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
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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
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October 29, 1998
There being no further business before the Commission, the
meeting was adjourned at 6 :50 p.m.
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