code. Three on-site parking spaces will be provided on the lower level of the new structure, meeting the Ordinance requirement. Accessory structures such as that proposed by the applicant are very common in this neighborhood. Indeed, several properties in this block have buildings, some two-story, built at the alley. The proposed structure will meet required setbacks, although it will exceed the 30 percent coverage allowed for accessory structures. There is one outstanding issue which precludes staff from supporting the proposal. The applicants indicate that the proposed new guest room will contain a kitchenette. With the guest room containing a sleeping area, sitting area, bathroom and kitchenette, it has all of the elements of a separate dwelling. Such a use is not permitted under a special use permit. Accessory dwellings require a conditional use permit which may cast doubt on the ability to use the room for a guest room for the bed and breakfast. The applicants indicate that the "guest room" may eventually be used as a mother-in-law quarter but that plans are to use it in the meantime as a bed and breakfast room. 2 October 29, 1998 ITEM NO.: 5 (Cont.) FILE NO.: Z -6334-A Staff suggests that the kitchenette be removed from the proposal at this time. If and when it is necessary to convert the structure into an accessory dwelling by adding a kitchenette, the applicants may file for a conditional use permit. As long as the "guest room" contains only a sleeping/sitting room and bathroom, staff believes it is reasonable to allow its use as a second guest room for the bed and breakfast. Special use permits are not transferable in any manner. Permits cannot be passed from owner to owner, location to location or use to use. Staff does not believe the level of activity generated by a two room bed and breakfast house at this location would have any negative impact on the neighborhood. Staff Recommendation: Staff recommends approval of the special use permit to allow for construction of a two-story accessory building with the upper floor to be used as a guest room for the bed and breakfast house subject to compliance with the following conditions: 1. There is to be no kitchen/kitchenette in the structure. 2. The structure is not to have separate utilities. All utilities must be run from/connected to the main house. 3. The bottom floor of the two story accessory building is to be used as a three car garage, providing one space per guest room and one space for the residence. 4. Compliance with the site and location criteria established by Section 36-54(e). 5. The structure at 501 N. Palm Street is to remain a single family residence and not to be converted into a duplex as long as the bed and breakfast house is in existence. 6. Compliance with the following Public Works Department Comments: a. A 20 foot radial dedication of right-of-way is required at the intersection of N. Palm and Lee Streets b. Provide 20 feet of maneuvering area for vehicles backing out of the garage into the alley. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were three supporters and one objector present. Staff presented the item and recommended 3 October 29, 1998 ITEM NO.: 5 (Cont.) FILE NO.: Z -6334-A approval of the special use permit to allow for construction of a two-story accessory building with the upper floor to be used as a guest room for the bed and breakfast house subject to compliance with the following conditions: 1. There is to be no kitchen/kitchenette in the structure. 2. The structure is not to have separate utilities. All utilities must be run from/connected to the main house. 3. The bottom floor of the two story accessory building is to be used as a three car garage, providing one space per guest room and one space for the residence. 4. Compliance with the site and location criteria established by Section 36-54(e). 5. The structure at 501 N. Palm Street is to remain a single family residence and not to be converted into a duplex as long as the bed and breakfast house is in existence. 6. Compliance with the following Public Works Department Comments: a. A 20 foot radial dedication of right-of-way is required at the intersection of N. Palm and Lee Streets. b. Provide 20 feet of maneuvering area for vehicles backing out of the garage into the alley. The applicant, Joe Bures, addressed the Commission in support of his application. He stated that his was the only bed and breakfast house in Little Rock outside of the Quapaw area. Mr. Bures stated that he was amending his application to conform to staff's recommendation by removing the kitchen/kitchenette from the guest room. He also stated that he was mindful of the fact that he would need to return to the Commission for a conditional use permit if he desired to convert the structure into an accessory dwelling. Mr. Bures noted that he had made substantial improvements to the property and there was no room for another guest room in the house. He stated that a recent appraisal of the property was 2.2 times what it was when he purchased the site. Mr. Bures noted that the Hillcrest Neighborhood Association was supportive of his request. He stated that there were many other similar garage apartment type structures in the neighborhood. Mr. Bures stated that he would retain an architect to design the accessory building so that it would compliment the home and the neighborhood. Mr. Bures also stated that he was aware that special use permits are not transferable to another person. Jim Metzger, of 1418 Kavanaugh Blvd., addressed the Commission in support of the application. Mr. Metzger stated that he was on the Board of the Hillcrest Residents Association. He stated that 4 October 29, 1998 ITEM NO.: 5 (Cont.) FILE NO.: Z -6334-A the Board had favorably passed a resolution not to oppose Mr. Bures' request. Mr. Metzger stated that he felt Board members were generally favorably disposed to Mr. Bures' request. Mr. Metzger also stated that he had a business at 2821 Kavanaugh Blvd. and he was the president of the Hillcrest Merchants Association. He stated that the Association's Executive Committee had discussed the issue and was more than pleased with what Mr. Bures had done with the property. On a personal note, Mr. Metzger stated that he felt Mr. Bures had made a tremendous improvement to the area. Jerry Stensland, of 422 N. Palm Street, spoke in support of the item. He stated that he had moved into the area in April, 1998. He stated that he was aware that the bed and breakfast was located at 501 N. Palm. Mr. Stensland stated that the presence of the bed and breakfast helped him decide to move into the neighborhood. Mr. Stensland stated that he felt the bed and breakfast had a positive impact on property values in the area. Mr. Stensland stated that he felt the bed and breakfast was the kind of small business that made Hillcrest what it was, an eclectic and healthy mix of residential and nonresidential uses. Bill Forbess, of 507 N. Palm Street, spoke in opposition to the item. He presented a petition signed by four neighborhood residents, including himself, opposed to the expansion of the bed and breakfast. Mr. Forbess stated that he had read a study which stated that property values decline when commercial uses creep into residential neighborhoods. He stated that there was inadequate on street parking on the block to support the use. Dana Carney, of the Planning Staff, responded that all required parking will be provided on-site. Mr. Forbess stated that one neighborhood resident had moved as a result of the bed and breakfast coming into the area. Mr. Forbess stated that it was his understanding that the Hillcrest Residents Association did not actually offer approval for the bed and breakfast. A discussion then followed concerning the use of the property if the bed and breakfast moved from the site. It was determined that the house could be used as a duplex since the property is zoned R-4 but that the guest room above the garage could not be used as a dwelling unit without rezoning the property. In response to a question from Commissioner Muse, Mr. Bures stated that there was no need for a kitchen in the guest room until it was occupied as an accessory dwelling. Commissioner Hawn voiced concern that this action was creating three dwellings on the site. Commissioner Faust stated that she lived one block from the Carriage House Bed and Breakfast and found it to be a significant contribution to the fabric of the neighborhood. 5 October 29, 1998 ITEM NO.: 5 (Cont.) FILE NO.: Z -6334-A Commissioner Berry stated that he felt a bed and breakfast to be appropriate in the Hillcrest Neighborhood. He stated that he felt this action was in keeping with the City's ongoing "smart growth" initiative. A motion was made to approve the special use permit as recommended by staff and including all conditions proposed by staff. The motion was approved by a vote of 8 ayes, 1 noe and 2 absent. 11 October 29, 1998 SUBDIVISION ITEM NO.: 6 FILE NO.: G-23-290 Name• Location• Owner/Applicant• Request• STAFF REVIEW• 1. 2. 3. 4. 5. Alley right-of-way abandonment Block 126, John Barrow Addition Between West 41St St. & West 42nd Street, East of Tatum and West of Boyd Streets. John E. Atkins To abandon the 10 feet wide by 300 feet long alley in Block 126, John Barrow Addition between 41St and 42nd Streets. Public Need for This Right-of-Wav Alley is not currently constructed as a public alley. Master Street Plan The Master Street Plan reflects no need for this section of the alley. Need for Right -of -Way on Adjacent Streets This is an alley abandonment. Characteristics of Right -of -Way Terrain The terrain is flat covered by grass and mature trees. Development Potential Owners have no plans for development at the present time. 6. Neighborhood Land Use and Effect The general area is made up of a residential neighborhood. 1 October 29, 1998 SUBDIVISION ITEM NO.: 6 FILE NO.: G-23-290 7. Effect on Public Services or Utilities Entergy - has no objection to the abandonment but require easement for overhead power lines. ARKLA - has no objection to the abandonment. Southwestern Bell - has no objection to the abandonment, but reserves the right to retain an easement. Water Works - has no objection. Wastewater Utility - has no objection. Fire Department - has no objection to closure. Neighborhood and Planning - has no objection to abandonment. 8. Reversionary Rights All Reversionary rights will extend to the residential property owners. 9. Public Welfare and Safety Issues Abandoning this alley will have no adverse effects on the public welfare and safety. STAFF RECOMMENDATION: Staff recommends approval of alley abandonment between West 4181 and West 42nd Street in Block 126 John Barrow Addition. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The staff presented a positive recommendation on this application. There were no objectors to this matter. 2 October 29, 1998 SUBDIVISION ITEM NO.: 6 FILE NO.: G-23-290 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 as made and passed by a vote of 8 ayes, 0 nays and 3 absent. 3 October 29, 1998 ITEM NO.: 6A NAME: LOCATION• OWNER/APPLICANT• FILE NO.: Z-6582 City of Little Rock Alert Center - Conditional Use Permit 2401 East 6th Street Square Deal, Inc. and Baird, Inc./ City of Little Rock PROPOSAL: A conditional use permit is requested to allow for construction of a City of Little Rock Neighborhood Alert Center on this R-3 zoned property. ORDINANCE DESIGN STANDARDS: 1. 2. Site Location: The property consists of 3 lots located at the southeast corner of East 6`h and Calhoun Streets. Compatibility with Neighborhood: The site is located just east of the East Little Rock Industrial District, on the fringe of a residential neighborhood. A large area of I-3 zoned properties extend west of the site, containing a variety of warehousing and manufacturing uses. The East End Park and Nat Hill Community Center are located across 6th Street, to the north. An elementary school occupies two blocks south of the site. The school itself is located at the southern end of the two -block site. A scattering of single family homes are nearby. A larger area of residential properties extends further to the south and east. The proposed alert center is ideally located so as to be compatible with the neighborhood. The East Little Rock Neighborhood Association and East End Civic League were notified of the proposal. 3. On -Site Drives and Parking: This 1,500 square foot office requires four on-site parking spaces. The proposed site plan shows five on-site parking spaces, one of which is designated for handicap use. Large areas of parking are located on the park and community center properties directly across 6"' Street. The site plan proposes one driveway on East 6th Street and one on Calhoun Street. October 29, 1998 ITEM NO.: 6A (Cont.) FILE NO.: Z-6582 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required.- Areas set aside for buffers and landscaping meet or exceed ordinance requirements. A 6 foot high opaque screen either a wood fence or dense evergreen planting, is required along the southern and eastern property lines. 5. Public works Comments: 1. Dedicate right-of-way to 30 feet from centerline on East 6`h Street and Calhoun Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Property frontage needs to have the sidewalks and ramps - brought up to current ADA standards. 4. All driveways shall have concrete aprons per City Ordinance. 6. Utility and Fire Department Comments: No comments were received from the utility companies or fire department. The applicant should contact the various agencies to determine what requirements pertain to this proposal. The site is located on a CATA bus route. 7. Staff Analysis: The City of Little Rock requests a conditional use permit to allow for construction of an alert center on this R-3 zoned property. The site consists of 3 vacant, grass -covered lots. The City proposes to construct a one-story, 1,500 square foot structure. The structure will be residential in appearance and will be located near the center of the property. A single driveway, entering the site from East 6th and from Calhoun Street, and 5 on-site parking spaces will be constructed. Additional parking is available on other city owned properties across East 6th Street. The alert center will house offices for code enforcement officers, police officers and a neighborhood facilitator. An area will be available for small neighborhood meetings. This new alert center is to replace one currently housed in rented space two blocks to the east at 2525 1/ East 6th Street. The property is located at a point of transition between the I-3 zoned East Little Rock Industrial District and an adjacent residential neighborhood. Adjacent institutional uses include a city park, elementary school and the Nat Hill Community Center. One single family home is adjacent to the east. vacant, boarded -up buildings are on the block to the west. The site is perfectly located to 2 October 29, 1998 ITEM NO.: 6A (Cont.) FILE NO.: Z-6582 serve the neighborhood residents and to serve as a gateway to the neighborhood from the industrial area. No signage has been proposed. Staff recommends that signage be limited to that permitted in office zones. Ground - mounted signs are limited to 6 feet in height and 64 square feet in area in office zones. Typical alert center signage is less than that. wall signage is limited to no more than 10 percent of the fagade. Again, that exceeds the typical alert center signage. Placement of the structure exceeds all required R-3 setbacks. Once right-of-way is granted for East 6th Street, the structure will have a front yard setback of 22 feet, 3 feet less than the 25 feet required by the Ordinance. It will be difficult to move the structure back any further due to the presence of a storm drain which runs across the property. 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with Public Works Comments 2. Signage is to be limited to that allowed in office zones. 3. Any site lighting is to be low-level and directional, aimed away from adjacent residential properties. 4. Compliance with the City's Landscape and Buffer Ordinances Staff also recommends approval of a front yard setback variance to allow a setback of 22 feet once the required right-of-way for East 6`h Street is dedicated. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Due to the urgency of this proposal and the time constraints involved, staff was unable to present this item to the Subdivision Committee. The issue is very simple and there are no site plan concerns. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the following conditions: 1. Compliance with Public Works comments 2. Signage is to be limited to that allowed in office zones. 3 ` October 29, 1998 ITEM NO.: 6A (Cont.)- FILE NO.: Z-6582 3. Any site lighting is to be low level and directional aimed away from adjacent residential properties. 4. Compliance with the City's Landscape and Buffer Ordinances. Staff also recommended approval of a front yard setback variance to allow a setback of 22 feet once the required right-of-way for East 6`h Street is dedicated. There was no further discussion. The conditional use permit and setback variance were placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 4 October 29, 1998 ITEM NO.: 7 FILE NO.: LU98-02-03 Name: Land Use Plan Amendment - Rodney Parham District Location: 1509 Green Mountain Drive Recruest : Single Family to Office Source: Rett Tucker STAFF UPDATE• This item was withdrawn by the applicant. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on the Consent Agenda for withdrawal and was approved with a vote of 8 ayes, 0 nays and 3 absent. October 29, 1998 ITEM NO.: 8 FILE NO.: LU98-04-01 Name: Land Use Plan Amendment - Heights Hillcrest District Location: Intersection of Cedar and Kavanaugh Boulevard Request: Multifamily and Park Open.Space to Mixed and Public Institutional Source: Darrell Odem PROPOSAL / REQUEST: Land Use Plan amendment in the Heights Hillcrest Planning District at 2115 Kavanaugh Boulevard from Multifamily to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planed Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has volunteered to add a stipulation to the application to limit the uses in the structure to uses defined by 0-1 and residential. This, in effect, eliminates any commercial uses in the building. After review of the surrounding area, the Planning Staff expanded the amendment to include a broader area. The area west of the application, a parking lot owned by the church at the corner of Kavanaugh Boulevard and Cedar, is considered for Mixed Use. Further to the west, the application was expanded to recognize the Public Institutional use of the Pulaski Heights Baptist Church on both sides of Kavanaugh Boulevard and their parking lot to the north. CURRENT LAND USE AND ZONING: The property is currently zoned R-5 and is approximately 2.61± acres in size. To the north, are duplexes and apartments zoned R-5 and shown on the Land Use Plan as Multi Family. South of the site are homes zoned R-3 and shown as Single Family. To the west lies the Pulaski Heights Baptist Church and residences zoned R-5 and R-3 and shown as Multi Family and Single Family respectively. East of the site are apartments and a florist/hair salon zoned R-5 and C-3 and shown as Multi -Family and Single Family respectively. RECENT AMENDMENTS: There have not been any land use plan amendments in the area in recent history. October 29, 1998 ITEM NO • 8 (Cont.) FILE NO.: LU98-04-01 MASTER STREET PLAN: Kavanaugh Boulevard is shown as a Collector on the plan. Pine Street and Cedar Street, from Kavanaugh south are shown as Collectors on the Master Street Plan.. Although Cedar Street north of Kavanaugh is not shown as a collector, it does function as a collector with Cedar Hill Road to the Riverdale area. BACKGROUND: Hillcrest is a one of the city's older neighborhoods consisting of a mixture of buildings dating from 18901x. it is a federally recognized Historic District. The existing commercial area, located to the west, has the character of mixed use, with travel agents, antique shops, etc. on the ground floor and residential uses above. The commercial areas in Hillcrest are thriving and vacancy rates are low for commercial and office space. The lack of commercial and office space could justify the need for additional space. This development should be tied to the intersection of the three collectors: Kavanaugh Boulevard, Cedar and Pine Streets and not be allowed to be extended along Kavanaugh to the east. while it is not required to have a PZD with the current application, staff believes that a PZD is necessary to insure that residential uses remain in the structure. In May 1986, there was a similar action filed on this same property to convert the bottom story to a psychiatrist office and an architect's office with two residences upstairs. The item was deferred on a 4-5-0-1 vote and was withdrawn at the June 6, 1986 meeting. It met with local opposition. The Hillcrest Neighborhood Action Plan is currently editing the final draft of their plan. At this time, there are no plans for land use plan or zoning changes. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest, Sherrill Heights Garden Club, Prospect Terrace, Heights and Capitol View\Stiff Station. Staff has received comments from one neighborhood resident and the Pulaski Heights Baptist Church. The area resident is opposed to any change that would allow commercial uses. The church has voiced opposition to both the original request at 2115 Kavanaugh and the change to PI on the church site. 2 October 29, 1998 ITEM NO.: 8 (Cont.) FILE NO.: LU98-04-01 STAFF RECOMMENDATIONS: Staff believes any PZD in the Mixed Use area should be required to have residential uses. This is to protect the character of Hillcrest. Staff believes the change to Mixed Use at the SE corner of Kavanaugh Boulevard and Cedar Street is appropriate. Staff also believes that it is appropriate to change the Land Use Plan to acknowledge the existing use of the church as Public Institutional if the original proposal at 2115 Kavanaugh Boulevard is approved. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on the Consent Agenda for deferral and was approved with a vote of 8 ayes, 0 nays and 3 absent. K ODOM & ASSOCIATES;ARCHITECTS 8500 West Markham, Suite 201- Little Rock, Arkansas 72205 Facsimile Cover Sheet' To -------Brian Minyard-Planner II From: ------------------------------Darrel Odom Company: ------------------ City of Little Rock Company: - Odom & Associates Architects Phone: ------------------------------371-4789 Phone:(501) 228-5566 Fax: ---____ _______________---- _W_371-fi863 Fax: --- -- (501) 228-5586 Date: 10107198 / 2:50 PM RE: 2115 Kavanaugh Pages sent including cover page: 1 Dear Brian: After meeting with you today, I would like to volunteer to add a stipulation to my Land Use Plan - Amendment application for 2115 Kavanaugh to restrict the "Mixed Use" to "uses defined by 0-1 and residential". Sincerely, Darrel Odom AIA Odom & Associates -Architects ROBERT 3. GLIDEWELL 519 North Oak Little Rock, AR 722054153 501-666-1086 September 22, 1998;;: Mr. Brian Minyard Land Use Plans 723 West Markham Little Rock, AR 72201 RE: 2115 Kavanaugh - Southeast corner of Kavanaugh and Cedar Dear Mr. Minyard: Please enter my opposition to any change in land use plans which provides for commercial use of the above mentioned property. Our neighborhood is constantly under attack from business interests and I feel their interests are non compatible with our neighborhood. I do not wish for any change in our area except for changes from multi family to single family dwellings. The intersection of Cedar and Kavanaugh sufficiently congested and should not be burdened with additional traffic that is naturally commensurate with commercial activities. Parking at that location without use of the Baptist Church's lot is almost non existent except for a few off street spaces which are wholly inadequate for commercial purposes. Please keep me on your notice list for any filings regarding 1923 Kavanaugh which will be personally contested by me and several others at every step of the way. Sincerely, Robert I Glidewell PULASKI HEIGHTS 661 1129 P.02 Pulagki He i t B aptisthhJu8'rich 2200 Kavanaugh Boulevard • Little Rock, Arkansas 72205 • 661.1129 • Fax 661-0480 Randy I.. Hyde, D. Min, APC Pastor October 15, 1"8 City of Little Rock MPmtmeat ofPlanniq and Development 723 West Markham Little Rock, AR 72201-1334 Attn: Brian Minyard Dear Mr. Minyard: Thank you for your Mcent letter notifying us of the proposed property changes on the corner of Kavanaugh and Cedar. After careful eonsiderationy and by vote of out congregation, we have decided to oppose both proposals. In regard to the attempt to change the multi housing provision for the current opm meet building which fronts Kavanaugh, we feel it in our best interest to maiuntaun as much as possible the current usage. While the purchaser ofthis property intends to convert the lower part of the building to an architect's office, there would be nothing in the future to prevent it frora being used for other commercial purposes. It is our understanding that there are currently several properties in the Ilillctest neighborhood that could be used for office space. In addition, housing is at a premium. Since the welfare of our church depends on available housing space for Hillcrest residents, and not commercial endeavors, we do not feel this would be in our best interest. in addition, we allow the apartment building residents to use our panting lot, except during worship hours. These spaces are utilized primarily at night when we generally have no use for them. Operating a business during the day could very possibly place a strain on parking for our various church functions. We pre also opposed to changing our property status from multi -housing to public institutional. While we certainly do not plan to vacate our property, if we chose to do so, and the purchaser would be restricted to institutional use, our ability to sale would be diminished considerably. Since the property is stable, we feel no need for any change just for the sake of change. I hope this gives you a clear iudicatiort Of out interest in those proposals. If you have a question about this response, please foci free to contact me or Jim Mwm, our church administrator. Thank you. October 29, 1998 ITEM NO.: 9 1 FILE NO.: LU98-11-03 Name: Land Use Plan Amendment - I-430 Planning District Location: North side of Labette Drive west of John Barrow Road Request: Multi Family to Mixed Office Commercial Source: Robert Beason PROPOSAL / REQUEST: Land Use Plan amendment in the I - 430 Planning District from Multi -Family to Mixed Office Commercial. Mixed Office Commercial represents a mixture of office and commercial uses. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. After review of the area, the Planning Staff expanded the area,of review to include the area west of the application. It is thought that the additional area would make the amendment more: logical. CURRENT LAND USE AND ZONING: The property is currently zoned MF -12 and is approximately 0.82 acres in size. To the south is a site of a future senior living center. To the west is undeveloped land zoned MFD-12. To the southeast is a P.O.D. for a medical supplies/rental business. To the east, is a group home zoned 0-3. To the north, are several apartment complexes zoned R-5 and shown as Multi -Family on the Land Use Plan. RECENT AMENDMENTS: June 26, 1996, a change from Multi -Family to Mixed Office Commercial to the area west of John Barrow Road and north of Tanya Drive. June 26, 1996, a change from Mixed Use to Mixed Office Commercial to the area southeast of the John Barrow Road and Kanis Road intersection. MASTER STREET PLAN: John Barrow Road is shown as a Minor Arterial on the Master Street Plan and Labette Drive is shown as a collector street. Future plans are to connect the eastern and western sections of Labette Drive. October 29, 1998 ITEM NO • 9 (Cont.) FILE NO.: LU98-11-03 This area is included in the John Barrow Neighborhood Area Plan that was adopted in June 1996. When the Plan was completed, all of the Multi -Family in this area was changed to MOC if not already zoned MF or developed as multi -family. Since this area was zoned MF -12 at the time, it was not changed. The desire of the community is for no more multi -Family and to encourage MOC. Currently, Labette Drive does not continue past the site, however, there are plans to connect it towards the west. The two roads are separated by undeveloped land that is proposed for a senior living center on the south side of the road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow, Sandpiper, Twin Lakes, Campus Place, Kensington Place, Westbrook, Birchwood, Pennebrook/Clover Hill Place, Sewer District # 147, and Twin Lakes "B". STAFF RECOMMENDATIONS: Staff believes that this change is appropriate. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on the Consent Agenda for approval and was approved with a vote of 8 ayes, 0 nays and 3 absent. 2 October 29, 1998 ITEM NO.: 10 FILE NO.: LU98-12-05 Name: Land Use Plan Amendment - 65th Street West Planning District Location: Southeast corner of I-430 and Colonel Glenn Road Reguest: Suburban Office to Mixed Use Source: Rett Tucker PROPOSAL / REQUEST: Land Use Plan amendment in the 65th Street West Planning District from Suburban Office to Mixed Use. Mixed Use represents a mixture of residential, office, and commercial uses. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. CURRENT LAND USE AND ZONING: The property is currently zoned R-2 and is approximately 25.63 acres in size. To the north, is undeveloped land zoned C-3 and a vacant structure (old Sam's) zoned C-2 and shown on the Land Use Plan as Commercial. South of the site is zoned R-2 and shown as Suburban Office. To the east, lies large amount of undeveloped land with scattered homes zoned R-2 and shown as Light Industrial. Southeast of the site is an industrial use zoned I-1 and shown as Light Industrial on the Land Use Plan. To the west, is a recently approved Planned Office Development and vacant land. RECENT AMENDMENTS: June 3, 1997, a change from Single Family to Commercial to the area on the southeast corner of the intersection of Colonel Glenn Road, Stagecoach Road, and Asher Avenue. May 7, 1996, a change from Community Shopping to Mixed Office Commercial to the area north of Colonel Glenn Road and east of Bowman Road. May 7, 1996, a change from Community Shopping to Commercial to the area south of Colonel Glenn Road and west of I-430. MASTER STREET PLAN: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan and Talley Road is a residential road with open ditches on both sides. October 29, 1998 ITEM NO.: 10 (Cont.) FILE NO.: LU98-12-05 BACKGROUND: Applicant has shown staff the preliminary plans for this site. A "Neo -Traditional" design plaza with a mixture of uses which consists of residential, commercial and office space has been presented for this site. This type of development is first of its kind in this region. Surrounding this site are residential uses that question the intensity of the development. In addition, note the approval of a P.O.D. on western edge of the site with access on the extreme western edge of Talley Road. This may impact traffic flow and accessibility along Talley Road. The intensity of this development may require collector(s). NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Meadowcliff/Brookwood, Pecan Lake, John Barrow, South Brookwood, and Westbrook. STAFF RECOMMENDATIONS: Staff believes that this change is appropriate. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on the Consent Agenda for approval and was approved with a vote of 8 ayes, 0 nays and 3 absent. 2 October 29, 1998 ITEM NO.: 11 NAME: Rock Creek Neighborhood Action Plan STAFF REPORT: In mid-1997 the residents of the St. Charles Neighborhood Association contacted the Department of Planning and Development to begin a planning effort in western Little Rock. In October of 1997, city staff approached the Neighborhood Associations of Marlowe Manor, Hillsborough, Parkway Place, St. Charles and the Hunters Cove Property Owners Association to gain support for the development of a Neighborhood Action Plan. A Town Hall meeting was held on November 6, 1997. Surveys, request for participants to serve on the steering committee and invitations to a Town Hall meeting were mailed to over 4,500 area residents area businesses were not contacted. The Town Ha 11 meeting provided area residents the opportunity to contribute ideas on what should be a part of the neighborhood plan. In January of 1998, the steering committee was established from the respondents requesting to be active participants in the planning process. During the process, three phases with four areas were concentrated upon: Development of background information, review of future land use, the existing land use and the existing zoning, and the development of a Neighborhood Policy Plan. Phase I began with informational meetings in January and February. These meetings were designed to assist the committee members to better understand city policies, planning issues, and projects proposed for their area. The meetings also provided for an exchange of ideas between City staff, other agency staff, and the committee members. In March the committee began the development of the goals, objectives, and action statements. This process included a review of the current land use and zoning designations. The committee determined three churches should be recognized on the future land use plan. The Master Street Plan was also reviewed and recommendations for amendments were included in the action plan. With the completion of the draft plan, a second Town Hall Meeting was held for community review. The meeting was held on July 13, 1998. The Town Hall meeting allowed area residents to comment on the Plan. The committee chose to add some additional action statements to address needs expressed at this meeting. A copy of the Action Plan is attached for review by the Commission. The committee is bringing eight (8) items before the Commission for approval and advancement to the City Hoard of October 29, 1998 ITEM NO.: 11 (Cont. Directors. Each item is addressed separately on the agenda. First is the Resolution of Support for the Neighborhood Action Plan, followed by: four (4) Master Street Plan amendments, and three (3) Future Land Use Plan amendments. The Action Plan, developed by the committee is based on their personal knowledge, information provided by "experts", and the results of the Town Hall meeting. The committee agreed on eight (8) general goals. The goals focused on public safety, infrastructure, traffic and transportation, natural environment, parks and recreation, residential development, office and commercial development, and neighborhood involvement. The Policy Plan portion contains the goals, objectives and action statements formulated by the Steering Committee. The Existing Conditions and the Area Development Pattern portion of the Action Plan describes the area, other background information and trends for the area. STAFF RECOMMENDATION: Staff recommends approval of the resolution of support. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) Staff presented the background information to the Planning Commission indicating the process undertaken and the time frames of the Neighborhood Plan. Mark Johnson of the steering committee then presented the details of the Rock Creek Neighborhood Plan. Mr. Johnson indicated the plan contained several neighborhoods surrounding Chenal Parkway. He stated residents were concerned with development of western Little Rock. Many of our residents felt they were moving into a residential neighborhood and the pressure of development over the past five years has proven to be more commercial. Residents have watched as big box development along with significant land alteration has been centered in their area. He stated he was aware the Planning Commission and the Board of Directors were confined to work within a set of rules and as a part of the Rock Creek Neighborhood Plan recommendations were made to change some of the rules. The continuing development of multi -family and the increased population density will only lead to addition traffic congestion on arterials along with cut - through traffic on residential streets. He stated area residents were looking for a better balance between the forces shaping the neighborhoods. In the past development has occurred with little advance notice and a lack of response on the part of the neighborhoods. K October 29, 1998 ITEM NO.: 11 (Cont.) He indicated the Executive Summary highlighted major recommendations for helping to correct the situation. The city currently has empowered a land use task force and a member of the Rock Creek Steering Committee was a representative. He indicated the need to limit clear cutting. Additional points were the need for more effective notification of residents and more parks and open space in west Little Rock. The plan also proposes the need for traffic congestion to become a consideration when reviewing new developments within the city. Specific items contained within the plan which are separate from this item are four Master Street Plan amendments and three Future Land Use Plan amendments. He also indicated the committee felt this plan a beginning point. During the implementation phase the committee would need to address funding issues and how the city can help neighborhoods to become more involved. He also indicated there was a need for a change on how the city approaches development. Change is needed on some of the standards that apply and procedures that are used to help promote the quality of life in Little Rock. Mr. Johnson then requested comments from the Commission. Commissioner Downing questioned the neighborhood involvement in the development of the plan. He requested the number of Town Hall meetings and persons in attendance at each. Staff indicated two Town Hall meetings were held with approximately 100 persons at the first and 50 persons at the second. Commissioner Downing also questioned the survey mailed to area residents. Questions were related to the lack of involvement by area businesses and area developers. Staff indicated the committee broke into sub- committees and area businesses and developers were contacted to meet with the group. He stated his question was that with a ten percent response rate to the survey was this representative of the neighborhood. He commented with the Boards current policy of using Neighborhood Plans as policy it was important to involve all interested parties in the planning process. Mr. Johnson indicated the participation was more residential than business. He also stated area business and developers interest have been heard and it was okay to have a plan which reflected area interest that are not usually heard. Commissioner Downing stated this was probably Mr. Johnson's perception that all land uses and all development is only reflective of the development community. He also stated he was not sure this was valid. Commissioner Berry indicated he would be reading the neighborhood plans more closely in the future since the Board had placed ordinance significance on the Plans. He stated he was supportive of the Action Plan as a concept but could not support all action statements in the plan. 3 October 29, 1998 ITEM NO.: 11 (Cont.) He questioned specific items in the plan such as Neo -Traditional neighborhoods on page 25 of the draft plan. He asked Mr. Johnson if the residents would accept mixed-use developments when neighborhood commercial and small businesses were a part of the development. Mr. Johnson indicated neighborhood commercial was okay. He stated Bowman Curve shopping center was a well designed a planned commercial center. Mr. Johnson also stated big box development was not good development in his opinion. Commissioner Berry then asked what density of square footage was acceptable for multi -family. Mr. Johnson indicated this was followed-up on. He indicated additional multi -family housing services issues were addressed. residents were opposed to was Valley. an item that would need to be the area would be amenable to as long as traffic concerns and He indicated the density the comparable to Mara Lynn/Napa Commissioner Berry indicated the plan called for the area to remain low density residential while requesting more open space for the area. He asked if low clustering of houses was an interest of the area. He stated this would allow for more open space. Mr. Johnson stated the quality of development was more of a concern than the density. Commissioner Berry indicated with the beginning of "Smart Growth" it would be important to look at other alternatives for housing developments and the development of open space in the area. He also indicated neighborhoods need to look to funding options themselves. Currently the city has a 650 million dollar wish list as identified by the Infrastructure Task Force Committee. The question, would area residents be willing to pay impact fees as a part of the building permit fee process. Mr. Johnson responded if the residents could be assured the fees would improve the quality and development in the area persons would be willing to pay. Commissioner Berry indicated the committee's neglect to address affordable housing. Mr. Johnson responded this was an item the committee would address during the implementation phase of the process. Commissioner Muse indicated his concern for the lack of businesses being contacted during the process. He also indicated the need for the committee to address funding issues. 4 October 29, 1998 ITEM NO.: 11 (Cont.) Secretary Lawson stated the plan was only concepts. He stated staff was looking at a different approach to planning and involved the neighborhoods. He indicated the need for a new viewpoint. The staff does not discourage the neighborhood for requesting items in the plan. The plan is not a wish list but concerns of the area and staff will pursue with the neighborhoods the feasibility and funding. He stated city staff has gone out of their way to give a new view. This is a part of thinking out of the box. Chairman Lichty stated his concerns of the Board of Directors accepting the neighborhood plans as policy. He indicated the plan would place additional steps on developers by involving the neighborhoods prior to cutting of trees or changing the topography of the area. He stated the Commission's need to be more attentive to the contents of the neighborhood plans. He indicated with the development of "Smart Growth" specific items may be in conflict with a future City Comprehensive Plan. It is important to not have different policy plans for individual neighborhoods within the city, which might be in conflict with the overall general best interest of the City of Little Rock. Commissioner Nunnley stated his concerns with staff starting a pendulum swing from more business oriented to more residential oriented. He stated the 3 E's for a more comprehensive and more inclusive approach. It is important to not "silo" each of the interested parties, business, development and residential but to include all parties and develop a true area plan. Secretary Lawson indicated this plan was not policy. The plan was a new voice in the planning process. He stated the plan was concepts from the Rock Creek area to consider. Mr. Johnson stated there would be a need to involve the business community during the implementation phase. He stated the Commission could support the intent and aims of the action plan. He also stated the need for financing. He stated these were not policy changes only recommendations. He also indicated the land use task force would be addressing some of the issues contained in the Rock Creek Neighborhood Plan and brings forth some recommendation. Commissioner Putnam commented the neighborhood had a good start. They were in the process of building a team. The area was one group. It was important not to separate residential from commercial. He stated the area was quite large and should be melted together. Consideration should be given to the big box development south of Chenal Parkway at Kanis Road. Neighborhood Associations can be a friend to development in the area. Commissioner Faust stated the Plan was a good report. She indicated the Plan had spurred items that needed to be addressed 5 October 29, 1998 ITEM NO • 11 (Cont.) with the Board of Directors and indicated her desire for the committee members to be patient with the process. She stated the neighborhood involvement was a "breath of fresh air" into the planning process. She also indicated the need for neighborhoods to address funding alternatives. She questioned the number of neighborhoods involved and the plans for the future. Mr. Johnson responded there were seven association involved in the planning process. He also stated the plan before the Commission was a beginning step and not an end step in the planning process. He indicated the willingness to continue the task force, address the concerns of the Commission and come forth with specific activities, and funding alternatives. Various groups and the normal process of the city would accomplish this through involvement and input. Commissioner Hawn indicated he was hearing the Commission saying there was too much public input. He stated this group had developed standards for their part of the City and addressed goals they would like to work toward. He also indicated he was delighted the Board of Directors was listening to the neighborhoods. All were invited to participate and only a few chose to do so. Those who participate got the vote. He stated the committee was not asking the Commission to change the land use plan very much. with only three modifications to recognize existing land use. Commissioner Downing stated in the past action plans have risen to the same level as land use ordinances. Participation is expectation and area residents must understand were the plan is going. It is also important which plan carries the significance. The neighborhood plan or the City's land use plans. Rick Dietler, a Rock Creek Committee member, addressed the Commission. He indicated the committee represented layman homeowners. The Rock Creek committee tried to address the quality of life issues in the neighborhood and the city. He stated the concerned with the way west Little Rock was developing. Significant efforts were used in contacting businesses to participate. Home Depot and Target were both contacted to participate and gain input into the planning process. The committee will look at the plan as a beginning. The implementation process will begin with the neighborhood looking to other neighborhoods for guidance as well as guiding other neighborhoods. The committee will be looking for funding options. St. Charles neighborhood recently instated an improvement district to fund street lighting and the neighborhood will continue to look for funding of a traffic light at the intersection of Loyola and Chenal Parkway. Judy Burke spoke in favor of a potential park site located near Honey Locust Court. She stated she solicited signatures from area residents. She spoke with 84 persons and only 2 were in 6 October 29, 1998 ITEM NO.: 11 (Cont. opposition of a park in the neighborhood. She also stated with the city expansion westward the west would continue to lose trees and natural areas. It is important to preserve the look of the area. Ruth Bell addressed the committee with the question of her concern for traffic impacts. She indicated the need for consideration to be given to public transit, light rail, and car pooling. Other alternatives forms for moving people. She also stated even if the state should become a Home Rule State there would never be enough funding to pay for all the needed asphalt. Anne Borg responded to Ms. Bell's comments with the committee had looked at alternative forms of vehicle transportation. From CATA a requests for additional bus shelters and along Financial Center Parkway a cross over walk. Commissioner Berry stated the Board of Directors was using the plans as a narrow policy tool. He stated he viewed the neighborhood plans as a first step in the planning process. The concepts of the plan can be supported but not as a final step. A motion was made and a seconded to adopt the resolution in the present form. Chairman Lichty asked for discussion. General discussion of the wording of Section 1. Comments of the addition of first step, not a final product, support the general intent of the neighborhood improvements as expressed in and by, changes to the wording to the current resolution Section 1. There was also discussion of changing the title to a report and not identifying the document as a plan. Commissioner Faust stated the need to not address steps in the planning process. It is important to gain a dialogue with the Board of Directors and educate the Commission as to what a neighborhood action plan is intended to be used as. Secretary Lawson indicated the resolution was the same as the resolutions pasted in the past in support of neighborhood plans. The resolution is not intended as law. He also indicated the need to not address the plan as a report due to the hours of work spent on the plan by area residents. The implementation of the plan will involve the entire neighborhood and business community. Chairman Lichty indicated the need for a memorandum to accompany the plan indicating the concerns of the Planning Commission. The desire of the Commission is for direction by the Board of Directors as to how the plans are viewed now and in the future. Commissioner Putnam asked the committee if the adoption of the plan could be delayed until the next meeting. Mr. Johnson requested this not be the case. He stated the committee had spent many hours on the plan and would appreciate some form of action. 7 October 29, 1998 ITEM NO.: 11 (Cont.) A motion was once again made and a second to accept the resolution in the present form. The vote was 4-4-1. General discussion of the Commissioners as to the language of the resolution. There was also discussion of the memorandum to be presented to the Board. Secretary Lawson indicated there would be a delay in proceeding to the Board. In this time staff can prepare the memorandum for review by the full Commission. Ms. Dawson addressed the Commission with potential language to Section 1 of the resolution. She indicated, Section 1. The Planning Commission of the city of Little Rock does support the general aims of the neighborhood improvements as expressed in the Rock Creek Neighborhood Action Plan. Commissioner Downing stated indicate the plan is not to supercede any other existing city ordinances and land use plans if they are in conflict in the memorandum to the Board. A motion and a second was made to accept the plan through the wording of Section 1 presented by Ms. Dawson. The vote was 6-3-2. 9 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION IN SUPPORT OF THE ROCK CREEK NEIGHBORHOOD ACTION PLAN. WHEREAS,', the Neighborhood formed a Planning Committee to work with Staff to develop a Neighborhood Plan; and WHEREAS, all the residents in the area were included in a survey of needs along with a request to participate in a Town Hall Meeting by the Planning Committee along with a second Town Hall Meeting to keep them informed and get their comments; and WHEREAS, after several months of work by the neighborhood volunteers, a set of goals and objectives were developed; and WHEREAS, this Policy Plan (Goals, Objectives and Action' Statements) provides a way for both neighborhood based' groups and others working in and around the neighborhood to advance the desires and meet the needs of the residents. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. The Planning Commission of the City of Little Rock does support the intent and aims expressed in and by the Rock Creek Neighborhood Action Plan. ADOPTED: ATTEST: Secretary Chairman October 29,.1998 ITEM NO.: 11A NAME: Master Street Plan Amendment LOCATION: Chenal Parkway REQUEST: Installation of a continuous right turn lane from Shackleford Road to Gamble Road SOURCE: Rock Creek Neighborhood Action Plan STAFF REPORT: As part of the Rock Creek issue of traffic and safety committee determined that (continuous right turn lane alleviate many of the area requesting that the Master acceleration/deacceleration Gamble Road (west). Neighborhood Action Plan process the on Chenal Parkway was discussed. The an accelerat ion/deaccelerat ion lane along Chenal Parkway would help to, safety problems. The committee = . is . Street Plan be amended to install an lane from Shackleford Road (east) to There are currently right turn lanes at entrances and exits of parking lots and street intersections. The commercial and office establishments in the area generate a significant influx of traffic onto the Parkway. The relatively short access lanes do not allow traffic time to merge resulting in traffic having to sit and wait. Persons traveling the Parkway whom are not familiar with the street design enter the lanes not knowing the lane ends prior to the point they wish to exit. This causes these persons to rapidly merge back into the through traffic. As development continues to the west this problem will only intensify. The issue was discussed at length at majority of those present felt this traffic congestion along the Parkway. STAFF RECOMMENDATION: the Town Hall meeting and a to be a solution to the The Staff is opposed to the installation of a continuous right turn lane due to the design of a Parkway is to facilitate traffic through controlled access. With the installation of a continuous right turn lane driveway access would cause increased conflicts with through traffic resulting in an increase of traffic hazards and accidents resulting in a reduction in capacity. October 29, 1998 ITEM NO.: 11A (Cont.) PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on consent agenda as was approved with a vote of 8-0-3. 2 October 29,, 1998 ITEM NO.: 11B NAME: '. Master Street Plan Amendment LOCATION: West Markham Street REQUEST: Amend the Master Street Plan to remove West Markham Street as a Collector from Atkins Road to it's west terminus at Kirby Road SOURCE: Rock Creek Neighborhood Action Plan STAFF REPORT: As part of the Rock Creek Neighborhood Action Plan the Master. Street Plan was reviewed. Currently on the plan West Markham, Street is proposed as a collector street to run from Chenal Parkway to Kanis Road via Kirby Road. The request is to remove West Markham Street collector from the Master Street Plan from Atkins Road to its west terminus at Kirby Road. The area residents contend with the construction of West Markham Street to collector standards this will only increase traffic along with traffic speeds. The area is predominately residential and the increase in traffic speeds will only generate additional safety concerns to area residents due to the topography of West Markham in this area lends it's self to sight distance problems. The issue was discussed at the Town Hall Meeting and of the area residents present the consensus was to reduce the design standards. STAFF RECOMMENDATION: The Staff is opposed to the removal of West Markham Street from Atkins Road west to Kirby Road. The street will function as a collector regardless of the street classification. Currently Markham Street is improved to collector standards with the exception of two short segments from Atkins Road to just west of Old Towne Road. West Markham Street may be a good candidate for traffic calming devises to address the neighborhood concerns of traffic speeds. West Markham Street is commercial or off ice along one or both sides for the entire stretch of the roadway currently not constructed. Therefore, staff notices the road will be different than a residential street. October 29, 1998 ITEM NO.: 11B (Cont.) PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) Staff presented the item. There was limited discussion on the item. Ms. Anne Borg indicated the committee members present would yield to staff recommendation on this item. A motion and second was made. The vote was 8-0-3. K October 29, 1998 ITEM NO.: 11C NAME: Master Street Plan Amendment LOCATION: Gamble Road REQUEST: Removal of Gamble Road' from the Master Street Plan as a Collector SOURCE: Rock Creek Neighborhood Action Plan STAFF REPORT: The Master Street Plan was reviewed as a part of the Rock Creek Neighborhood Action Plan process. Currently on the Plan Gamble Road is shown as a collector from Chenal Parkway to south of Kanis Road. The request is to remove Gamble Road from the Master Street Plan. The result of this action would be to make Gamble Road a local street. The area resident's feel with the reduction of the street design will limit itself to "cut -through" traffic. The area residents feel a person traveling along Kanis Road will use this street to access the shopping district along Chenal Parkway. Residents also contend persons traveling from northern portions of the area will use Gamble Road to access points along Kanis Road to avoid the congestion of Chenal Parkway. This issue was discussed at the Town Hall Meeting and the removal of Gamble Road from the Master Street Plan as a collector was openly accepted. STAFF RECOMMENDATION: Staff recommends denial of this item. Gamble Road is located at the proper spacing from Bowman Road and Kirby Road for collector street standards. The street is in existence and regardless of classification, it must carry collector level traffic volumes or traffic will "cut through" the subdivision on the residential street system. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) Staff presented the item. There was limited discussion on the item. Ms. Anne Borg indicated the committee members present would yield to staff recommendation on this item. A motion and second was made. The vote was 8-0-3. October 29, 1998 ITEM NO.: 11D NAME: Master Street Plan Amendment LOCATION: Kanis Road REOUEST: Kanis Road is connected to become continuous SOURCE: Rock Creek Neighborhood Action Plan STAFF REPORT: The committee reviewed the Master Street Plan for the area and based on safety issues the connection of Kanis Road to Chenal Parkway should be eliminated. With the construction of Chenal Parkway, Kanis Road was dissected and no longer is a continuous. roadway. The request is to realign Kanis Road (east) and Kanis• Road (west) to follow Rock Creek and eliminate the intersection with Chenal Parkway. The safety of Kanis Road travelers was raised. Kanis Road has historically been an east -west arterial. However, with the current street layout one must turn twice to, make this movement. When headed west this requires two (2) left turns across two (2) lanes of traffic on Chenal Parkway. Concerns about sight distance for west to east travelers were also raised. Area residents voiced concerns with the present alignment of Kanis Road. The design allows for "cut - through" traffic by persons traveling east along Chenal Parkway. Kanis Road, being a two (2) lane roadway, does not lend itself to the high volume of traffic, which travel Kanis Road to avoid the intersections of Chenal Parkway with West Markham Street, Bowman Road and Shackleford Road. Other considerations were the future planned roadways of the Master Street Plan. Connections from the west loop are shown and will connect traffic via Kanis Road to Chenal Parkway and Pride Valley Drive to Kanis Road and Chenal Parkway. These connections to Kanis Road will generate additional traffic along the corridor. The committee felt if the roadway were realigned to join the eastern and western sections of Kanis Road and eliminate the access of Chenal Parkway to Kanis Road current traffic patterns would be changed. This issue was discussed at the Town Hall meeting and the participants were in agreement that the realignment should be made to reduce traffic and to ensure the safety of travelers along Kanis Road. October 29, 1998 ITEM NO.: 11D (Cont.) STAFF RECOMMENDATION: The Staff is opposed to the elimination of the Chenal Parkway intersection at Kanis Road. with a major development currently under construction in the area (Kroger) the feasible to realign the east and west segments of Kanis Road is not an alternative. In addition unless the Kroger parking lot is denied access from Kanis Road or Chenal Parkway the parking lot will become the connection from Kanis Road to Chenal Parkway. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) Staff presented the item. There was limited discussion on the item. Ms. Anne Borg indicated the committee members present would yield to staff recommendation on this item. A motion and second was made. The vote was 8-0-3. Oa October 29, 1998 ITEM NO.: 11E NAME: Land Use Plan Amendment - Chenal Planning District LOCATION: #1 -'Covenant Drive REQUEST: Single Family to Public Institutional SOURCE: Rock Creek Neighborhood Action Plan PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Public Institutional. Public Institutional allows for public and quasi -public facilities such as schools; churches, libraries, fire stations etc. RECENT AMENDMENTS: Single Family to Multi -Family and Multi -Family to Single Family, September 1, 1998. The area east of Chenal Valley Drive between Perimeter Road and Rahling Road and Multi - Family to Single Family in an area west of Rahling Road south of Pebble Beach. MASTER STREET PLAN: Covenant Drive is shown as a residential street, Pride valley Drive is shown as a collector street and Chenal Parkway is shown as a principal arterial on the Master Street Plan. CURRENT ZONING AND ACREAGE: The current zoning of the property is R-2. The acreage was not determined. NEIGHBORHOOD COMMENTS: Notices were mailed to the Spring Valley Manor, Parkway Place, Gibralter/Pt. West/Timber Ridge, Hillsborough, Marlowe Manor, St. Charles, Johnson Ranch, Aberdeen Court, Hunter Cove and Carriage Creek Neighborhood Associations and Property Owners Associations. No comments were received by time of print. STAFF REPORT• As part of the Rock Creek Neighborhood Action Plan the future land use plan was examined. The committee determined the Future Land Use Plan was indicative of the area and potential development pattern with regard to zoning. The committee also October 29, 1998 ITEM NO.: 11E (Cont.) indicated the desire to recognize existing land uses in the area by denoting them on the Future Land Use Plan. The property is currently zoned R-2 and includes a Conditional Use Permit to allow a church to exist on the site. The Future Land Use Plan indicates Single Family on the site. The request is to change the site from Single Family to Public Institutional. STAFF RECOMMENDATION: Staff recommends approval of this request to recognize existing uses in the area. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on consent agenda as was approved with a vote of 8-0-3. 0a October 29, 1998 ITEM NO.: 11F NAME: LOCATION: REQUEST• SOURCE: Land Use Plan Amendment - Ellis Mountain Planning District 60:0 Kirby Road Single Family to Public Institutional Rock Creek Neighborhood Action Plan PROPOSAL/REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to Public Institutional. Public Institutional allows for public and quasi -public facilities such as schools, churches, libraries, fire stations etc_ RECENT AMENDMENTS: Office to Commercial and Parks and Open Space November 19, 1996. The area between Chenal Parkway and Timber Ridge Road, south of Markham Street was changed from office to commercial with a 75 -foot open space strip adjacent to the single family. MASTER STREET PLAN: Kirby Road is shown as a collector street on the Master Street Plan. CURRENT ZONING AND ACREAGE: The current zoning of the property is R-2. The acreage has not been determined. NEIGHBORHOOD COMMENTS: Notices were mailed to the Spring Valley Manor, Parkway Place, Gibralter/Pt. West/Timber Ridge, Hillsborough, Marlowe Manor, St. Charles, Johnson Ranch, Aberdeen Court, Hunter Cove and Carriage Creek Neighborhood Associations and Property Owners Associations. No comments were received by time of print. STAFF REPORT: As part of the Rock Creek Neighborhood Action Plan the future land use plan was examined. The committee determined the Future Land Use Plan was indicative of the area and potential development pattern with regard to zoning. The committee also indicated the desire to recognize existing land uses in the area by denoting of the Future Land Use Plan current uses. The r October 29, 1998 ITEM NO • 11F (Cont.) property is currently zoned R-2 and includes a Conditional Use Permit to allow a church to exist on the site. The Future Land Use Plan indicates Single Family on the site. The request is to change the site from Single Family to Public Institutional. STAFF RECOMMENDATION: Staff recommends approval of this request to recognize existing uses in the area. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on consent agenda as was approved with a vote of 8-0-3. 2 October 29, 1998 ITEM NO. : 11G NAME: Land Use Plan Amendment -- Chenal Planning District LOCATION: 715 Wellington Village Road REQUEST: Single Family to Public Institutional SOURCE: Rock Creek Neighborhood Action Plan PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Public Institutional. Public Institutional allows for public and quasi-public facilities such as schools, churches, libraries, fire stations etc. RECENT AMENDMENTS: Single Family to Multi-Family and Multi-Family to Single Family, September 1, 1998. The area east of Chenal Valley Drive between Perimeter Road and Rahling Road and Multi- Family to Single Family in an area west of Rahling Road south of Pebble Beach. MASTER STREET PLAN: Wellington Village Road is shown as a collector street on the Master Street Plan. CURRENT ZONING AND ACREAGE: The current zoning of the property is R-2. The acreage is not been determined. NEIGHBORHOOD COMMENTS: Notices were mailed to the Spring Valley Manor, Parkway Place, Gibralter/Pt. West/Timber Ridge, Hillsborough, Marlowe Manor, St. Charles, Johnson Ranch, Aberdeen Court, Hunter Cove and Carriage Creek Neighborhood Associations and Property Owners Associations. No comments were received by time of print. STAFF REPORT: As part of the Rock Creek Neighborhood Action Plan the future land use plan was examined. The committee determined the Future Land Use Plan was indicative of the area and potential development pattern with regard to zoning. The committee also indicated the desire to recognize existing land uses in the area by denoting of the Future Land Use Plan current uses. The I October 29, 1998 ITEM NO • 11G (Cont.) property is currently zoned R-2 and includes a Conditional Use Permit to allow a church to exist on the site. The Future Land Use Plan indicates Single Family on the site. The request is to change the site from Single Family to Public Institutional. STAFF RECOMMENDATION: Staff recommends approval of this request to recognize existing uses in the area. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on consent agenda as was approved with a vote of 8-0-3. 2 0 O 0 C-) x M D F- of M 0 it Of C-) (D 0 >7:5 LU - a) z W Z UJ X: Iw- WZ 1: CIO) <§ 5 -- 2 Ix LY :r :D (.5 P z LU < 0 0 =) =:) M w 0 < (3-:z 7-3 0 < o M M M UTJ C0 :z Of D UJ LLI — § (0-) Wo ? n 0 < M 0 12 -cr LZ < 8- z E 0 M i w October 29, 1998 There being no further business before the Commission, the meeting was adjourned at 6 :50 p.m. 4Th Date 9 v / L /, i - 4 -(/C '/ Sec - - •ary dip Chairm.(