pc_10 15 1998subI.
II.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
OCTOBER 15, 1998
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being nine in number.
Approval of the Minutes of the September 3, 1998 and
September 17, 1998 Meetings. The minutes were approved
as mailed.
Members Present:
Members Absent:
City Attorney:
Craig Berry
Rohn Muse
Judith Faust
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Pam Adcock
Hugh Earnest
Richard Downing
Obray Nunnley
Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
OCTOBER 15, 1998
I. DEFERRED ITEMS:
A. Chenal Valley -- Phase II Commercial -- Preliminary Plat
(S-867-NNN)
B. Shackleford West Office Park -- Preliminary Plat (S-1205)
C. Shackleford West Office Park -- Zoning Site Plan (Z-6519)
D. KNE Replat (Lot 1R) -- Preliminary Plat (5-1207)
E. KNE Replat - Subdivision Site Plan (5-1207-A)
F. Pinnacle Valley Office -- Short -Form PD -0 (Z -5003-A)
G. Graves -- Short -Form PID (Z -3396-A)
H. Kurtz -- Short -Form PD -0 (Z-6540)
I. Second Baptist Church -- Conditional Use Permit (Z-6549)
II. PRELIMINARY PLATS:
1. Belle Pointe/Pleasant Heights Replat - Waiver Request
(5-849-E)
2. Chenal Valley - Phase 17 -- Preliminary Plat (5-867-RRR)
3. Chenal Valley - Phase 18 -- Preliminary Plat (5-1221)
4. Villages of Wellington - Phase 8 -- Preliminary Plat
(S -1042-K)
5. Dailey Drive Business Addition -- Preliminary Plat (5-1219)
5.1 Z -6529-A 6909 Baseline Road R-2 to 0-3
6. Boen Plaza Subdivision - Preliminary Plat (5-1220)
6.1 Boen Plaza (Lots 1 and 2) -- Long -Form PCD (Z -4213-A)
6.2 Boen Plaza (Lot 4) -- Conditional Use Permit (Z -4213-B)
Agenda, Page Two
III. PLANNED ZONING DEVELOPMENTS:
7. Marcie Heien - Revised POD (Z -2058-D)
8. Fairfield Suites -- Short -Form PD -C (Z -4770-A)
9. Dairyland - Revised PCD (Z -6318-A)
IV. SITE PLAN REVIEWS:
10. Little Rock Cardiology Clinic - Zoning Site Plan (Z -6300-A)
V. CONDITIONAL USE PERMITS:
11. Bosley - Conditional Use Permit (Z -2232-B)
12. The Field Shop - Conditional Use Permit (Z -2935-A)
13. Storm Development - Conditional Use Permit (Z -4765-A)
14. Graves Litho Service - Conditional Use Permit (Z -5969-A)
15. J & B Tire Co. - Revised Conditional Use Permit (Z -6050-A)
16. Jody Dixon - Revised Conditional Use Permit (Z -6409-B)
17. Odom's Sausage - Revised Conditional Use Permit (Z -6470-A)
18. King Accessory Dwelling - Conditional Use Permit (Z-6561)
19. Fleharty Manufactured Home - Conditional Use Permit (Z-6562)
20. Denton Manufactured Home - Conditional Use Permit (Z-6568)
21. Art Outfitters - Conditional Use Permit (Z-6569)
22. American Taekwondo Association - Conditional Use Permit
(Z-6570)
23. Golf Learning Center - Conditional Use Permit (Z-6571)
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October 15, 1998
ITEM NO.: A FILE NO.: S-867-NNN
NAME: Chenal Valley Phase II Commercial - Preliminary Plat
LOCATION: Southeast and southwest corners of Highway 10 and
Chenal Parkway
DEVELOPER:
ENGINEER•
Deltic Timber Corp. White-Daters and Assoc.
7 Chenal Club Cr. 401 S. Victory
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 53.3 Acres NUMBER OF LOTS: 20 FT. NEW STREET: 2,725
ZONING: C-2, C-3, 0-2, R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant proposes to subdivide 53.3 acres into 20 lots.
The majority of the property is zoned C-3, with small
portions of 0-2, C-2 and R-2. The average lot size is
68,750 square feet. The applicant is also proposing 2,725
linear feet of new streets. The lots will be final platted
one at a time, as each is sold.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded.
The property to the east, west and south is undeveloped R-2
zoned property, with the exception of the Duquesne
Subdivision which is developing to the southwest of this
property.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Aberdeen Court Neighborhood Association was
notified of the public hearing.
October 15, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved. Applicant should provide
FIRM Community Panel Number, effective date and flood
zone information.
2. Provide design of Chenal Parkway (from Hwy. 10 to south
boundary) per the Chenal Parkway Master Street Plan
including sidewalks and right turn lanes. Also provide
Hwy. 10 improvements and commercial streets per the
Master Street Plan. Construct streets improvements with
planned development.
3. The blocks are less than 600 feet as required in Sec.
31-285 which causes traffic circulation problems.
4. Radius on Germay Drive is less than 275 foot minimum
required per Sec. 31-209 and 283.
5. Stormwater detention ordinance applies to this property.
6. Easements for proposed stormwater detention facilitates
are required.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
11. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
12. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
13. Developer shall fund one-half of the cost for future
signal installation at Hwy. 10 and Chenal Parkway.
14. A modified median cut to permit left turns in and left
turns out for the first drive south of Cantrell Road on
the east side of Chenal Parkway is acceptable. This cut
will be designed to provide protected movements with
acceleration/deceleration lanes for both turning
movements. The other access from Cantrell Road is not
as safe for these tracts. Therefore, staff supports a
waiver to allow the median cut with construction as
noted and with the provision that the property on the
K
October 15, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
west side of Chenal Parkway have only a right-in/right-
out driveway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: water main extensions will be required. Existing
waterline easements should be required.
Fire Department: Fire hydrants must be placed per code.
Contact Dennis Free at 918-3752 for further details.
County Planning: No Comments.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
Staff has received no revised preliminary plat since the
Subdivision Committee meeting. The applicant has informed
staff that he is working on a revised plat which addresses
the Public Works issues, primarily the location of the new
streets. The applicant noted that a deferral would be in
order.
H. STAFF RECOMMENDATIONS:
Staff recommends deferral of the preliminary plat to the
June 11, 1998 Planning Commission agenda. The revised
preliminary plat will need to be reviewed by the Subdivision
Committee on May 21, 1998.
SUBDIVISION COMMITTEE COMMENT:
Joe White was present, representing the application. Staff gave
a brief description of the preliminary plat. Mr. white noted
that the lots would be final platted one at a time as each is
sold.
The Public Works comments were reviewed. Bruce Kemmet noted that
Miramont Street is located too close to the Hwy. 10/Chenal
3
October 15, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
Intersection. The future traffic signal at that intersection was
also discussed. Mr. Kemmet noted that this developer will be
responsible for 50 percent of the signal's cost.
After additional discussion, the item was forwarded to the full
Commission for final action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
STAFF NOTE:
The applicant submitted a letter to staff on May 21, 1998
requesting that the item be deferred to the July 23, 1998 agenda.
The applicant notes that various Public Works issues need to be
worked out.
Staff recommends approval of the deferral request. The revised
preliminary plat will need to be reviewed by the Subdivision
Committee on July 2, 1998.
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the July 23, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 23, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 9 ayes, 0 nays and 2 absent.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Tim Daters was present, representing the application. He stated
that no revisions had been made to the preliminary plat, as he
had been attempting to work out the Public Works issues
associated with the plat.
4
October 15, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: 5-867-NNN
Mr. Daters and Bob Turner, of Public Works, indicated that there
were still Public Works issues/requirements to be resolved.
Mr. Daters stated that if these issues could not be worked out
prior to July 9, 1998, then another deferral will be requested.
As of this writing, staff has not heard back from Mr. Daters.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Commission voted to waive their bylaws and accept a third
deferral request from the applicant with a vote of 11 ayes and
0 nays.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Tim Daters was present, representing the application. Mr. Daters
stated that the proposed preliminary plat would be reduced in
area and number of lots. He also stated that the proposed
rights-of-way would be reduced. Mr. Daters noted that copies of
the revised preliminary plat would be provided to staff.
STAFF UPDATE:
A revised preliminary plat was submitted to staff on August 20,
1998. The area of the plat has been reduced from 53.3 acres to
32.2 acres, eliminating a portion of the property at the
southwest corner of Hwy. 10 and Chenal Parkway. The number of
lots has been reduced from 20 to 8. Three (3) internal streets
have also been eliminated. Shared driveway locations are shown
for Lots 1-6.
The proposed lots meet the minimum lot area and widths as
required by ordinance, with the exception of Lots 1 and 5. Lots
1 and 5 drop slightly below the minimum 2 acre tract size as
required by the Hwy. 10 Overlay Ordinance. Several of the
proposed drives have less than 300 feet of separation, as
required by ordinance, and need to be eliminated (see Public
Works Comments to follow).
5
October 15, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: 5-867-NNN
Otherwise, there appear to be no further planning issues
associated with the proposed plat. However, Public Works has the
following concerns relating to driveway spacing and right-of-way
design standards:
1. Remove drive between Lots 1 and 3 as it is less than 300 feet
from the intersection.
2. Remove drive between Lots 4 and 5 as there is less than 300
feet of spacing. Adequate access can be provided with
remaining drives between Lots 3 and 4 and Lots 5 and 6.
3. Drive between Lots 1 and 2 shall be right-in/right-out per
Chenal Parkway standards.
4. Construct Northfield Drive to collector intersection
standards per Chenal Plan.
5. Reconstruct Chenal from existing Boulevard north to Cantrell
Road to Chenal Parkway standards with 4 lanes and divided
median.
6. Reconstruct Chenal/Cantrell intersection to provide right
turn lane on Cantrell and acceleration lane east bound for
exiting traffic from Chenal turning right onto Cantrell.
The applicant and Public works have indicated that they will
attempt to work out these issues prior to the public hearing.
Staff will update the Commission at the agenda meeting.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to the
following conditions:
1. Resolving the outstanding issues as noted in the "Staff
Update."
2. Compliance with the comments noted in paragraphs D and E of
this report.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the item needed to be deferred
for cause in order to allow the applicant additional time to work
out street improvement issues associated with Chenal Parkway.
Staff recommended deferral to the October 15, 1998 agenda.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion was passed
by a vote of 10 ayes, 0 nays and 1 absent.
6
October 15, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
STAFF UPDATE:
The applicant submitted a revised plat to staff on September 30,
1998. The revised plat appears to conform to all of the issues
raised by staff and noted in the previous "staff update" on pages
5 and 6 of this report. All of the lots abutting Highway 10 are
at least two (2) acres in size as required by the Hwy. 10 Overlay
Ordinance. All of the drives now comply with the minimum 300
foot separation also required by ordinance.
The applicant has agreed to construct Chenal Parkway, from the
southern boundary of the plat to Highway 10, to principal
arterial standards with a divided median, as required by Public
works. The applicant has also agreed to construct the drive
between Lots 1 and 2 to Chenal standards.
To staff's knowledge, there are no other outstanding issues
associated with this preliminary plat.
REVISED STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions as noted in paragraphs D and E and
the "Staff Update" on pages 5 and 6 of this report.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
7
October 15, 1998
ITEM NO.: B FILE NO.: 5-1205
NAME: Shackleford West Office Park - Preliminary Plat
LOCATION: West side of Shackleford Road, approximately 1/2 mile
south of Colonel Glenn Road
DEVELOPER•
ENGINEER•
William A. Brandon McGetrick Engineering
15021 Spring Club Rd. 319 East Markham St., Suite 202
Little Rock, AR 72065 Little Rock, AR 72201
AREA: 4.46 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING• I-1
PLANNING DISTRICT: 12
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED:
The applicant needs to request a variance for reduced platted
building setback lines (north and east sides).
A. PROPOSAL•
The applicant proposes to plat 4.46 acres into a single lot
for an office/warehouse development. No new streets are
proposed. The property is zoned I-1 and will require a
zoning site plan review for development (see item C, Z-6519
on this agenda).
B. EXISTING CONDITIONS:
The site is mostly cleared with few trees remaining. It
appears that some site work and filling has been done in the
past.
A Little Rock Water Works facility exists across Clearwater
Drive to the west with Capitol City Packaging located across
Clearwater Drive to the north. The R-2 zoned property to
the south is vacant and heavily wooded as is the I-1
property located across Shackleford Road to the east.
October 15, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: 5-1205
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The John Barrow, Westwood and Pecan Lake
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shackleford Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. Clearwater is a commercial street. Dedicate right-of-way
to 30 feet from centerline.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
4. A 20 feet radial dedication of right-of-way is required
at the corner of Shackleford and Clearwater.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: On-site fire protection may be required. An
acreage charge and a Development Fee apply for water
connections based on the size of the connection. Right
of access off Clearwater Dr., which is a private street,
needs to be worked out.
Fire Department: No Comment.
County Planning: No Comment received.
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
2
October 15, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: 5-1205
G. ANALYSIS•
The applicant submitted a letter to staff on July 7, 1998
requesting that the preliminary plat be deferred to the
September 3, 1998 agenda.
The following outstanding issues need to be resolved prior
to the Subdivision Committee meeting on August 13, 1998:
1. Submit 3 copies of a revised preliminary plat to staff
with the following additional items noted:
a. Source of title
b. Storm drainage analysis
c. Name of any recorded Subdivision abutting the plat
area.
d. Names of all abutting property owners.
e. Zoning within the plat boundary.
2. The right of access off of Clearwater Drive, which is a
private drive, needs to be worked out.
3. The applicant needs to request a variance for reduced
platted building setback lines along the east and north
property lines (70 foot setback required along the east
property line, 50 feet proposed; 30 foot setback
required along the north property line, 25 feet
proposed).
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the preliminary
plat.
Staff noted several minor details which needed to be shown on a
revised preliminary plat. Staff also noted that the issue of
access off Clearwater Drive needed to be worked out. The
applicant was informed that he needed to request a variance for
reduced platted building setback lines.
Bob Turner, of Public Works, briefly reviewed the Public Works
requirements with the Committee.
Mr. Lowe, being aware that the site plan (Z-6519) associated with
this plat contained a number of issues which needed to be
resolved, stated that the preliminary plat would be deferred with
the site plan in order to resolve the outstanding issues
October 15, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: 5-1205
associated with both items. The Committee was in agreement with
the deferral request.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
STAFF UPDATE:
The applicant submitted a letter to staff on August 20, 1998
requesting that the item be deferred to the October 15, 1998
Agenda. The applicant is continuing to work out issues
associated with the preliminary plat. Staff recommends approval
of the deferral request. The revised plans will need to be
submitted for review by the Subdivision Committee on
September 24, 1998.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
October 15, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
briefly reviewed the revisions which needed to be made to the
preliminary plat (noted in paragraph G of this report).
Mr. McGetrick stated that a revised plat would be submitted to
staff on September 30, 1998.
The Committee forwarded the issue to the full Commission for
final action.
4
October 15, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1205
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff on
September 30, 1998. The revised plat appears to address the
concerns as noted in paragraph G of this report. The applicant
needs to note the source of dedication for Clearwater Drive on
the plat. Otherwise, there should be no outstanding issues
associated with the plat.
STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat, subject to the
following conditions:
1. Compliance with the comments as noted in paragraphs D and E
of this report.
2. Note source of dedication for Clearwater Drive on a revised
preliminary plat.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
5
October 15, 1998
ITEM NO.: C FILE NO.: Z-6519
NAME: Shackleford West Office Park - Zoning Site Plan Review
LOCATION: West side of Shackleford Road, approximately 1/2 mile
south of Colonel Glenn Road
DEVELOPER•
ENGINEER:
William A. Brandon McGetrick Engineering
15021 Spring Club Rd. 319 East Markham St., Suite 202
Little Rock, AR 72065 Little Rock, AR 72201
AREA: 4.46 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: I-1 ALLOWED USES:
PROPOSED USE•
VARIANCES/WAIVERS REQUESTED:
Light Industrial
Office/Warehouse
1. The applicant needs to request a variance for reduced
building setbacks (west and south property lines).
2. The applicant also needs to request a variance for reduced
buffers along the north, south and east property lines.
BACKGROUND•
The 4.46 acre site at the southwest corner of Shackleford Road
and Clearwater Drive is zoned I-1, Industrial Park District. The
I-1 zoning district requires site plan review approval by the
Planning Commission for any development.
A. PROPOSAL/REQUEST:
The applicant proposes to construct two office/warehouse
buildings on the site, one being 40,625 square feet in area
and the other 26,000 square feet. The property will be
accessed by utilizing a driveway from Shackleford Road and a
drive from Clearwater Drive. There are 156 parking spaces
on the proposed site plan. Reduced building setbacks (south
and west sides) and reduced buffers (north, south and east
sides) are shown on the proposed site plan.
October 15, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6519
B. EXISTING CONDITIONS:
The site is mostly cleared with few trees remaining. It
appears that some site work and filling has been done in the
past.
A Little Rock Water Works facility exists across Clearwater
Drive to the west with Capitol City Packaging located across
Clearwater Drive to the north. The R-2 zoned property to
the south is vacant and heavily wooded as is the I-1
property located across Shackleford Road to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The John Barrow, Westwood and Pecan Lake
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Redesign driveway on Clearwater to meet Ordinance
standards eliminate crossing if less than 75 feet from
curb line.
2. Shackleford Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
3. Clearwater is a commercial street. Dedicate right-of-
way to 30 feet from centerline and construct one-half
street improvement with planned development.
4'. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
5. A 20 feet radial dedication of right-of-way is required
at the corner of Shackleford and Clearwater.
6. Stormwater detention Ordinance applies to this property.
7. Easements for proposed stormwater detention facilities
are required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: On-site fire protection may be required. An
acreage charge and a Development Fee apply for water
E
October 15, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6519
connections based on the size of the connection. Right
of access off Clearwater Dr., which is a private street,
needs to be worked out.
Fire Department: Show fire hydrants on site plan.
County Planning: No Comment received.
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
The street buffers drop below the 20 foot width requirement
along the northern perimeter and the 24 foot width
requirement along Shackleford Road.
The land use buffer proposed along the southern perimeter of
the site falls short of the 20 foot width requirement.
Additionally, a 6 foot high opaque wood fence is required
along the southern perimeter.
If dumpsters are to be used, they must be shown on the site
plan submitted and screened on four sides to a height of 8
feet. A total of six percent of the interior of the on site
vehicular use area must be landscaped with interior islands.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS:
According to the City's Zoning Ordinance Section 36-319(a),
"The I-1 industrial park district is
established to provide for modern, efficient,
and well-designed industrial facilities within
a "park -like" setting. As the city's most
restrictive industrial district, the I-1 zone
is designed to conform to high development
standards while providing for a full array of
industrial and related uses."
Staff feels that the proposed site plan does not meet the
purpose and intent of the ordinance. The building area and
area of parking and drives amounts to approximately 75
percent coverage of the entire site. The interior landscape
areas are very minimal and the applicant is showing reduced
3
October 15, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6519
buffer areas and building setbacks. Staff feels that the
item should be deferred in order for the site plan to be
redesigned.
The applicant submitted a letter to staff on July 7, 1998
requesting that the item be deferred to the September 3,
1998 agenda.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the site plan.
Staff noted that there were several issues relating to the site
plan which needed to be resolved (reduced setbacks and buffers,
lack of interior landscape areas, "park -like setting" required by
ordinance for I-1 developments, etc.).
Bob Lowe indicated that he would meet with the property owner to
discuss revising the site plan and it was very possible that a
deferral would be requested. The Committee encouraged Mr. Lowe
to request a deferral and redesign the plan.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
STAFF UPDATE:
The applicant submitted a letter to staff on August 20, 1998
requesting that the item be deferred to the October 15, 1998
agenda. The applicant is continuing to work out issues
associated with the site plan. Staff recommends approval of the
deferral request. The revised plans will need to be submitted
for review by the Subdivision Committee on September 24, 1998.
4
October 15, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6519
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
October 15, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
reviewed the concerns as noted in paragraphs G of this report.
Mr. McGetrick stated that the site plan would be revised to
address all of the ordinance requirements with the exception of
the side yard setback on the south side. He stated that the
revised plan would be submitted to staff on September 30, 1998.
The Committee forwarded the issue to the full Commission for
final action.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on September
30, 1998. The revised plan complies with all of the ordinance
requirements for I-1 zoned property with the exception of the
building setback along the south side. The ordinance requires a
100 foot setback when the I-1 property abuts residential
property. The undeveloped property to the south is zoned R-2.
The applicant is requesting a variance from the required 100 foot
setback due to the fact that the R-2 zoned property is designated
"light industrial" on the city's Land Use Plan and it is very
doubtful that the property will ever be developed as residential.
The 30 foot setback that the applicant is proposing is the normal
standard for I-1 zoning. Staff supports the variance request.
The ordinance requires a minimum of 68 parking spaces for this
development. There are 114 parking spaces on the proposed site
plan. However, 40 spaces are located in the area behind building
#1 where truck deliveries will take place. The location could
limit the use of some of these spaces.
The applicant has noted that the building height will be between
18 to 26 feet. This complies with ordinance standards.
5
October 15, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6519
The applicant also notes that the hours of operation will be from
6:00 a.m. to 6:00 p.m. and that any signage will comply with city
ordinance.
The revised site plan submitted by the applicant is a vast
improvement over the previous plan. The revised plan meets or
exceeds all street side and land use buffer areas. The applicant
has reduced the building and parking coverage from 75 percent to
64 percent and has increased the amount of interior and perimeter
landscaped areas. With increased plantings in these areas, staff
feels that the proposed plan complies with the "park -like"
setting as required for I-1 zoned property.
STAFF RECOMMENDATION:
Staff recommends approval of the site plan, subject to the
following conditions:
1. Compliance with the comments as noted in paragraphs D, E and
F of this report.
2. Staff recommends approval of the variance for reduced
building setback on the south property line.
3. Any signage must comply with the City's Zoning Ordinance.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
8 ayes, 0 nays and 3 absent.
6
Commission for inclusion
as recommended by staff.
motion passed by a vote of
October 15, 1998
ITEM NO.: D FILE NO.: S-1207
NAME: KNE Replat (Lot IR) - Preliminary Plat
LOCATION: East side of Butler Road at Strickland Cove
DEVELOPER: ENGINEER:
KNE Corporation McGetrick Engineering
c/o Bozeman and Assoc. 319 East Markham St., Suite 202
415 N. McKinley Street Little Rock, AR 72201
Little Rock, AR 72205
AREA: 7.40 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING• R-5
PLANNING DISTRICT: 13
CENSUS TRACT: 20.02
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant proposes to replat Lots 1-14, Strickland Cove
Addition and Tract 9 (except the North 122 feet), Leigh and
Butler Acres Addition into two lots. The 7.40 acre site
contains a number of existing multifamily buildings, most of
which are vacant and boarded up. Due to the fact that two
lots will be created containing multiple structures, a
subdivision site plan review will be required (see Item E,
S -1207-A on this agenda). The applicant proposes to abandon
Strickland Cove as part of the preliminary plat and site
plan review requests.
B. EXISTING CONDITIONS:
The 7.40 acre site contains 15 multifamily residential
structures, most of which are vacant and boarded -up. It
appears that one and possibly two of the structures are
currently occupied.
Single-family residences are located to the north along
Allyson Circle with additional single-family residences and
October 15, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1207
vacant property to the west across Butler Road. Additional
multi -family residences are located to the south with a
trucking facility (zoned I-2) located to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Geyer Springs and Wakefield Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy. Strickland Cove will need to be improved to
commercial standards with two sidewalks.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Butler Road is a commercial street; dedication of right-
of-way to 30 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: 6" sewer main located on site. Contact Little
Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: Existing public fire hydrant will become private.
Developer must sign a Private Fire Hydrant Contract with
the Water Works.
Fire Department: No Comment.
County Planning: No Comment received.
LATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
The applicant submitted a letter.to staff on July 7, 1998
requesting that the preliminary plat be deferred to the
September 3, 1998 agenda.
October 15, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: 5-1207
The following items need to be shown on a revised
preliminary plat and 3 copies submitted to staff prior to
the Subdivision Committee meeting on August 13, 1998:
a. Name and address of landowner/subdivider and source of
title
b. Source of water supply and wastewater disposal
c. Names of recorded subdivisions abutting the plat area
d. Names of owners of unplatted tracts and names of owners
of platted tracts in excess of 2 1/2 acres which abut
the plat area.
e. Zoning of property and abutting property
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the preliminary
plat.
Staff made note of several minor details which needed to be shown
on the plat.
The Public Works requirements were reviewed by the Committee.
The proposed abandonment of Strickland Cove was briefly
discussed.
There being no further issues for discussion, the Committee
forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
3
October 15, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1207
STAFF UPDATE:
The applicant submitted a letter to staff on August 20, 1998
requesting that the item be deferred to the October 15, 1998
agenda. The applicant is continuing to work out issues
associated with the preliminary plat. Staff recommends
approval of the deferral request. The revised plans will need
to be submitted for review by the Subdivision Committee on
September 24, 1998.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
October 15, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
reviewed the items as noted in paragraph G. of this report which
need to be shown on the preliminary plat.
Mr. McGetrick stated that a revised preliminary plat would be
submitted to staff on September 30, 1998.
The Committee forwarded the issue to the full Commission for
final resolution.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff on
September 30, 1998. The revised plat addresses most of the items
noted in paragraph G of this report. The address of the
landowner, source of title, source of water supply and wastewater
disposal need to be noted on the plat.
Otherwise, there should be no outstanding issues associated with
the plat.
4
October 15, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1207
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to the
following conditions:
1. Compliance with the comments as noted in paragraphs D, E and
G of this report.
2. Staff recommends approval of the requested right-of-way
abandonment for Strickland Cove.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter. Staff noted that one (1) letter of
opposition had been received.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
5
October 15, 1998
ITEM NO.: E FILE NO.: 5-1207-A
NAME: KNE Replat - Subdivision Site Plan Review
LOCATION: East side of Butler Road at Strickland Cove
DEVELOPER: ENGINEER:
KNE Corporation McGetrick Engineering
C/o Bozeman and Assoc. 319 East Markham St., Suite 202
415 N. McKinley Street Little Rock, AR 72201
Little Rock, AR 72205
AREA: 7.40 Acres
ZONING• R-5
NUMBER OF LOTS: 2 FT. NEW STREET: 0
ALLOWED USES: Multifamily Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
The 7.40 acre site contains 15 multifamily residential
structures, 10 along Strickland Cove and 5 which at one time were
operated as the Butler Road Apartments. All of the old Butler
Road Apartments are vacant and boarded up as are all of the
buildings along Strickland Cove except one or two which are
currently occupied.
Due to the fact that the applicant is platting the property into
two lots, a subdivision site plan review is required for the
multi -building development.
A. PROPOSAL/REQUEST:
The proposal, as presented to staff, included rehabilitation
of the multifamily buildings and leaving the area of parking
and vehicular circulation unchanged. The applicant proposes
to abandon Strickland Cove as part of the site plan. Staff
reviewed the site plan based on this proposal and presented
comments to the applicant and Subdivision Committee.
It has been brought to staff's attention (after Subdivision
Committee meeting) that several changes will be made on the
site, including new parking areas on both sides of
October 15, 1998
SUBDIVISION
ITEM NO • E (Cont.) FILE NO.: S -1207-A
Strickland Cove, eliminating some of the existing parking
areas, adding a playground/recreation area as well as other
possible changes.
B. EXISTING CONDITIONS:
The site contains several existing multifamily structures as
noted earlier. Single-family residences are located to the
north along Allyson Circle with additional single-family
residences and vacant property to the west across Butler
Road. Additional multifamily residences are located to the
south with a trucking facility (zoned I-2) located to the
east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Geyer Springs and Wakefield Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Butler Road is commercial street; dedication of right-
of-way to 30 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: 6" sewer main located on site. Contact Little
Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: Existing public fire hydrant will become private.
Developer must sign a Private Fire Hydrant contract with
the Water Works.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: See attached letter for CATA Comments.
Fa
October 15, 1998
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: 5-1207-A
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
If this were to be looked at as a new development on a
single plat of property, then a 26 foot wide land use buffer
with a 6 foot high opaque fence would be required along the
northern perimeter. Since this site is already developed,
this buffer width may not be deemed appropriate. However,
the screening requirement should be maintained.
Landscaping should be re -installed in areas where it has
been lost.
G. ANALYSIS•
In light of the fact that the applicant is planning several
changes on the site that staff was not previously aware of,
the site plan will need to be deferred and reviewed again by
the Subdivision Committee. The applicant must submit 3
copies of a revised site plan showing the proposed changes
as well as the following items to staff before the
Subdivision Committee meeting on August 13, 1998:
1. Number the buildings.
2. Note building heights.
3. Note total number of apartment units.
4. Note total number of parking spaces.
5. Show location of any signage (existing or proposed) and
provide details.
6. All landscaped areas.
The applicant submitted a letter to staff on July 7, 1998
requesting that the site plan be deferred to the
September 3, 1998 agenda.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral to the
September 3, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT:
Bob Lowe, of McGetrick Engineering, was present, representing the
application. Staff gave a brief description of the site plan.
Staff noted several items which needed to be shown on the site
plan (building heights, signage, landscaped areas, etc.). Staff
3
October 15, 1998
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S -1207-A
also noted that some additional information was needed, such as
total number of apartment units and total number of parking
spaces.
The Public Works requirements were briefly discussed, as was the
proposed abandonment of Strickland Cove.
After the brief discussion, the Committee forwarded the site plan
to the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
STAFF UPDATE:
The applicant submitted a letter to staff on August 20, 1998
requesting that the item be deferred to the October 15, 1998
agenda. The applicant is continuing to work out issues
associated with the site plan. Staff recommends approval of the
deferral request. The revised plans will need to be submitted
for review by the Subdivision Committee on September 24, 1998.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
October 15, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. A new
site plan for the property was briefly reviewed. Staff made a
few suggestions for minor revisions in the site plan.
4
October 15, 1998
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S -1207-A
Mr. McGetrick stated that a revised site plan would be submitted
to staff on September 30, 1998.
The Committee forwarded the issue to the full Commission for
final action.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on September
30, 1998. As noted in paragraph A., the proposal is to
rehabilitate the existing multifamily structures on the site as
well as upgrade the parking areas, drive and landscaped areas on
the property.
As part of the site plan and plat proposal, the applicant
proposes to abandon Strickland Cove. This area will be converted
to a parking area and private drive.
In general, parking for the overall site will be upgraded. Some
of the existing parking areas will be removed, with these areas
being converted to landscaped areas with interior sidewalks.
Some new areas of parking will be added.
There will be a total of 167 apartment units on the site and 253
parking spaces. A minimum of 250 parking spaces is required by
ordinance.
The applicant is proposing to add a playground to the site, as
noted on the site plan. The playground will be sodded or have
other appropriate ground treatment.
The applicant is also proposing to have a gated entrance from
Butler Road on Lot 1R. An "exit only" gate and an emergency gate
will be provided on Lot 2R. The applicant is also proposing an 8
foot privacy fence along the north property line where adjacent
to single-family residential property.
As noted on page 1, most of the apartment buildings on this site
have been vacant and boarded -up for some time. The
rehabilitation project as proposed by the applicant is a much
needed redevelopment. The improvements that the applicant is
proposing, including not only the building remodeling, but also
the upgrade in parking areas and addition and upgrade of
landscaped areas, internal sidewalks and playground, should be
considered an asset to the neighborhood in general.
STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan, subject to the
following conditions:
5
October 15, 1998
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: 5-1207-A
1. Compliance with the conditions as noted in paragraphs D, E
and F of this report.
2. Staff recommends approval of the Strickland Cove right-of-way
abandonment as noted with the previous preliminary plat item.
3. Any signage must comply with the City's Zoning Ordinance
requirements.
4. Any new site lighting must directed inward and away from
adjacent property.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter. Staff noted that one (1) letter of
opposition had been received.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
6
October 15, 1998
ITEM NO.: F FILE NO.: Z -5003-A
NAME: Pinnacle Valley Office -- Short -Form PD -0
LOCATION: Northwest corner of Pinnacle Valley Road
and Highway 10
DEVELOPER•
Bill Lusk
#7 Berwin Dr.
Little Rock, AR 72227
ENGINEER•
White-Daters and Associates
401 Victory Street
Little Rock, AR 72201
AREA: 0.92 Acres
NUMBER OF LOTS:
1 FT. NEW
STREET: 0
ZONING: R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED:
1. Variance for reduced setback (less than 25 feet) from the
floodway.
2. waiver of one-half street improvements to Pinnacle Valley
Road.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a 3,300 square foot
office building and small parking lot on the property at the
northwest corner of Pinnacle valley Road and Hwy. 10. The
property contains an old church building and a mobile home,
both of which will be removed with development of the
property.
There is floodway which runs through the center of the
property, as noted on the site plan. The applicant proposes
to construct the building and parking area up to the
floodway line (0 foot setback). Therefore, the applicant is
requesting a variance from the required 25 foot setback from
the floodway.
The proposed use of the property is office. The applicant
proposes the remaining 0-3 (General Office District)
permitted uses as alternate uses.
October 15, 1998
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -5003-A
The applicant is also requesting a waiver of the required
one-half street improvements to Pinnacle Valley Road.
B. EXISTING CONDITIONS:
The partially wooded site contains an old church building
and an old mobile home, as noted above. The church has been
vacant for over a year.
Ison Creek is located along the south portion of the
property with Capers Restaurant located further south along
the north side of Hwy. 10. Single-family residences are
located east and north of the site along the east side of
Pinnacle Valley Road. A single-family residence and vacant
wooded property is located north and west of the site along
the west side of Pinnacle Valley Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative neighborhood comments as of
this writing. The Westbury and Secluded Hills Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pinnacle Valley Road is listed on the Master Street Plan
as a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
2. Dedicate floodway to the City.
3. Any construction, including landscaping, will require
Corps of Engineers and FEMA approval.
4. Stormwater detention Ordinance applies to this property.
Ordinance requires 25 foot building setback from
floodway. Construct one-half street improvements or pay
15% in -lieu.
5. Pinnacle valley Road has a 1996 average daily traffic
count of 2,400 ADT.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
E
October 15, 1998
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -5003-A
Water: Contact the water Works if additional water service
is required. Acreage charge of $150 per acre may apply.
Fire Department: No Comment.
County Planning: No Comment received.
LATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division:
The site is in the River Mountain District. The Plan
recommends Transition and Park/Open Space. The River
Mountain Neighborhoods Plan did not propose any Land Use
Plan changes (approved in May 1998). The proposal is for an
office use. With single family use to the east and north,
care must be given in reviewing signage, parking layout,
dumpster location and massing. Because of the site location
off Cantrell Road, no drive-in or -through facilities should
be included. Ison Creek is a priority two green finger, if
area is not provided with this application then the
opportunity will be lost.
Landscape Issues:
The proposed parking lot nearest Pinnacle valley Road does
nor provide for the 6 foot wide on site landscape buffer
required by the zoning and landscape ordinances.
The proposed parking area along the southern perimeter
extends over into the adjacent property and in that area
does not allow for the 6 foot wide landscapes buffer
required. Additionally, the proposed parking lot within the
western area of the property does not provide for the
minimum 6 foot wide landscape buffer along a portion of the
western and northern site perimeters.
A 6 foot high opaque screen is required along the sites
northern, western and southern perimeters adjacent to
residential zoned properties. This screen may be a wooden
fence with its face side directed outward or dense evergreen
plantings.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
3
October 15, 1998
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -5003-A
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
July 8, 1998. The revised site plan addresses most of the
concerns raised by staff and the Subdivision Committee. The
applicant has taken all proposed improvements (drives and
parking) out of the floodway area.
The following minor details need to be shown on a revised
site plan:
1. Building's height
2. Six foot landscape buffer between parking area and
Pinnacle Valley Road right-of-way
3. Signage
4. Screening fence
5. Drop last two parking spaces (last space on each side)
from parking lot and provide back out area.
The applicant has noted that the floodway located on this
property will be dedicated as an easement. The Parks and
Recreation Department was contacted by staff regarding this
issue and had no objection to dedication of the floodway in
this manner. It was noted that this area should remain in
its current, natural state.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -O subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E, F
and G of this report.
2. The floodway area within this property will need to be
dedicated as an easement and remain in its current,
natural state.
3. Staff recommends approval of the requested variance for
reduced setback from the floodway.
4. Staff recommends denial of the requested waiver of
one-half street improvements to Pinnacle Valley Road.
5. The parking on this property is not to be used for
overflow parking for the restaurant to the south.
4
October 15, 1998
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -5003-A
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Tim Daters was present, representing the application. Staff gave
a brief description of the proposal.
Staff noted that the parking and driveway shown within the
floodway would need to be removed. Staff also noted several
minor details which needed to be shown on the site plan.
Mr. Daters noted that none of the parking on this site would be
used as overflow parking for Capers Restaurant.
The Public works requirements were briefly discussed. It was
noted that Pinnacle Valley Road would possibly have a future
alignment which moves the right-of-way further north and east,
straightening out the existing curve. Mr. Daters was asked to
check with the county on the future alignment and determine
whether or not to make it part of the proposal.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
September 3, 1998 agenda. Staff supported the deferral request.
The Commission voted to waive their bylaws and accept the request
for deferral (being less than 5 working days prior to the public
hearing) with a vote of 11 ayes and 0 nays.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes, and 0 nays.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Tim Daters was present, representing the application. Mr. Daters
stated that he is continuing to work out details associated with
the future realignment of Pinnacle Valley Road.
Staff stated that another deferral would be in order, to allow
the applicant more time to work out these issues. The
Subdivision Committee concurred with staff.
5
October 15, 1998
SUBDIVISION
ITEM NO • F (Cont.) FILE NO.: Z -5003-A
STAFF UPDATE:
Staff recommends that the item be deferred to the October 15,
1998 agenda. The deferral is requested by staff and will not be
charged to the applicant.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had submitted a
letter to staff requesting that the item be deferred to the
October 15, 1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on October 2, 1998.
The applicant states that they have preliminary drawings showing
the proposed relocation of Pinnacle Valley Road. However, the
necessary revisions will take longer than another deferral will
allow. Therefore, the applicant is requesting that the item be
withdrawn, without prejudice, so that the item may be refiled at
any time. Staff supports the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff informed the Commission that the applicant had requested
that the item be withdrawn without prejudice. Staff supported
the withdrawal as requested.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for withdrawal without prejudice. A
motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
6
October 15, 1998
ITEM NO.: G FILE NO.: Z -3396-A
NAME: Graves -- Short -Form PID
LOCATION: 12,320 Chicot Road
DEVELOPER:
SURVEYOR:
J. W. Graves Enterprises Donald Brooks
12,320 Chicot Road 1611 Main Street
Mabelvale, AR 72103 North Little Rock, AR 72114
AREA: 4.96 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING: R -2/I -2/R-2 with nonconforming I-2 status
ALLOWED USES: Single -Family Residential
PROPOSED USE: Office, warehouse
VARIANCES/WAIVERS REQUESTED:
3. None requested.
STAFF NOTE:
As of this writing, the applicant has not submitted copies of a
site plan to staff to complete the application filing.
Therefore, staff nor the Subdivision Committee has reviewed a
site plan for this public hearing.
STAFF RECOMMENDATION:
Staff recommends that the item be deferred to the October 15,
1998 Planning Commission agenda. The item will need to be
reviewed by the Subdivision Committee on September 24, 1998.
THERE ARE NO GRAPHICS FOR THIS ITEM.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had not
submitted the required site plan to complete the application
October 15, 1998
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -3396-A
filing. Staff recommended that the application be deferred to
the October 15, 1998 agenda.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
STAFF UPDATE:
The applicant submitted copies of a site plan to staff on
September 24, 1998. However, the plan was not submitted in time
for the item to be included in the Subdivision Committee review.
The applicant also submitted a letter requesting that the item be
deferred to December 3, 1998. Staff supports the deferral
request.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff informed the Commission that the applicant had submitted
a letter requesting that the item be deferred to the December 3,
1998 agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the December 3, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 8 ayes, 0 nays and 3 absent.
2
October 15, 1998
ITEM NO.: H FILE NO.: Z-6540
NAME: Kurtz - Short -Form PD -O
LOCATION: 6400 Stagecoach Road
DEVELOPER:
ENGINEER:
John Kurtz None
6400 Stagecoach Road
Little Rock, AR 72204
AREA: 0.35 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single -Family Residential
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The applicant recently applied to change the Land Use Plan for
this site from single-family to office. The Planning Commission
reviewed the Land Use Plan Amendment on May 14, 1998 and voted to
deny the application. There was neighborhood opposition to the
plan change.
The applicant has decided to pursue the rezoning of the property
by filing a PD -O, Planned Development - Office. The request is
in conflict with the Land Use Plan.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property from R-2 to
PD -O. The applicant proposes to use the existing 1,581
square foot residential structure as an office. No new
construction is planned for the building.
The applicant is also proposing to construct a small parking
area to serve the office use, with a single access point
from David O'Dodd Road. A wood screening fence will be
constructed along the north property line. The applicant
notes that dense evergreen shrubs exist along the west
property line for screening.
October 15, 1998
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-6540
B. EXISTING CONDITIONS:
The property contains an existing one-story rock and frame
residential structure and a small accessory structure.
There are two gravel access drives from David O'Dodd Road.
There is no paved parking on the property.
There are single-family residences immediately west and
north of this property and across David O'Dodd Road to the
east. There is also vacant, undeveloped land in this
general area. There is a grocery store, car wash and mini -
storage units located further east. There is a convenience
store located across Stagecoach Road to the south, with the
David O'Dodd Elementary School and other single-family
residences located along the south side of Stagecoach Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment on this item. The Pecan Lake Neighborhood
Association was notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required. AHTD permit
required for work within Hwy. 5 right-of-way.
2. David O'Dodd 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 plus 10 feet for future
right turn lane at this arterial intersection.
3. With construction provide 15% in -lieu contribution based
on cost of improvements at time of building permit.
4. A 20 feet radial dedication of right-of-way is required
at the corner of Stagecoach and David O'Dodd Road.
(Unless structure occupies; then a deferral is required
by Planning Commission and Board of Directors.)
5. Parking and driveways must meet City Ordinance.
6. David O'Dodd has a 1996 average daily traffic count of
840 vehicles.
7. Stagecoach Road has a 1996 average daily traffic count
of 5,800 vehicles.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comments received.
E
October 15, 1998
SUBDIVISION
ITEM NO • H (Cont.) FILE NO.: Z-6540
ARKLA: No Comments received.
Southwestern Bell: No Comments.
Water: No Comments.
Fire Department: No Comments.
County Planning: No Comments received.
CATA: No Comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the 65th Street West District. The Plan
recommends Single Family for the site. There is no
Neighborhood Plan activity in the area. The applicant has
filed a Land Use Plan amendment for the site. There was
neighborhood opposition to a Plan change requested for the
site. On May 14, 1998 the request to change the Land Use
Plan from Single Family to Office was denied by the Planning
Commission.
The site plan is not residential friendly - too much parking
around the edge, etc. The site is surrounded by residential
use (to the south and west). The request is in conflict
with the Plan.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Curb and gutter or another approved border will be required
to protect all landscaped areas from vehicular traffic.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
August 24, 1998. The applicant has reduced the proposed
parking area from 12 spaces to 5 spaces (along the north
property line). The parking along the west property line
has been removed. The ordinance typically requires four (4)
parking spaces for an office of this size.
3
October 15, 1998
SUBDIVISION
ITEM NO • H (Cont.) FILE NO.: Z-6540
The applicant, responding to questions posed by the
Subdivision Committee, has informed staff that the hours of
operation will be from 8:00 a.m. to 5:00 p.m., Monday
through Friday. The applicant has also noted that no
signage is proposed.
Staff feels that a change in the zoning of this property to
office will not be compatible with the adjacent residential
property. Staff feels that the property should be used as a
single-family residential, in accordance with the City's
adopted Land Use Plan.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the PD -O rezoning.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Holly King was present, representing the application. Staff gave
a brief description of the proposal.
Bob Turner, of Public Works, reviewed the Public Works
requirements with the applicant's representative. He stated that
the applicant, Mr. Kurtz, needed to meet with Public Works to
discuss these issues.
Staff noted several questions pertaining to signage, hours of
operation, etc., which needed to be answered by the applicant.
Ms. King stated that Mr. Kurtz would contact staff.
Staff also informed the applicant to contact the City's Building
Codes Staff to determine if any changes (electrical, structural,
etc.) needed to be made to the interior of the building.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the item needed to be deferred
for cause due to the fact that the applicant did not send the
required notices certified mail. Staff recommended deferral to
the October 15, 1998 agenda.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the October 15, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 10 ayes, 0 nays and 1 absent.
4
October 15, 1998
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-6540
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
John Kurtz was present, representing the application. There were
no objectors present. Staff gave a brief description of the
proposal and a recommendation of denial.
John Kurtz addressed the Commission in support of the
application. Mr. Kurtz presented the'Commission with photos and
drawings of the property and the general area. Mr. Kurtz gave a
detailed description of the commercial uses in the general area
east of I-430. He stated that his proposed office use should
have no adverse effect on the general area.
Commissioner Faust asked staff to discuss the commercial uses in
this general area and review the staff's recommendation.
Jim Lawson, Director of Planning and Development, stated that the
area was primarily single-family in nature. He stated that the
single-family residences in this area should be preserved. Mr.
Lawson stated that most of the commercial uses in the area were
there prior to the area being annexed and were therefore
nonconforming.
Commissioner Faust asked if there was a problem with zoning
enforcement in this area.
Mr. Lawson noted that there was no problem with enforcement
because the commercial uses in the area are nonconforming. Mr.
Lawson stated that staff's concern is that the rezoning of this
residential property could lead to the rezoning of other
residential properties in the area.
Mr. Kurtz noted that the property had a nonconforming status at
one time. He stated that he had met with Public Works concerning
right-of-way issues.
Chairman Lichty asked how the commercial uses in this area were
established.
Monte Moore, of the Planning Staff, noted that most of the
commercial uses in the area are nonconforming and were in place
when the area was annexed.
Commissioner Adcock asked where ABC Block Company was located in
reference to this property.
Mr. Kurtz noted the location on a map.
Commissioner Rahman asked if the office use was currently on the
site.
5
October 15, 1998
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-6540
Mr. Kurtz confirmed that it was and that the City had issued a
citation to him for the violation.
Mr. Lawson stated that the property had been used as residential
in the past. He stated that the documentation that Mr. Kurtz had
was not enough to establish a nonconforming use for the property.
A motion was made to approve the application. The motion failed
by a vote of 3 ayes, 6 nays and 2 absent. The application was
denied.
A
October 15, 1998
ITEM NO.: I FILE NO.: Z-6549
NAME: Second Baptist Church -
Conditional Use Permit
LOCATION: Between Cumberland and Rock
and 6`h and 7`h Streets
OWNER/APPLICANT: Second Baptist Church
PROPOSAL: To allow the construction of a
church parking lot running
from Rock Street to Cumberland
Street in the middle of the
block between 6`h and 7`h
Streets. The property is
zoned HDR.
STAFF NOTE:
This item has been deferred until October 15`h at the request
of the applicant. This issue is pending review by the
Historic District Commission. The applicant asked for the
deferral in order to receive the Historic District decision
first. Their meeting is September 3, 1998.
The deferral request was made at the Subdivision Committee
meeting and followed up by a letter. Staff is also
deferring its detailed analysis and writeup to be submitted
for the October 15 agenda.
The current site plan has several deficiencies in it which
the applicant is aware of. A revised site plan will need to
be submitted by September 10, 1998, incorporating those
changes.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
No presentation or discussion took place since the applicant
requested in writing a deferral until the October 15`h
agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda for deferral and
approved to defer to the October 15 agenda by a vote of
10 ayes, 0 nays and 1 absent.
STAFF UPDATE:
This item was withdrawn in writing by the applicant on
September 15, 1998. Staff supports the withdrawal request.
October 15, 1998
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: Z-6549
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Pat McGetrick was present representing the application.
There were no objectors present. Staff recommended placing
the item on the Consent Agenda for withdrawal.
The item was placed on the Consent Agenda and the withdrawal
approved by a vote of 8 ayes, 0 nays, and 3 absent.
2
October 15, 1998
ITEM NO.: 1 FILE NO.: S -849-E
NAME: Belle Pointe/Pleasant Heights Replat - Variance
Request
LOCATION: East end of Belle Pointe Drive, south of Pleasant
Heights Drive
DEVELOPER•
ENGINEER•
Carriage Creek Improvement White-Daters and Associates
District #639 401 Victory Street
Kim Moore & Dr. Charles Fowler Little Rock, AR 72201
13,818 Belle Pointe Dr.
Little Rock, AR
AREA: Approximately 3.30 acres
FT. NEW STREET• 0
ZONING• R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED:
NUMBER OF LOTS• 3
A variance from the Subdivision Ordinance, Section 31-232(d),
to allow double frontage lots.
A. PROPOSAL•
The applicant is proposing to replat Lots 6RR, 7R and
8R, Belle Point Addition and Lots 38, 39 and 40,
Pleasant Heights Addition (Phase 1). The applicant
proposes to create three (3) lots. Each resulting
single-family lot will have double street frontage,
which is prohibited by the City's Subdivision
Ordinance. The applicant is requesting a variance from
this Ordinance Standard.
The applicant wishes to replat the lots due to the fact
that the Pleasant Heights lots have been on the market
for several years and the owner believes that the lots
October 15, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -849-E
have not sold because of their steep grade and
inaccessibility. The prospective buyers of the Belle
Pointe lots would like to purchase the lower lots to
insure their privacy and view. Access to the resulting
lots would be taken from Belle Pointe Drive.
B. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Access driveways must be a minimum 20 feet wide and 25
feet from intersection.
C. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
All of the public utility companies have approved the
proposed replat.
D. ANALYSIS•
A replat or lot recombination, as proposed by the
applicant, is typically handled at staff -level.
However, in this case, the resulting three (3) single-
family lots would have double street frontage, which is
prohibited by the City's Subdivision Ordinance, Section
31-232(d). A variance from this ordinance standard
must be approved by the City's Planning Commission.
Given the fact that the Pleasant Heights lots have a
steep grade and will be hard to develop, staff has no
problem with the proposed replat and variance request.
E. STAFF RECOMMENDATIONS:
Staff recommends approval of the variance request from
the City's Subdivision Ordinance, Section 31-232(d),
subject to compliance with the Public Work's Comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Joe White and Tim Daters were present, representing the
application. Staff gave a brief description of the variance
request. Staff noted that all of the public utility
companies have approved the proposed replat.
Tad Borkowski, of Public Works, briefly reviewed the Public
Works Comments with the committee and applicant. It was
noted that the lots in question had been previously final
platted with no sidewalks required.
After the brief discussion, the variance request was
forwarded to the full Commission for resolution.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -849-E
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were
no objectors to this matter.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
3
October 15, 1998
ITEM NO.: 2 FILE NO.: S-867-RRR
NAME: Chenal Valley - Phase 17 --- Preliminary Plat
LOCATION: Along the north side of Champagnolle Drive, east
of Chenal Valley Drive
DEVELOPER•
ENGINEER•
Deltic Timber Corp. White-Daters and Associates
7 Chenal Club Blvd. 401 Victory Street
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 5.90 acres NUMBER OF LOTS: 9 FT. NEW STREET: 680
ZONING• R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to subdivide 5.90 acres along
the north side of Champagnolle Drive and east of Chenal
Valley Drive into nine (9) single-family residential
lots with a 680 foot cul-de-sac street. The property
is zoned R-2. The applicant has noted that all of the
lots within this phase will be final platted at the
same time.
B. EXISTING CONDITIONS:
The site is currently heavily wooded. There are
single-family residences located to the north and west
with undeveloped residential property to the east.
There is a neighborhood park located to the south,
across Champagnolle Drive.
October 5, 1998
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-RRR
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the
public hearing. Staff has received no neighborhood
comment as of this writing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide design of streets conforming to "MSP"
(Master Street Plan). Access to Lots 1 and 9 shall
be from Witry Court.
2. Property frontage along Champagnolle Drive needs to
have the sidewalks and ramps brought up to the
current ADA standards.
3. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
4. Stormwater detention Ordinance applies to this
property.
5. Provide streetlights plan for Traffic Engineer
review.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with
easements to serve property.
AP&L: No Comments received.
Arkla: No Comments received.
Southwestern Bell: No Comments.
Water: An acreage charge of $300 per acre applies in
addition to normal charges for service. A water
main extension will be required.
Fire Department:
1. Suggest a 50 foot turning radius.
2. Place fire hydrants per code. Contact Dennis Free
at 918-3752 for details.
County Planning: No Comments received.
CATA: Not currently served by a CAT fixed -route. Bus
service will never be feasible within cul-de-sacs.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-RRR
G. ANALYSIS•
As a result of the staff and Subdivision Committee
reviews, staff is requiring that the following items be
noted on a revised preliminary plat:
a. Dimension along rear property line of Lot 2.
b. Limits of floodway/floodplain.
c. Storm drainage analysis.
d. Preliminary storm drainage plan.
Otherwise, staff can foresee no other outstanding
issues associated with this plat.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat
subject to compliance with paragraphs D, E and G of
this report.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Joe White and Tim Daters were present, representing the
application. Staff gave a brief description of the
preliminary plat. Staff noted several items which need to
be shown on a revised preliminary plat.
Mr. White noted that all of the lots will be final platted
at the same time. He also noted that an open space tract
will be located at the end of the cul-de-sac.
The Public Works requirements were briefly reviewed with the
applicant and Committee.
After the brief discussion, the Committee forwarded the
issue to the full Commission for final resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were
no objectors to this matter.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
3
October 15, 1998
ITEM NO.: 3 FILE NO.: 5-1221
NAME: Chenal Valley - Phase 18 -- Preliminary Plat
LOCATION: Along the south side of Highway 10, west of Chenal
Parkway
DEVELOPER:
ENGINEER:
Deltic Timber Corp. White-Daters and Associates
7 Chenal Club Cr. 401 Victory Street
Little Rock, AR 72223 Little Rock, AR 72201
AREA: 488.2 acres NUMBER OF LOTS: 915 FT. NEW STREET: 57,400
ZONING• R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED:
1. A variance for an increased intersection grade for twelve
(12) intersections.
2. A variance for increased cul-de-sac length for two (2)
streets.
A. PROPOSAL•
The applicant proposes to subdivide 488.2 acres along the
south side of Highway 10 into 915 single-family residential
lots with 57,400 linear feet of new streets. The property
is zoned R-2. The applicant proposes to final plat the
subdivision in approximately 11 phases.
Thirty-six (36) of the proposed lots fall within the
Hillside Subdivision regulations, lots with slopes exceeding
eighteen (18) percent. Eighty-three (83) percent of the
lots are over 10,000 square feet in area (at least 80
percent required by ordinance), and the applicant is showing
a 15 foot platted front building line for these lots, as
permitted by ordinance.
October 15, 1998
SUBDIVISION
ITEM NO • 3 (Cont.) FILE NO.: 5-1221
The applicant is requesting a variance to allow a 10 percent
grade at the following intersections:
Epernay Place at Epernay Way
Epernay Place at Epernay Place
Epernay Lane at Epernay Place
Epernay Lane at Epernay Way
Clervaux Way at Clervaux Drive
Chambord Cove at Chambord Place
Chambord Place at Chambord Lane
Chambord Circle at Chambord Circle
Chambord Lane at Chambord Circle
Chambord Loop at Chambord Circle
Chambord Court at Chambord Court
Brionne Court at Brionne Cove (7% Requested)
The applicant is also requesting a variance to allow two (2)
cul-de-sac streets with lengths greater than 1,000 feet.
The applicant is proposing Cherain Court with a length of
1,300 linear feet and Brionne Cove with a length of 1,400
linear feet.
The applicant is also proposing to access Lots 1-7, Block 75
by utilizing a parallel street. These lots are located
along the west side of Chalamont Drive between Epernay Place
and Chervaux Place. The lots will not have individual
access on Chalamont Drive. These are the only lots within
the subdivision which actually abut Chalamont Drive.
B. EXISTING CONDITIONS:
The 488 acre tract is heavily wooded with varying degrees of
slope. Joe T. Robinson Junior High and High Schools are
located north of the site, along the south side of Highway
10. There are several single-family residences on larger
tracts located along the south side of Highway 10 and the
east side of Ferndale Cut-off. The Duquesne Subdivision is
located at the southeast corner of this plat. Chenal
Mountain is located to the south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All abutting property owners as well as the
Aberdeen Court Neighborhood Association were notified of the
public hearing.
P"
October 15, 1998
SUBDIVISION
ITEM NO • 3 (Cont.) FILE NO.: S-1221
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required plus 10 feet for
right lane at Chalamont Drive.
2. Clervaux Drive needs to be collector street (31 foot
wide with residential alignment standards. No parking
permitted on Chalamont Drive.
3. No access from lot to Chalamont Drive. Left turn lanes
to be provided at each street access to Chalamont Drive.
We recommend that sidewalks and bike lanes be required
on both sides of Chalamont Drive.
4. Prepare streetlights plan for review by Traffic
Engineer.
5. Geo tech firm required certifying dam construction 100 -
year spillway design without over topping roadway.
6. Contribute 66% of construction cost and design cost to
traffic light at the intersection of Hwy. 10 and
Chalamont Drive. Show width of streets and right-of-
ways with all curve data per preliminary plat
requirements.
7. All pavement markings should be at the developer's
expense.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property. Capacity Contribution Fees will be
charged for this project. Up sizing of existing
outfalls may be required as project is phased in,
contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: Additional 5 foot utility easement
requested beyond the street right-of-way line on all
streets. Contact utility for details.
Water: No objection. Water Main extensions required.
Fire Department:
1. Recommend 50 foot turning radius for cul-de-sacs.
2. Place fire hydrants per code.
3. One-way in only on some sections. Contact Dennis Free
at 918-3752 for details.
County Planning: No Comment received.
CATA: Not located on a CAT fixed -route. Hwy. 10 Express
serves the area. Not a good example of neo -traditional
design; too many cul-de-sacs, circuitous streets.
3
October 15, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1221
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on September 30, 1998. The revised plat addresses some of
the issues as raised by staff and the Subdivision Committee.
The applicant needs to note the following on a revised plat:
a. Lot line dimension for all corner lots, including radii.
b. Names of owners of abutting unplatted tracts.
c. Names of recorded subdivision abutting the proposed
plat.
d. Zoning of property and abutting property.
e. Location of PAGIS Monuments.
There are several traffic islands shown within this proposed
plat. The applicant must provide for the maintenance of
these traffic islands within the subdivision's Bill of
Assurance. Any specific design issues associated with these
islands can be addressed with final platting.
As noted in paragraph A, the applicant wishes to prohibit
direct access from any lot to Chalamont Drive, and is
proposing a parallel street to serve Lots 1-7, Block 75.
Public Works has noted no problem with the idea of a
parallel street, however, some minor redesign needs to be
done to the street.
The applicant is requesting a variance to allow a 10 percent
grade at the intersections as noted in paragraph A.
According to the City's Subdivision Ordinance, Section 31-
206(d), "In approaching intersections, the leveling area
shall have a grade not exceeding five (5) percent for a
distance of not less than thirty (30) feet measured from the
nearest curb or edge of the pavement." Public Works is
recommending denial of the variance request.
The applicant is also requesting a variance to allow two (2)
cul-de-sac streets with lengths greater than 1,000 feet.
Cherain Court is proposed to be 1,300 linear feet in length
and Brionne Cove is proposed to be 1,400 linear feet.
According to the City's Subdivision Ordinance, Section 31-
202(a), "Cul-de-sacs shall have a maximum length of 1,000
4
October 15, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1221
feet." Staff can support this variance request due to the
fact that the cul-de-sacs serve less than 35 lots each.
Staff feels comfortable that the major technical issues
associated with the preliminary plat have been discussed and
resolved. This item will need to be retained on the regular
agenda to allow for discussion by the full Commission of the
requested variance of street grades at intersections.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
the following conditions:
1. Compliance with the comments as noted in paragraphs D, E
and G of this report.
2. Staff recommends denial of the variance for increased
grades at several intersections.
3. Staff recommends approval of the variance for increased
cul-de-sac length for Cherain Court and Brionne Cove.
4. The applicant must provide for the maintenance of the
traffic islands within the subdivision's Bill of
Assurance.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Joe White and Tim Daters were present, representing the
application. Staff gave a brief description of the preliminary
plat, noting several items which need to be shown on a revised
preliminary plat.
Staff informed the applicant that a detailed letter requesting
the specific variances needed to be submitted. Mr. White stated
that a letter requesting variances for maximum cul-de-sac length
and street grades at some of the intersections would be
submitted.
In response to questions from staff, the applicants stated that
the property at the southeast and southwest corners of Hwy. 10
and Chalamont Drive would possibly be a future commercial node.
The applicants also noted that the individual phases of the
subdivision would not be gated and that there would be a
neighborhood park along the north side of Chalamont Drive.
There was a brief discussion relating to the connectivity of the
various phases of the subdivision. The applicants stated that
there would be a path system within the open space areas which
would connect the phases of the subdivision.
5
October 15, 1998
SUBDIVISION
ITEM NO • 3 (Cont.) FILE NO.: 5-1221
Tad Borkowski, of Public works, reviewed the Public works
requirements with the applicants and Committee. The applicants
indicated no problem in conforming to the requirements.
After the discussion, the Committee forwarded the preliminary
plat to the full Commission for final action.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Tim Daters and Joe White were present, representing the
application. There were no objectors present. Staff gave a
brief description of the preliminary plat and a recommendation of
approval with conditions.
Jim Lawson, Director of Planning and Development, asked that the
concerns of the commissioners be discussed without a full
presentation by the applicant.
Commissioner Berry asked why staff was recommending approval of
the waiver of maximum cul-de-sac length for two streets.
Bob Turner, of Public works, stated that the variance could be
supported based on the fact that each street will serve less than
35 lots.
Commissioner Berry asked if the proposed intersection grades
(being 5 percent instead of the 10 percent grades originally
proposed) would cause any deep land cuts.
Tim Daters stated that the difference would only be 2 or 3 feet
in depth.
Commissioner Berry asked how much of the 488 acres will be
devoted to parks and open space.
Mr. Daters stated that there was approximately 110 acres of park
and open space in this development. He stated that the community
park site was approximately 5 acres in size. Mr. Daters
described the various open space areas within the development
including the area around the proposed lakes. He noted that all
open space and park areas will be maintained by the homeowner's
association.
Commissioner Berry asked if the amount of park space was adequate
for a development of this size.
Mr. Daters noted that there were other community parks in the
area.
Commissioner Berry asked staff what the standard was for park
space (number of persons per acre of park).
0
October 15, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1221
Mr. Lawson stated that a member of the parks department would be
called.
The path areas which would connect the various phases of the
subdivision were briefly discussed.
Brian Day, of Parks and Recreation, stated the national standard
for park space was somewhere in the range of 3 to 5 acres per
1,000 people.
Commissioner Hawn noted traffic circulation concerns.
The access to the development was briefly discussed. Bob Turner,
of Public Works, noted that the street system within the
development would be more than adequate to handle the traffic
generated by the residences.
There was a brief discussion relating to sidewalk construction.
Mr. Daters noted that most of the streets within the subdivision
would have a sidewalk on one side. He pointed out the minor
residential streets within the subdivision where no sidewalk is
required.
Commissioner Berry asked who would maintain the pathway system.
Mr. Daters stated that the property owner's association would
maintain these areas.
Commissioner Earnest stated that he would like for traffic impact
studies to be done in the future for these types of developments.
Mr. Turner stated that the traffic generated by this development
will not adversely impact the area.
A motion was made to approve the application as recommended by
staff, including the variance for cul-de-sac lengths. The motion
passed by a vote of 9 ayes, 0 nays and 2 absent.
V�
October i5, 1998
ITEM NO.: 4 FILE NO.: 5-1042-K
NAME: Villages of Wellington - Phase 8 - Preliminary Plat
LOCATION: South side of Wellington Village Road at Village
Commons Road
DEVELOPER:
ENGINEER•
Winrock Development Co. White-Daters and Associates
2222 Cottondale Lane 401 Victory Street
Little Rock, AR 72203 Little Rock, AR 72201
AREA: 13.6 acres NUMBER OF LOTS: 5 FT. NEW STREET: 2,000
ZONING• 0-2/C-1
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED:
1. A variance for reduced centerline radius for Wellington
Village Road.
2. A variance to allow a lot (Lot 4) with no public street
frontage.
A. PROPOSAL:
The applicant proposes to subdivide 13.6 acres along
the south side of Wellington Village Road into five (5)
lots with 2,000 linear feet of new street. The
property is zoned 0-2 and C-1 which will allow a future
office/commercial development.
A 20,000 square foot building which will house several
radio stations was recently approved by the Board of
Adjustment for Lot 2.
B. EXISTING CONDITIONS:
The 13.6 acre site is mostly wooded with a hilly
terrain. There is an abundance of undeveloped single-
family, multi -family and office zoned property in the
general area. The Highland Valley Methodist Church is
October L5, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S -1042-K
located south of the site with the Villages of
Wellington residential community located to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All adjacent property owners as well as the
St. Charles and Parkway Place Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
8. Provide design of Wellington Village Road to meet
Master Street Plan. Staff recommends divided minor
arterial versus indicated 5 lane.
9. Access easement shall be built to commercial
standards, 36 feet and 60 right-of-way.
10. 90 -foot right-of-way and 10 feet for right turn
lane at access easement and at Village Common Road.
Centerline radius must be 900 feet unless super
elevation provided.
11. Streetlights will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with
easements to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: Utility easements (7.5 feet in
width) are requested along several interior and
perimeter property lines. Contact utility for
details.
Water: water main extensions required. An acreage
charge of $600 per acre applies in addition to
normal cost of service.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: Not located on a CATA route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
KI
October L5, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S -1042-K
G. ANALYSIS•
The applicant submitted a revised preliminary plat to
staff on September 30, 1998. The revised plat
addressed most of the concerns raised by staff and
Subdivision Committee. The applicant needs to show
source of title on the plat.
The applicant has noted that Wellington Village Road
will be constructed to the standards required by Public
Works. The applicant has requested a variance for a
reduced minimum centerline radius for this street. The
ordinance requires a 900 feet radius for a minor
arterial. The applicant is proposing a 650 foot
radius. Public Works has indicated support of this
variance.
The applicant has also shown driveway locations for the
lots along Wellington Village Road. Public Works has
also indicated no issues with the driveway locations.
The applicant is also requesting a variance to allow
Lot 4 with no public street frontage. According to the
City's Subdivision Ordinance Section 31-231, "Every lot
shall abut upon a public street, except where private
streets are explicitly approved by the Planning
Commission." The applicant is proposing a 40 foot
public access easement in -lieu of the public street
frontage. Staff has no problem with the variance
request.
To staff's knowledge, there are no other outstanding
issues associated with the preliminary plat.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat with
the following conditions:
1. Compliance with the comments noted in paragraphs D
and E of this report.
2. Staff supports the variance for reduced centerline
radius for Wellington Village Road.
3. Staff supports the variance to allow Lot 4 with no
public street frontage.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Joe White and Tim Daters were present, representing the
application. Staff gave a brief description of the
3
October 15, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S -1042-K
preliminary plat. Staff noted several items which needed to
be shown on a revised preliminary plat.
Mr. White noted that Lot 2 would be final platted initially
with the remaining lots being final platted as they are
sold.
The Public Works requirements were briefly discussed with
the applicant and committee. Mr. White noted that a
variance for reduced centerline radius for Wellington
Village Road would be requested. He also noted that the
driveway to each lot will comply with ordinance spacing
requirements.
Tad Borkowski, of Public Works, stated that divided minor
arterial standards would be needed for Wellington Village
Road. Mr. White indicated that he would meet with Public
Works regarding this required.
Staff suggested that the applicant provide a pipestem for
Lot 4 rather than on access easement and private drive.
After the discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were
no objectors to this matter.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
4
October 15, 1998
ITEM NO.: 5 FILE NO.: S-1219
NAME: Dailey Drive Business Addition - Preliminary Plat
LOCATION: Southeast corner of Baseline Road and Dailey
Drive
DEVELOPER: ENGINEER:
Hank Kelley White-Daters and Associates
425 West Capitol, Ste. 300 401 Victory Street
Little Rock, AR 72203 Little Rock, AR 72201
AREA: 14.55 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING: R-2/Proposed 0-3 for Lot 1
PLANNING DISTRICT: 15
CENSUS TRACT: 41.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to subdivide 14.55 acres at the
southeast corner of Baseline Road and Dailey Drive into
three (3) lots. The property is currently zoned R-2
and the applicant is proposing to rezone Lot 1 to 0-3
for future construction of a post office (see item 5.1
on this agenda). Lot 1 will be final platted
initially, with Lots 2 and 3 held on preliminary for
future final platting or replatting.
B. EXISTING CONDITIONS:
The majority of the property is undeveloped and wooded.
There is a single-family residential structure on the
proposed Lot 1 and a non -conforming warehouse building
on the proposed Lot 3.
Single-family residences are located to the south with
a small mobile home park to the west along the west
side of Dailey Drive. The 0-3 zoned property to the
east is occupied by a State Department of Human
Services office facility with the City's Southwest
Community Park and Police Substation located just
October 15, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1219
further east. The property across Baseline Road to the
north contains single-family residences with a mixture
of office and commercial uses along the north side of
Baseline Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All abutting property owners as well as the
Cloverdale, Allendale and Chicot Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dailey Drive is a commercial street. Dedicate
right-of-way to 30 feet from centerline.
2. Baseline Road is listed on the Master Street Plan
as a principal arterial with reduced standards,
dedication of right-of-way to 45 feet from
centerline will be required.
3. A 20 feet radial dedication of right-of-way is
required at the corner of Baseline and Dailey.
4. Provide design of streets conforming to "MSP"
(Master Street Plan). Construct one-half street
improvement to Dailey Drive including 5 -foot
sidewalks with planned development.
5. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.
6. Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to
occupancy.
7. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
8. Stormwater detention Ordinance applies to this
property.
9. Easements for proposed stormwater detention
facilities are required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: A water main extension and onsite fire
protection may be required. Request 15 foot wide
waterline easement to the main in Warren Dr. to
Dailey Dr. An acreage charge of $150 per acre
applies in addition to normal charges.
Fire Department: No Comments.
County Planning: No Comment received.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1219
LATA: Site is served by CAT Routes #17 and 17A.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
As a result of the staff and Subdivision Committee
reviews, staff is requiring that the following items be
noted on a revised preliminary plat:
a. Source of water supply and wastewater disposal.
b. Label building line along north side of Lot 1.
c. Storm drainage analysis.
d. Preliminary storm drainage plan.
e. Name of property owner east of Lot 2.
f. Location of PAGIS Monuments.
g. Plat Book and Page or instrument # for Fairfield
Subdivision (Section F).
h. Zoning of property (existing and proposed) and of
all abutting property.
i. Darken property lines along east side of Lot 1 and
east and north sides of Lot 2. Lighten property
lines along north and east sides of DHS property.
j. "No Access" easement along the south side of Lot 2
where Warren Drive abuts the property.
Otherwise, staff can foresee no other outstanding
issues associated with this plat.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat
subject to compliance with the comments noted in
paragraphs D, E and G of this report.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Hank Kelley and Tim Daters were present, representing the
application. Staff gave a brief description of the
preliminary plat. Staff noted several items which need to
be shown on a revised preliminary plat.
Staff noted that a "no access" easement needed to be shown
along the south side of Lot 2, adjacent to Warren Drive.
Warren Drive from this point north was removed from the
3
October 15, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1219
Master Street Plan years ago and the residents in the
Fairfield Subdivision were assured that the street would not
be extended in the future.
The Public Works requirements were briefly reviewed. Tad
Borkowski, of Public Works, pointed out that one-half street
improvements to Dailey Drive would be required along the Lot
1 boundary when the lot is final platted.
After the brief discussion, the issue was forwarded to the
full Commission for final resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were
no objectors to this matter.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
4
October L5, 1998
ITEM NO.: 5.1 FILE NO.: Z -6529-A
Owner: Stephanie D. Kelley, successor
to Wrape Family Charitable
Trust
Applicant: Henry Kelley, Jr.
Location: 6909 Baseline Road
Request: Rezone from R-2 to 0-3.
Purpose: Construction of a new post
office
Size: 4.57± acres
Existing Use: vacant tract and one, single-
family dwelling
SURROUNDING LAND USE AND ZONING
North - Single Family across Baseline Road; zoned R-2
South - Wooded tract and nonconforming warehouse;
zoned R-2
East - Department of Human Services facility; zoned 0-3
West - Undeveloped tract; zoned 0-3 and Mobile Home
Park; zoned R-2
PUBLIC WORKS COMMENTS
1. Baseline Road is listed on the Master Street Plan, as a
principal arterial with 90 feet of right-of-way required.
A dedication of right-of-way to 45 feet from centerline
is required.
2. Dailey Drive is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 feet radial dedication of right-of-way is required
at the corner or Baseline and Dailey Drive.
4. Provide design of street conforming to collector
standards. Construct one-half street improvement to
Dailey Drive including 5 -foot sidewalks with planned
development.
5. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
6. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7. Stormwater detention Ordinance applies to this property.
8. Grading permit will be required on this new development,
if more than one acre is disturbed.
October i5, 1998
ITEM NO.: 5.1 (Cont.) FILE NO.: Z -6529-A
9.AHTD permits are required for work on Baseline right-of-
way.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The Chicot, Cloverdale and Allendale Neighborhood
Associations were notified of the rezoning request.
LAND USE ELEMENT
The site is located in the Geyer Springs West Planning
District. The adopted Plan recommends Office for this site.
The Office designation extends approximately 600 feet south
of Baseline Road, from Gardner Road on the west to the
Southwest Community Park on the east. The 0-3 zoning
request conforms to the adopted Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this 4.57±
acre tract from "R-2" Single Family to "0-3" General Office
District. A single family residence is located on the
western portion of the tract. The eastern portion is
undeveloped and heavily wooded. A new U.S. Postal facility
is proposed for development on the site once it is rezoned.
This item is associated with Dailey Drive Business Addition
Preliminary Plat (5-1219), Item No. 5 on this agenda.
On August 6, 1998, the Planning Commission voted to
recommend approval of 0-3 zoning for the western 2± acres of
this tract. Subsequent to that action but prior to the
Board of Directors acting on the issue, the Postal Service
expressed interest in locating at this point on Baseline
Road. The new facility will replace an existing postal
facility located further east on Baseline. A larger tract
is needed than was previously before the Commission.
Consequently, this application was filed which includes most
of what was previously approved by the Commission but also
adds the adjacent 2.5± acres to the east. The property is
50 feet less in depth than that previously before the
Commission.
Staff believes the 0-3 request to be appropriate. A
smaller, undeveloped, 0-3 zoned tract is located across
Dailey Drive to the west of the site. A nonconforming
mobile home park is south of the 0-3 tract. The 0-3 zoned
2
October 15, 1998
SUBDIVISION
ITEM NO.: 5.1 (Cont.) FILE NO.: Z -6529-A
SWLR Police Substation are located beyond that.
Approximately 600 feet of undeveloped, wooded property is
adjacent to the south. Three single family homes are
located across Baseline Road, to the north.
The Geyer Springs District Land Use Plan recommends office
for this tract and for the properties to the east and west.
The 0-3 request conforms to the adopted Land Use Plan and
with the Cloverdale/Watson Schools Neighborhood Action Plan
which was adopted on March 18, 1997.
STAFF RECOMMENDATION
Staff recommends approval of the 0-3 zoning request.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
The item was placed on the Consent Agenda and approved by a
vote of 8 ayes, 0 noes and 3 absent.
3
October 15, 1998
ITEM NO.: 6 FILE NO.: S-1220
NAME: Boen Plaza Subdivision - Preliminary Plat
LOCATION: Northwest corner of Colonel Glen and Bowman Roads
DEVELOPER: ENGINEER:
Boen Enterprises, LLC. McGetrick and McGetrick Engineers
10,600 Colonel Glenn Road 319 East Markham, Ste. 202
Little Rock, AR 72204 Little Rock, AR 72201
AREA: 25.5 acres NUMBER OF LOTS: 5 FT. NEW STREET: 300
ZONING• C-2/0-3
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant proposes to subdivide 25.5 acres at the
northwest corner of Colonel Glenn and Bowman Roads into five
(5) lots. The lots range in size from 0.54 to 7.61 acres.
Lots 1 and 2 are zoned C-2 with Lots 3-5 being zoned 0-3.
The applicant is proposing to rezone Lots 1 and 2 to PCD
(item 6.1 on this agenda) and a conditional use permit for
an office-showroom/warehouse on Lot 4 (item 6.2 on this
agenda).
The applicant has stated that Lots 1, 2 and 4 will be final
platted first, with the remaining lots being final platted
as dictated by the market.
B. EXISTING CONDITIONS:
The site is undeveloped and partially wooded. It appears
that some of the property, mainly the more level areas, was
mostly cleared of trees some time in the past.
October 15, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1220
The general area has a mixture of uses, including a mobile
home park to the north and a few residential structures on
large tracts to the west. A large office building is
located at the northeast corner of Colonel Glenn and Bowman
Roads. There are a couple of single-family structures to
the south across Colonel Glenn Road, with a convenience food
store and a building supply business located at the
southeast and southwest corners of Colonel Glenn and Lawson
Roads. There is also a large amount of vacant property in
the general area.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. All adjacent property owners were notified of the
proposed preliminary plat.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required. Minimum
horizontal radius at 1,400 feet at centerline for new
right-of-way line will be required.
2. Bowman 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 plus 10 foot additional for
right lane.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Bowman Court is a commercial street which requires
sidewalks on both sides, minor commercial 50 foot right-
of-way, 27 pavement if less than 300 feet is acceptable.
8. Must have 500 foot minimum sight distance for
intersection with Lawson Road.
9. No access from Lot 3 or Lot 5 to Colonel Glenn. Check
sight distance for Bowman Road.
10. Provide turn -around for service drive.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: 5-1220
F.
G.
H.
Southwestern Bell: Utility easements are requested along
some internal and exterior property lines. Contact
utility for details.
Water: An acreage charge of $150 per acre applies in
addition to normal charges. A water main extension and
on site fire protection will be required for service to
some lots.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: Not located on a CATA fixed -route. Site is near
Route #14.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
ANALYSIS•
As a result of the staff and Subdivision Committee reviews,
staff is requiring that the following items be noted on a
revised preliminary plat:
a. Name/address of owner and subdivider.
b. Need 40 foot building lines on Lots 1 and 2.
c. Storm drainage analysis.
d. Preliminary storm drainage plan.
e. Names of owners of all abutting property.
f. zoning of all abutting property.
g. City limits line.
h. Location of PAGIS Monuments.
i. Show cross -access easements for Lots 1 and 2 and Lots 2
and 4.
Lots 1 (1.63 acres) and 2 (7.61 acres) are zoned C-2. The
minimum lot size for C-2 zoned property is 5 acres.
However, Lots 1 and 2 are proposed to be rezoned to PCD
which has no minimum lot size. Therefore, if the PCD is not
approved or is never developed, then Lots 1 and 2 must be
final platted as a single lot or the preliminary plat must
be brought back to the Planning Commission to address the
appropriate variances. Otherwise, staff can foresee no
other outstanding issues associated with this plat.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with paragraphs D, E and G of this report.
3
October 15, 1998
SUBDIVISION
ITEM NO • 6 (Cont.) FILE NO.: S-1220
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the preliminary plat, noting a list
of items which need to be shown on a revised preliminary plat.
Mr. McGetrick noted that Lots 1, 2 and 4 would be final platted
first, with the remaining lots being final platted as they are
sold. The need for cross -access easements between Lots 1 and 2
and Lots 2 and 4 was briefly discussed.
The location of Bowman Court was also briefly discussed. Mr.
McGetrick stated that the cul-de-sac would be located at a point
as to create no sight/distance problems. He stated that whatever
work necessary would be done to eliminate a potential
sight/distance problem.
The remaining Public Works requirements were briefly discussed
with the Committee and applicant. Mr. McGetrick indicated no
problem with these requirements.
After the presentation, the Committee forwarded the preliminary
plat to the full Commission for final action.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
8 ayes, 0 nays and 3 absent.
4
Commission for inclusion
as recommended by staff.
motion passed by a vote of
October 15, 1998
ITEM NO.: 6.1 FILE NO.: Z -4213-A
NAME: Boen Plaza (Lots 1 and 2) - Long -Form PCD
LOCATION: Northwest corner of Colonel Glenn and Bowman Roads
DEVELOPER: ENGINEER:
Boen Enterprises, LLC. McGetrick and McGetrick Engineering
10,600 Colonel Glenn Rd. 319 East Markham St., Ste. 202
Little Rock, AR 72204 Little Rock, AR 72201
AREA: 9.24 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Lot 1 - Convenience store with
gas pumps
Lot 2 - C-3 permitted uses
VARIANCES/WAIVERS REQUESTED:
A waiver of commercial street standards for the service drive
along the north side of the building on Lot 2.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone Lots 1 and 2 of the
proposed Boen Plaza Subdivision from C-2 to PCD. The
applicant proposes to construct a 5,400 square foot
convenience store with gas pumps on Lot 1. Thirty-one (31)
parking spaces are proposed to serve the convenience store
use.
A 68,000 square foot commercial building is proposed for Lot
2, with 270 parking spaces. The applicant proposes C-3
"General Commercial" permitted uses for Lot 2.
The developments on Lots 1 and 2 will share a common drive
from Colonel Glenn Road and a common drive from Bowman Road.
A second drive is proposed from Bowman Road which will
function as a one-way service drive for the commercial
building on Lot 2 and the proposed building on Lot 4 (Item
6.2 on this agenda). This service drive will continue onto
Lot 4 and will extend to the Bowman Court cul-de-sac.
October 15, 1998
SUBDIVISION
ITEM NO.: 6.1 (Cont.) FILE NO.: Z -4213-A
The applicant proposes to locate the building on Lot 2
approximately 150 feet back from the north property line
with a 75 foot buffer strip along this property line. The
applicant proposes to preserve the hillside and mature trees
within this buffer area.
B. EXISTING CONDITIONS:
The site is undeveloped and partially wooded. It appears
that the southern portion of the property was cleared some
time in the past. There are mature trees within the
hillside area along the north property line of Lot 2. See
paragraph B. of item #6 on this agenda for a description of
the surrounding uses.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All property owners within 200 feet of the
property were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
2. Bowman 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, plus 10 -foot additional
right-of-way for turn lane at the arterial intersection
will be required. Additional pavement may be needed due
to location of driveway.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Provide grading plan for Civil Engineering Department
review.
8. Driveway needs to be 90 degrees on Colonel Glenn Road.
9. Service drives shall have two sidewalks between Lots 1
and 2.
10. North service drive shall be minimum 26 feet pavement
with sidewalk on one side. Staff will support a waiver
of commercial street standards.
K
October 15, 1998
SUBDIVISION
ITEM NO.: 6.1 (Cont.) FILE NO.: Z -4213-A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot utility easement is requested
along the west property line and a 7.5 foot utility
easement is requested along the north property line.
Contact utility for details.
Water: An acreage charge of $150 per acre applies in
addition to normal charges. On site fire protection will
be required for service to Lot 2.
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: Not currently located on a CAT route (near Route
#14). Sidewalk access to and from Bowman and Colonel Glenn
is needed (into site).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is located in the Ellis Mountain Planning
District. Currently, the Land Use Plan shows Community
Shopping for this site. The proposed uses as listed are
congruent with Community Shopping. There is not currently a
neighborhood plan in effect for this area.
Landscape Issues:
The proposed on-site street buffer width along Colonel Glenn
Road meets the ordinance requirement when averaged out,
though portions are as much as 22 foot below the full
requirement of 32 feet. The proposed on-site street buffer
width along Bowman Road is 1,308 square feet short of the
minimum requirement of 20 %feet. The full buffer width
required along Bowman Road is 31 feet.
If the existing vegetation along the northern perimeter does
not provide sufficient screening, supplemental screening
will be required.
Because of the grade difference along the northern portion
of the property, it will be necessary to show cross sections
and proposed treatments. At least 60 percent of the
northern 33 feet of the property is required to be left in
its natural state.
3
October 15, 1998
SUBDIVISION
ITEM NO.: 6.1 (Cont.) FILE NO.: Z -4213-A
The City Beautiful Commission recommends saving as many
trees as are feasible. Extra credit toward fulfilling
ordinance requirements can be given when saving trees of six
inch caliper or larger.
If dumpsters are to be used, their locations must be
identified.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist. Mr.
Brown may be reached at 371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
September 30, 1998. The revised site plan appears to
address the concerns raised by staff. The applicant removed
the parking spaces on the north side of the service drive
and has shown the proposed sign locations on the site plan.
The signage must comply with the ordinance standards for
commercial zoning. The applicant also submitted north/south
sections, a site grading plan and details on the proposed
retaining walls. Staff is relatively comfortable with these
plans as submitted.
The applicant is proposing a total of 270 parking spaces for
Lot 2. A total of 271 parking spaces would typically be
required by ordinance for this building if 10,000 square
feet of the building were used as a restaurant(s) with the
remainder of the building being occupied by general retail -
type uses. Therefore, staff is recommending that no more
than 10,000 square feet of the building on Lot 2 be used for
a restaurant(s) or similar food service use.
There are 31 parking spaces proposed for Lot 1. A
convenience store of this size would typically be required
22 parking spaces. There should be no other issues
associated with parking.
The applicant is requesting a waiver of commercial street
standards for the service drive along the north side of the
building on Lot 2. A 36 foot wide street with sidewalks on
both sides would typically be required by ordinance since
the drive extends through to Lot 4 of the subdivision.
However, Public Works has noted that a 26 foot wide street
with a sidewalk on one side would be acceptable and the
applicant has agreed to this reduced standard. Therefore,
Public works supports the waiver of full commercial street
standards.
To staff's knowledge, there are no other outstanding issues
associated with the site plan.
4
October 15, 1998
SUBDIVISION
ITEM NO • 6.1 (Cont.) FILE NO.: Z -4213-A
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD, subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. No more than 10,000 square feet of the building on Lot 2
should be used as a restaurant(s) or similar food
service use.
3. Staff recommends approval of the waiver of commercial
street standards for the service drive along the north
side of the building on Lot 2.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed site plan. Staff stated
that a north/south section was needed as well as details on the
proposed retaining wall and street side building elevations.
This request was made due to the amount of slope within the north
half of the property.
Staff noted that details on signage should be submitted. Staff
also noted that cross -access easements should be shown on the
proposed preliminary plat.
Based on the number of parking spaces shown on the proposed site
plan, staff recommended that a maximum of 10,000 square feet of
the building on Lot 2 be used for a restaurant(s) or similar food
service use.
The Public works and Landscape Comments were briefly reviewed
with the applicant and Committee. Bob Brown, Site Plan Review
Specialist, briefly discussed the required street buffer for
Bowman Road. He also stated that dumpster locations should be
shown on the plan.
After the discussion, the Committee forwarded the issue to the
full Commission for resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
5
October 15, 1998
SUBDIVISION
ITEM NO • 6.1 (Cont.) FILE NO.: Z -4213-A
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
6
October 15, 1998
ITEM NO.: 6.2 FILE NO.: Z -4213-B
NAME: Boen Plaza Lot 4 - Conditional Use
Permit
LOCATION: North side of intersection of
Colonel Glenn and Lawson Roads
OWNER/APPLICANT: Boen Enterprises, LLC.
PROPOSAL: To obtain a conditional use permit
to allow developing an office
showroom/warehouse on this 5 acre
tract zoned 0-3 near the
intersection of Colonel Glenn and
Lawson Road.
ORDINANCE DESIGN STANDARDS:
1.
2.
Site Location:
The property is located on the north
Road near the intersection with Lawso
a larger development which continues
to Bowman Road. This item is located
Subdivision preliminary plat (S-1220)
this agenda.
Compatibility with Neighborhood:
side of Colonel Glenn
n Road. It is part of
to the east all the way
on Lot 4 of Boen Plaza
which is Item No. 6 on
The proposed office showroom/warehouse site is currently
undeveloped and located in an area along Colonel Glenn which
has a mixture of uses and zoning. To the north is
residential R-2 zoning containing a mobile home park. The
area to the west and south is zoned 0-3 General Office, and
to the east is zoned C-2, Shopping Center. Nearby across
Colonel Glenn to the south are residential and commercial
areas which include a convenience store with gas pumps and a
building supply business. The residential areas are single
family houses on large tracts of land. The proposed use
should be compatible with the area. There are no
neighborhood associations in the vicinity of this site.
3. On -Site Drives and Parking:
The proposal includes two entries into the site. One would
be a 20 foot wide service driveway at the northeast corner
coming in from the adjacent development. The other would
enter from the south from a short new road coming off of
Colonel Glenn at the intersection with Lawson Road. The
entire east side of this site would be paved to accommodate
truck loading and unloading from the rear warehouse portion
October 15, 1998
SUBDIVISION
ITEM NO.: 6.2 (Cont.) FILE NO.: Z -4213-B
of the building. The west side would serve as employee and
customer parking.
Based on the uses proposed, 99 parking spaces are required,
and 4 of them must be handicapped spaces meeting ANSI
dimensions. The proposal includes 100 parking spaces.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Because of the grade difference along the northern portion
of the property, it will be necessary to show cross sections
with proposed treatments. At least 60 percent of the
northern 33 feet of the property is required to be left in
its natural state.
The City Beautiful Commission recommends saving as many of
the existing trees as feasible. Extra credit toward
fulfilling ordinance requirements can be given when saving
trees of six inch caliper or larger.
If dumpsters are to be used, their locations must be
identified.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist. Mr.
Brown may be reached at 371-4864.
5. Public Works Comments:
1. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
2. Bowman 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, plus 10 foot addition.
Right-of-way for turn lane at the arterial intersection
will be required.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Provide grading plan for Civil Engineering Department
review.
E
October 15, 1998
SUBDIVISION
ITEM NO.: 6.2 (Cont.) FILE NO • Z -4213-B
6. Utility and Fire Department Comments:
Water: An acreage charge of $150 per acre applies in
addition to normal charges. A water main extension and
on site fire protection will be required for service.
Wastewater: Sewer main extension required with easements to
serve property.
Southwestern Bell: Easements required along edge of
property as follows: 7.5 feet north, 5 feet east and
south.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Need a fire hydrant and a turn around at
north end of parking lot. There must be a fire hydrant
within 100 feet of the fire department connection on the
building.
LATA: This site is not located on a LATA bus route but is
near route #14.
7. Staff Analysis:
The applicant is requesting a conditional use permit for an
office showroom/warehouse on this 5 acre tract of 0-3,
General Office, zoned property. The usage is divided as
follows: Office, 40%; Showroom, 30%; Warehouse, 30%. This
is part of a larger development that extends from this
property east to Bowman Road on property zoned C-2, Shopping
Center district. This area along Colonel Glenn is
developing as commercial and office use. The properties to
the south across Colonel Glenn contain a building
supply/hardware store and a convenience store with gas
pumps. There is residential R-2 zoning to the north, west
and south. Single family houses on large tracts of land lie
to the west and southwest. A mobile home park abuts this
property on the north side.
The building to be constructed meets or exceeds all
ordinance requirements. The nature of the terrain is steep
to the north and will be held in place by a retaining wall.
That will keep this development over 100 feet from the north
property line, and therefore, a good distance from, and
below the grade of the mobile home park to the north. It
also lies at least 200 feet north from the residential
property on the south side of Colonel Glenn.
3
October 15, 1998
SUBDIVISION
ITEM NO.: 6.2 (Cont.) FILE NO.: Z -4213-B
The intended hours of operation are from 7:00 a.m. to 6:00
p.m. Monday through Friday or Saturday. A sign would be
installed according to ordinance standards near the entrance
drive from the south.
Staff believes this is a reasonable use of the property and
will be compatible with development in the area.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions.
1. Compliance with Public Works, Utility and Fire
Department comments.
2. Compliance with the City's Landscape and Buffer
Ordinances and with comments in Screening and Buffer,
item 4 above.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
Staff reviewed with the applicant the comments from Public Works,
Fire Department, Landscaping and Buffers, and Parking. Staff
requested the applicant provide a cross section cut view across
the property showing the cut on the north part of the property
and details for the retaining wall. Some revisions to the site
plan were requested to include fire department, parking comments
and dumpster locations.
There being no further issues, the Committee accepted the
proposal and forwarded it to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Pat MCGetrick was present representing the application. There
were no objectors present. Staff presented the item with a
recommendation for approval subject to compliance with the
conditions listed under staff recommendation.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 8 ayes, 0 nays, and 3 absent.
4
October 15, 1998
ITEM NO.: 7 FILE NO.: Z -2058-D
NAME: Marcie Heien - Revised POD
LOCATION: 2121 Watt Street
DEVELOPER: ENGINEER:
William Ball None
2121 Watt Street
Little Rock, AR 72227
AREA: 0.344 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: POD ALLOWED USES: Office/Showroom/Warehouse
PROPOSED USE: Office/Showroom/Warehouse and
0-3 permitted uses - 70%
building area. 0-3 permitted
and conditional uses - 30%
building area.
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
On June 7, 1994, the Board of Directors passed Ordinance
#16,687 establishing the Marcie Heien Short -Form POD.
The approved site plan included a new two-story building
which would be used for an office/showroom and storage for
an energy consulting, installation and sales business, plus
a residential use which would be a solar -powered
demonstrational living quarters.
The approved site plan included a driveway from "T" Street
into the parking area and two driveways from Watt Street
accessing the storage area within the building.
On June 2, 1998, the Board of Directors passed Ordinance
#17,735 revising the Marcie Heien Short -Form POD. The
revision changed the area approved for residential use to
general office use with additional storage.
The approved revised site plan included an additional
parking area at the rear of the building.
October 15, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -2058-D
A. PROPOSAL/REQUEST:
The applicant is proposing to revise the current POD in
order to change the use mixture within the existing
building. The applicant proposes to utilize 70% of the
building for the existing office/showroom/warehouse
business or 0-3 permitted uses and 30% of the building
for 0-3 permitted and conditional uses. This will
allow some flexibility for tenant changes in the
future.
The existing energy consulting, installation and sales
business will remain within the building. The
applicant is proposing to lease a portion of the
building for a five -chair beauty salon and a portion of
the building for a massage therapy clinic. The beauty
salon and massage therapy clinic are conditional uses
in 0-3 zones.
No changes are proposed to the existing approved site
plan.
B. EXISTING CONDITIONS:
The new building with north and south parking areas has
been constructed on the site. The required landscaping
has also been installed.
The area contains a mixture of commercial and office
uses to the north and east. Miss Selma's School is
located to the west, across Watt Street. Two single-
family residences are located to the south, between the
site and "S" Street. A new screening fence has been
constructed along the south property line.
C. NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site were
notified of the public hearing. Staff has received no
neighborhood comment as of this writing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
A 20 foot radial dedication
at the corner of Watt Street
proof of dedication.
E
of right-of-way is required
and "T" Street or provide
October 15, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -2058-D
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing 8" sewer main located along
south property line. Contact Little Rock
Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: No objection. RPZ backflow prevention is
required prior to the first outlet on the domestic
service for beauty shops.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is in the West Little Rock Planning
District. The property is currently shown as Office on
the Land Use Plan. There is not currently a
neighborhood plan in effect for this area. The change
is in the mix of existing uses does not effect the Land
Use Category.
Landscape Issues:
The plan submitted meets with landscape and buffer
requirements.
G. ANALYSIS•
The applicant is proposing to revise the existing POD
for the property by way of changing the use mixture
within the existing building. The building contains a
total of 5,950 square feet and was previously approved
for office/showroom/warehouse and general office use.
The applicant proposes to use 70% of the building area
for the existing energy consulting, installation and
sales business (office/showroom/warehouse) or other 0-3
permitted uses. The applicant proposes to use the
remaining 30% building floor area for 0-3 permitted and
conditional uses, specifically a 1,200 square foot (5 -
chair) beauty salon and a 440 square foot massage
therapy clinic. These uses are 0-3 conditional uses.
3
October 15, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -2058-D
The site currently contains 16 off-street parking
spaces. The City's Zoning Ordinance would typically
require a minimum of 19 parking spaces when applying
full warehouse standards (6 spaces) to that portion of
the energy consulting business and calculating the
other uses individually. The energy consulting
business (12 parking spaces total required) will not
need that many spaces according to the applicant.
Staff feels that the 16 existing parking spaces should
be adequate to serve the use mixture as proposed.
The proposed use mixture complies with the City's
current Land Use Plan and should allow the applicant
more flexibility in making tenant changes in the
future.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised POD request
subject to the following conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Utility Comments
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
William Ball was present, representing the application.
Staff gave a brief description of the requested revisions
for the existing POD.
The existing number of parking spaces on the site was
reviewed based on the proposed uses of the building. Staff
indicated that the existing parking should be sufficient to
serve the proposed uses.
Public Works Comments were briefly reviewed. The applicant
felt that some of the requirements had already been met.
Tad Borkowski, of Public works, stated that he would double
check the requirements.
After the brief discussion, the Committee forwarded the
issue to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were
no objectors to this matter.
4
October 15, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -2058-D
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
5
October 15, 1998
ITEM NO.: 8 FILE NO.: Z -4770-A
NAME: Fairfield Suites - Short -Form PD -C
LOCATION: North end of Markham Center Drive, adjacent to
Interstate 430
DEVELOPER•
ENGINEER•
Pineapple Mgmt. Services, Inc. Evans -Graves Engineers, Inc.
113 East 23rd Avenue 1 Galleria Blvd., Suite 1216
Covington, LA 70433 Metairie, LA 70001
AREA: 1.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: 0-3 ALLOWED USES:
PROPOSED USE•
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
General office
Hotel
The Planning Commission approved a Land Use Plan Amendment (from
Suburban Office to Commercial) for this property on September 17,
1998. The Land Use Plan Amendment will be heard by the Board of
Directors at its October 20, 1998 meeting.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property from 0-3 to
PD -C to allow for the construction of an 80 room hotel. The
proposed building will be three (3) stories in height with
42,375 square feet of floor area.
The applicant is proposing a single access point from
Markham Center Drive with areas of parking along the east
and south sides of the building. There will be a covered
drive for drop-offs and check-in near the southeast corner
of the building.
The applicant is proposing a total of 84 striped parking
spaces on the site, with room along the circular drive to
park approximately six additional vehicles.
October 15, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z -4770-A
B. EXISTING CONDITIONS:
The proposed hotel site is vacant and has been cleared of
vegetation with site work having been done in the past.
There is a U.S. Post Office facility located immediately
north of the site with a new Comfort Inn hotel located to
the south. There are several office buildings located to
the east and southeast, with single-family residences
further east. Interstate 430 is located immediately west of
the site.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All property owners within 200 feet of the site as
well as the Treasure Hills and Santa Fe Heights Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Markham Center Drive is a commercial street. A
dedication of right-of-way to 30 feet from centerline is
required.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. (Maximum width 40 feet)
4. Redesign parking to allow vehicle movement out of the
western parking spaces.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Capacity Contribution Analysis Required.
Contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla : No Comment.
Southwestern Bell: Easements requested. Contact utility
for details.
Water: An acreage charge of $150/acre may apply. On site
fire protection will be required. RPZ backflow
prevention will be required on domestic service prior to
the first outlet.
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z -4770-A
County Planning: No Comment received.
CATA: No Comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is in the Rodney Parham Planning District and
was the subject of a Land Use Plan Amendment heard by the
Planning Commission on September 17, 1998. At that meeting,
the change from Suburban Office to Commercial was placed on
the consent approval agenda. It will be heard at the
October 20, 1998 Board of Directors meeting. This request
is consistent with the Land Use Plan pending approval of the
Board. There is not currently a neighborhood plan in effect
for this area.
Landscape Issues:
Areas set aside for buffers and landscaping meet and exceed
ordinance requirements. Prior to a construction permit,
detailed landscape plans must be approved by Bob Brown,
Plans Review Specialist. Mr. Brown may be reached at
371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
October 1, 1998. The revised plan addresses the issues
raised by staff and the Subdivision Committee.
The applicant has provided the back -out area for the various
parking spaces. The applicant has also provided details on
the two retaining walls along the west side of property.
The walls will be constructed of keystone block and be
6 to 8 feet in height.
The site plan shows two sign locations, one at the entrance
and one near the northwest corner of the property, adjacent
to I-430. The signs will comply with the Zoning Ordinance
standards for commercial signs.
The typical ordinance parking requirement for this project
would be 88 spaces. The applicant is proposing 84 striped
parking spaces on the site, with room along the circular
drive to park approximately six additional vehicles.
Staff has no problem with the proposed parking arrangement.
To staff's knowledge, there are no other outstanding issues
associated with the proposed site plan.
3
October 15, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z -4770-A
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -C zoning subject to the
following conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Utility Comments
3. Compliance with the Fire Department Comment
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Frank Riggins was present, representing the application. Staff
gave a brief description of the proposed site plan.
Staff noted that the site plan needed to be revised, providing
the appropriate back -out space for 3 or 4 of the parking spaces.
Staff also asked for details on the retaining walls along the
west property line and the proposed signage.
The Public Works requirements were briefly reviewed with the
applicant and Committee.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
4
October 15, 1998
ITEM NO.: 9 FILE NO.: Z -6318-A
NAME: Dairyland - Revised PCD (Lease Parcel #2)
LOCATION: 16,111 Chenal Parkway
DEVELOPER: ENGINEER:
Superior Federal Bank Development Consultants, Inc.
5,000 Rogers Avenue 2200 N. Rodney Parham Rd., Ste. 220
Fort Smith, AR 72903 Little Rock, AR 72212
AREA: 25.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PCD ALLOWED USES: Office/Commercial
PROPOSED USE: Branch Bank
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
On August 19, 1997 the Little Rock Board of Directors passed
Ordinance No. 17,556 approving the Dairyland PCD. The
property at 16,111 Chenal Parkway was approved for a mixed
commercial and office development in the following phases:
Phase I - 76,560 square foot Kroger Store
- 9,000 square foot retail/restaurant
building
- 646 parking spaces
- Lease parcel #1
Phase II - 35,000 square foot retail addition to
Kroger building
Phase III - 90,000 square foot retail addition to
Kroger building
- 306 parking spaces
- Lease parcels #2 and #3
- Street improvements to Kirk Road
Phase I was to be initiated immediately, with Phases II and
III being initiated within a three (3) year period. No
specific site plans were submitted for the three (3) lease
October 15, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -6318-A
parcels, and development of these parcels will require site
plan approval by the Planning Commission as development is
proposed. Phase I of the development is currently under
construction.
A. PROPOSAL/REQUEST:
The applicant is proposing to make one revision in the
overall site plan and is proposing a site plan for
lease parcel #2. The applicant proposes to revise the
overall plan by moving the existing phase line to
include lease parcel #2 and 12 parking spaces and drive
along the south side of lease parcel #2 to Phase 1. No
other changes are proposed for the overall plan.
The applicant is also proposing a site plan for lease
parcel #2. The applicant proposes to construct a 4,200
square foot branch bank facility on this parcel. The
bank building will be located within the south one-half
of the lease parcel with a canopy over six drive-
through teller lanes and an ATM on the north side of
the building. A total of 29 parking spaces is proposed
to serve the branch bank. Ingress/egress will be
gained by utilizing three (3) internal drives. No
direct access to lease parcel #2 will be taken from
Chenal Parkway.
B. EXISTING CONDITIONS:
The site has been cleared with site work having taken
place. Phase I of the project is currently under
construction.
There is undeveloped single-family property located
south and west of the site, with a golf driving range
just further west. A convenience store, plant nursery
and church are among the uses across Chenal Parkway to
the north. One Source building supply is located
across Kanis Road to the east with a few single-family
residences or larger lots located to the southeast
along Kanis Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All property owners within 200 feet of the
site as well as the St. Charles and Parkway Place
Neighborhood Associations were notified of the public
hearing.
2
October i5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -6318-A
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Please note access to Chenal will be closed to turn -in
movements except for right-in/right-out with Phase 3
construction per Planning Commission approval. Median
will be reconstructed closing median cut with Phase 3.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with
easements to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: A development fee based on the size of the
water connection and an acreage charge of $300 per
acre applies in addition to normal charges.
Fire Department: No Comment.
County Plannincr: No Comment received.
CATA: Not currently served by a CAT fixed -route.
Internal site sidewalks are good. There is some
concern over the walking distance through the parking
lots.
F. ISSUES/TECHNICAL/DESIGN:
Planninq Division:
This request is in the Ellis Mountain Planning
District. The property is shown as Mixed Office
Commercial on the Land Use Plan. This area is
currently under review by the Rock Creek Neighborhood
Plan, which will go to the Planning Commission October
29, 1998. The neighborhood plan has not proposed any
changes to the Land Use Plan other than recognizing
existing public institutional uses. The proposed
changes to the PCD are consistent with the MOC Land Use
category.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out.
The dumpster location for the proposed bank should be
located further southwest and away from Chenal Parkway.
3
October i5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -6318-A
Prior to a construction permit, detailed landscape
plans must be approved by Bob Brown, Plans Review
Specialist. Mr. Brown may be reached at 371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
September 30, 1998. The site plan appears to comply
with a the concerns raised by staff. The applicant has
deleted four parking spaces near the northwest corner
of the lease parcel and this area will be converted to
landscaping. The applicant has also increased the
width of the landscape strip along Chenal Parkway.
Berms will be incorporated into the landscaped areas
along Chenal Parkway. The applicant has also moved the
dumpster from the northwest to the southwest corner of
the property.
The applicant has stated that the orientation of the
building needs to stay as originally planned, with the
drive-through element on the north side, to suit their
need for traffic flow and customer service. The
applicant states that visibility and direct access to
the drive-through are important factors for customer
convenience, and that this design and orientation has
worked well in other communities.
With the increased areas of landscaping, including
berms, along Chenal Parkway, staff feels comfortable
with the revised site plan. To staff's knowledge,
there are no other outstanding issues associated with
the proposed site plan.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PCD with the
following conditions:
1. Compliance with the comments as noted in paragraphs
D, E and F of this report.
2. Staff will support no further revisions in the
project phase lines unless there is a renegotiation
of the Kirk Road improvements.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Robert Brown was present, representing the application.
Staff gave a brief description of the revised phase line and
site plan for lease parcel #2. Staff raised several
concerns relating to the proposed site plan. These included
landscaping along Chenal Parkway, dumpster location, drive-
through location and number of parking spaces proposed.
4
October 15, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -6318-A
Staff noted that the number of parking spaces along the west
lease line should be reduced with additional landscaped area
along Chenal Parkway. Staff also noted that the dumpster
should be relocated further south away from Chenal Parkway.
Staff also asked the applicant to consider moving the drive-
through teller windows to the south side of the building.
These various issues were briefly discussed.
Mr. Brown noted that the dumpster would be moved and some of
the parking spaces near Chenal Parkway would be deleted in
order to provide more landscaped areas. He stated that he
would approach the bank officials with the idea of moving
the drive-through window location.
After the brief discussion, the Committee forwarded the
issue to the full Commission for final action.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Robert Brown and Stanley Bailey were present, representing
the application. There were no objectors present. Staff
gave a brief description of the site plan and a
recommendation of approval with conditions.
Robert Brown addressed the Commission in support of the
application. He stated that he had worked with staff and
had revised the site plan based on the concerns of staff.
Commissioner Berry asked about the orientation of the
building and how that was worked out with staff.
Jim Lawson, Director of Planning and Development, stated
that the applicant explained their needs for customer
convenience and the overall concept for the project to
staff. He noted that staff was comfortable with the
proposed plan.
There was a brief discussion regarding access and traffic
issues.
Commissioner Berry expressed concerns regarding the future
use of the property.
Stanley Bailey addressed the Commission in support of the
application. Mr. Bailey reviewed the overall concept for
the proposed project.
There was additional discussion related to the site plan and
pedestrian traffic.
5
October 15, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -6318-A
Commissioner Muse asked if the drive-thru lanes would be
striped.
Mr. Bailey indicated that the lanes would be striped.
A motion was made to approve the application as recommended
by staff. The motion passed by a vote of 8 ayes, 0 nays and
3 absent.
6
October 15, 1998
ITEM NO.: 10 FILE NO.: Z -6300-A
NAME: Little Rock Cardiology Clinic - Zoning Site Plan Review
LOCATION: Southwest corner of Shackleford and Shackleford
West Roads
DEVELOPER:
ENGINEER•
Flake, Tabor & Kelley Development Consultants, Inc.
425 W. Capitol, Ste. 300 2200 N. Rodney Parham Road
Little Rock, AR 72201 Little Rock, AR 72212
AREA: 8.21 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES:
PROPOSED USE:
Commercial
Medical Clinic
VARIANCES/WAIVERS REQUESTED:
A variance for increased building height for the proposed office
building.
BACKGROUND:
The 8.21 acre tract at the southwest corner of Shackleford and
Shackleford West Roads is zoned C-2 which is a site plan review
zoning district. Any development of the property must have a
site plan which is reviewed and approved by the Little Rock
Planning Commission.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a 60,300 square foot
medical office building on the site. The building will have
four floors and a maximum height of 65 feet. The applicant
has requested a variance for building height. The clinic
will house 16 to 20 doctors and the proposed site plan
provides 202 parking spaces.
The proposed development will occupy the west one-half of
the property, with the east one-half of the property being
reserved for a future building site. The applicant has
noted that a monument sign will be constructed near the main
entrance, and any signage will comply with City Ordinance.
October 15, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6300-A
The applicant is proposing two (2) access points from
Shackleford West Road. The main entrance will be near the
center of the 8.21 acre site, with a second drive
approximately 390 feet to the west.
B. EXISTING CONDITIONS:
The 8.21 acre site is undeveloped and heavily wooded. The
site is located in an area which has a mixture of zoning and
uses. The Koger Center office development is located
immediately south of the site, with vacant office and
commercial property to the west and north across Shackleford
West Road. There is another medical clinic which is being
constructed at the northwest corner of Shackleford and
Shackleford West Roads. The property across Shackleford
Road to the east is zoned 0-2/0-3 and contains a hotel, the
Arkansas Heart Hospital as well as vacant property.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All property owners within 200 feet of the site as
well as the Sandpiper, Birchwood and John Barrow
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shackleford Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
2. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
4. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Stormwater detention Ordinance applies to this property.
7. Easements for proposed stormwater detention facilities
are required.
8. Call Traffic Engineer to revise parking layout.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
Arkla: No Comment received.
E
October 15, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6300-A
Southwestern Bell: A 5 foot utility easement is requested
along the west and south property line. Contact utility
for details.
Water: An acreage charge of $150 per acre applies in
addition to normal charges for service. On site fire
protection will be required. RPZ backflow prevention
will be required on domestic service prior to the first
outlet.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: Near CATA Routes #14 and #3. Good drop-off. Are
there sidewalks incorporated in/around the site?
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with and
exceed ordinance requirements when averaged out. However, a
portion of the proposed buffer along Shackleford West Blvd.
Drops 10 feet below the full 20 foot width requirement.
The City Beautiful Commission recommends saving as many
existing trees as possible on this tree -covered tract of
property. This includes saving trees within the street
buffer area.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist.
Mr. Brown may be reached at 371-4864.
G. ANALYSIS:
The building as proposed exceeds all of the minimum setbacks
for C-2 zoning. The applicant is proposing a maximum
building height of 65 feet. The maximum height allowed by
ordinance in C-2 zoning is 45 feet, therefore, the applicant
is requesting a variance. Staff supports the variance
request based on the fact that there is no adjacent
residential use or zoning. The Koger Center office
development abuts this property to the south, with adjacent
office and commercial zoning to the west and north.
The applicant is proposing 202 parking spaces for the
proposed building. The ordinance requires 120 parking
spaces for a medical clinic of this size (6 spaces per
doctor X 20 doctors). The applicant is proposing 1
q
October 15, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6300-A
parking space per 300 square feet of gross floor area, which
is the ordinance requirement for general office use. Staff
has no problem with this proposal.
Staff is relatively comfortable with the proposed site plan,
as it complies with the ordinance requirements, with the
exception of building height. However, Public Works has
some concern relating to the placement of the westernmost
drive from Shackleford West Drive. The Traffic Engineer
would like the drive moved further west, with some minor
revisions in the parking layout. The applicant will meet
with the Traffic Engineer, as noted in the Subdivision
Committee Comments, and attempt to resolve this issue prior
to the public hearing.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to
compliance with the following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. Staff recommends approval of the requested height
variance for the proposed building.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Ron Tabor and Don Evans were present, representing the
application. Staff gave a brief description of the site plan.
Mr. Tabor answered several questions posed by staff. He stated
that 16-20 doctors will occupy the building. Mr. Tabor also
noted that the dumpster would be located in the service area at
the northwest corner of the building.
The Public Works Comments were briefly reviewed with the
applicant and committee. Tad Borkowski, of Public Works, stated
that the Traffic Engineer would like for the westernmost drive to
be moved further west and some of the parking area redesigned.
Mr. Borkowski informed the applicant to meet with the Traffic
Engineer to resolve this issue prior to the public hearing.
The Landscape Comments were reviewed. Mr. Tabor stated that many
of the mature trees on the site would be saved, including along
the street side of the property.
After the presentation, the Committee forwarded the issue to the
full Commission for final action.
4
October 15, 1998
SUBDIVISION
ITEM NO • 10 (Cont.) FILE NO.: Z -6300-A
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Ron Tabor was present, representing the application. There were
no objectors present. Staff gave a brief description of the site
plan and a recommendation of approval with conditions.
Ron Tabor addressed the Commission in support of the application.
Commissioner Berry noted concerns with the number of proposed
parking spaces.
Ron Tabor noted that the proposed clinic will have a large staff
of possibly 70 or more employees. Mr. Tabor also noted that
because of the nature of the clinic (for heart patients), many of
the patients will have more than one vehicle on the site for
family members. Mr. Tabor stated these as reasons for needing
202 parking spaces on the site.
There was a brief discussion relating to the location of the
parking areas in relation to the building and the site's
topography.
Commissioner Muse asked what percentage of the existing trees on
the site would be saved.
Mr. Tabor stated that the site will meet and exceed the City's
landscape ordinance requirements. Mr. Tabor noted that as many
of the existing trees as possible will be saved.
A motion was made to approve the application as recommended
by staff. The motion passed by a vote of 9 ayes, 0 nays and
2 absent.
5
October 15, 1998
ITEM NO.: 11 FILE NO.: Z -2232-B
NAME: Bosley - Conditional Use Permit
LOCATION: 7101 West 12`h Street, Suite 301
OWNER/APPLICANT: Boyce F. Moore/Nancy Bosley
(property manager)
PROPOSAL: To obtain a conditional use permit
at 7101 West 12`h Street to allow
for the use of 770 square feet of
space in the Westpark Executive
Building, which is zoned I-2, to be
used for a massage therapy clinic.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is on the southeast corner of 12th Street and
Westpark Drive. The business would be on the third floor of
the Westpark Executive Building.
2. Compatibility with Neighborhood:
The property is zoned I-2, Light Industrial, and is
surrounded on all sides by I-2 zoning. The actual uses in
the area include offices and restaurant to the east and west,
and a cemetery across 12`h Street to the north. This site is
actually just one suite in a four story office building. The
proposed use should be compatible with the surrounding area.
The Broadmoor, Point O'Woods, and University Park
Neighborhood Associations were notified of the public
hearing.
3. On -Site Drives and Parking:
The property is accessed by single driveways from both 12`h
Street and Westpark Drive. A parking lot surrounds the
building and extends under the building. The first floor of
the building is actually open air parking. Parking
requirements are met.
4. Screening and Buffers: No issues.
5. Public works Comments: No issues.
October 15, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -2232-B
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is near CATA bus route #14.
7. Staff Analysis:
The applicant is requesting a conditional use permit to have
a massage therapy clinic in one suite of the Westpark
Executive Building. The clinic would use 770 square feet on
the third floor. Parking requirements would be met by the
existing tenant parking for this office building.
The entire area is zoned I-2 but actually uses are mostly
offices and other types of clinics nearby. The business
owner intends to operate from 8:00 a.m. to 8:00 p.m. Monday
through Friday.
Staff believes this is a reasonable use of this property and
is compatible with uses in the area.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit as
submitted.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
No one was present to represent the application. Staff gave a
brief description of the proposal. There were no issues so the
Committee accepted the proposal and forwarded it to the full
Commission for final resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Nancy Bosley and Mary Elizabeth Drilling were present
representing the application. There were no objectors present.
Staff presented the item with a recommendation for approval as
2
October 15, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -2232-B
submitted. The item was placed on the Consent Agenda and
approved with a vote of 8 ayes, 0 nays and 3 absent.
3
October 15, 1998
ITEM NO.: 12 FILE NO.: Z -2935-A
NAME: The Field Shop - Conditional use
Permit
LOCATION: 5507 Geyer Springs Road
OWNER/APPLICANT: Horace and Maggie Wilson/Sean Harper
PROPOSAL: To obtain a conditional use permit
on property zoned C-3 at 5507 Geyer
Springs Road to allow for an
electronic repair shop with a
secondary garage building to store
vehicle/trailers on which equipment
is repaired.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the east side of Geyer Springs Road
just north of 56th Street.
2. Compatibility with Neighborhood:
This property is zoned C-3, General Commercial. To the north
is C-3 zoning. Immediately adjacent to the north is vacant
property. To the east, south and west the zoning is R-2,
Single Family Residential. There is a church across Geyer
Springs to the west, and individual homes adjacent to the
south and east.
The proposal states all work would be done inside including
parking and working on equipment in television equipment
trailers or vans. With proper screening from adjacent
residential areas and strict adherence to keeping all work
and storage inside buildings, staff believes this use would
be compatible with the neighborhood.
The Geyer Springs Neighborhood Association was notified of
the public hearing.
3. On -Site Drives and Parking:
This site has one access entrance into the existing parking
lot which contains 11 marked parking spaces. The existing
building generates a requirement for 13 spaces using the
standard of one space per 300 square feet of floor space.
The new "garage" building based on ordinance requirements
would require an additional 21 parking spaces. The overall
space that would be available after the new paved area is
constructed would support that number of spaces. However,
October 15, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -2935-A
the nature of this business will not generate the need for
that many spaces. Actually more open space rather than more
marked parking spaces will be needed to provide access to
the garage building. The current number of spaces will
support the existing building with 6 employees. Five more
spaces should be sufficient to meet parking needs for the
new building. A variance would be required for this reduced
number of total spaces.
4. Screening and Buffers:
A 3 foot wide building landscape strip is required between
the new public parking area and building. A 6 foot high
opaque screen, either a wooden fence or dense evergreen
plantings, are required along the southern and eastern
perimeters of the site.
5. Public Works Comments:
1. Geyer Springs Road is listed on the Master Street Plan
as a minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
6. Utility and Fire Department Comments:
Water: Contact the Water Works if a larger and/or
additional meter(s) will be required.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is on CATA bus routes #17 and #17A.
7. Staff Analysis:
The applicant is requesting a conditional use permit for a
electronic repair shop with a secondary "garage" type
building to store vans and trailers containing
electronic/video equipment. The main building is the shop
containing work benches, testing equipment and parts
storage. The garage will be used for storage of one or two
October 15, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -2935-A
vans/trailers for security purposes and to keep them out of
the weather, as well as a place in which to remove and
install equipment and work on elements like antennas
protruding from the vans and trailers. Besides storage of
the vans, equipment is removed and replaced in those vans
and trailers for repair and maintenance. All work and
storage on the vans will be done inside the "garage"
building. The area is zoned C-3. The primary reason this
is being handled as a C.U.P. is because of the "garage"
building and the type of vehicles being brought there. The
planned operating hours are 8:00 a.m. to 5:00 p.m. Monday
through Friday.
All height and setback requirements for the new building
meet or exceed ordinance requirements. The existing
building is located only five feet from the abutting
residential property to the south. Side yard setback from
residential property is required 15 feet. Therefore, the
existing building has a nonconforming side yard setback.
The other setbacks and height requirements for the existing
building are exceeded. There is only 30 feet of right-of-way
dedication now on Geyer Springs that must be increased to 45
feet before a building permit will be issued.
with proper screening on the south and east sides from the
residential areas, staff feels this would be a reasonable
use of the property.
A variance would be required to allow the reduced number of
parking spaces.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with Public Works Comments.
2. Compliance with the City's Landscape and Buffer
Ordinance and Staff Comments under "Landscaping and
Buffers."
3. Adding five parking spaces when the second building and
new paved area is constructed.
4. No parking, storage, or working on trucks, trailers, or
vans is allowed outside of the garage.
Staff also recommends approval of the variance reducing the
number of required parking spaces on the site to 16 total
when all new work is completed.
3
October 15, 1998
SUBDIVISION
ITEM NO • 12 (Cont.) FILE NO.: Z -2935-A
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat Reed was present, representing the application. Staff
briefly described the proposal.
Public works briefly discussed the issue of street improvements,
and right-of-way dedication.
Staff also briefly reviewed the comments regarding landscaping,
buffers and screening, lighting and parking. It was agreed that
the 11 current spaces would be sufficient for the current
building. when the new building and paved area is added, it
should include five additional parking spaces.
There being no further issues, the Committee accepted the
application and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSIONACTION: (OCTOBER 15, 1998)
Sean Harper was present representing the application. There was
one objector present. Staff presented the item with a
recommendation for approval subject to staff comments and the
conditions listed under "Staff Recommendation." Staff also
supported the request for a variance, reducing the required
number of parking spaces to 16 total after adding five when the
garage is built.
Staff read a letter of objection from Charles Menard. Mr. Menard
spoke in opposition stating that he felt this area should be
maintained as a "neighborhood shopping district." He felt this
business was an industrial type use and should not be allowed in
this area.
Mr. Lawson asked the applicant to clarify exactly what was
involved with this business. Mr. Harper said that he repairs
broadcast electronic equipment and close to 95% of his business
comes into him through UPS or Federal Express and is worked on in
the shop and sent back. He has one customer that expressed an
interest in having a location to park one tractor trailer full of
equipment inside and move it in or out on average once a week.
That is primarily why they wanted to build the garage type
building.
After additional discussion and comments by several
commissioners, Mr. Harper stated he was agreeable to having a
condition with this C.U.P. that allows for only one tractor
trailer to be parked in the garage and none outside. He would
also be allowed a small number of bread or bob trucks coming
4
October 15, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -2935-A
there infrequently but they would also be parked inside the
garage if left at this site for internal equipment maintenance.
Commissioner Hawn commented about the uses permitted by right or
as conditional uses in a C-3 zoned area and asked why this was
even being considered for a conditional use permit. Staff
commented that they chose this route because of the repairs to be
made on the equipment in the trucks, the movement of trucks in
and out, plus inside parking of large trucks. These are uses not
specifically listed as permitted in the ordinance.
A motion was made to approve the application as filed to include
staff comments, reduced parking variance, and the restriction
that only one tractor trailer can be parked in the garage and
none outside. The motion passed by a vote of 8 ayes, 1 nay, and
2 absent.
5
October 15, 1998
ITEM NO.: 13 FILE NO.: Z -4765-A
NAME•
LOCATION:
Storm Development - Conditional Use
Permit
501 Autumn Road
OWNER/APPLICANT: Storm, LLC/Thomas Jefcoat
PROPOSAL: To obtain a conditional use permit
to allow for a hotel and free
standing restaurant on a
multibuilding office development at
501 Autumn Road which is zoned 0-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the east side of Autumn Road north
of Financial Parkway, behind Barnes and Noble Bookstore.
2. Compatibility with Neighborhood:
This property contains 8.1 acres zoned 0-2, Office and
Institutional District. Immediately to the northeast and
east is the Birchwood residential R-2 zoned area which
consists of single family homes. To the south and west are
Planned Commercial Developments, and to the southwest is C-3,
General Commercial zoning. There also exists a 50 foot Open
Space zoned area along the entire east and north edges of the
property which must remain undisturbed. To the northwest is
an 0-2 zoned lot containing a construction office in a
structure that looks like a single family home.
The proposed development of this site is very intense with
three different separate types of facilities and uses,
office, hotel, and restaurant. Staff is of the opinion that
putting all three uses to the degree shown on this site in
such close proximity to the residential area is not a
compatible or wise use of this site.
The Birchwood Neighborhood Association was notified of the
public hearing.
October 15, 1998
SUBDIVISION
ITEM NO • 13 (Cont.) FILE NO.: Z -4765-A
3. On -Site Drives and Parking:
There is one entrance/exit drive into the site approximately
midway along the Autumn Road street frontage with interior
drives and parking areas immediately adjacent to at least
two sides, and sometimes three sides, of each building.
There are 286 required parking spaces for this development
and approximately 310 are provided.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance.requirements.
If dumpsters are to be used, their locations must be shown
and they must be screened on three sides to a height of 8
feet.
It will be necessary to keep the 50 foot wide open space
buffer area along the eastern perimeter in its natural
state, undisturbed. A plan for its protection must be filed
with the building permit request.
Since the property to the east is zoned residential, a 6
foot high opaque screen is required. This screen may be a
wooden fence with its face side directed outward or dense
evergreen plantings. Since the elevation of this property
varies so much, it will be necessary to provide cross
sections showing proposed landscaping treatments or methods.
The City Beautiful Commission recommends saving as many
trees as feasible.
Prior to a construction permit, detailed landscape plans
must be submitted and approved.
5. Public Works Comments:
1. Autumn Road is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct full street improvement to
these streets including 5 -foot sidewalk with planned
development to provide adequate access to this property
including right turn lane as per Sec. 31-210.
3. Raise sag curve and contribute 100% of culvert crossing
to accommodate storm drainage.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) _ FILE NO.: Z -4765-A
.5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. One driveway 40 feet maximum is allowed by Ordinance
30-43.
8. Provide traffic impact study for Traffic Engineering
review.
9. Remove retaining wall from drainage easement.
10. Improve drainage channel from Autumn Road to Birchwood
and make improved connection to existing headwall
constructed south of Birchwood.
11. Grading Plan required with cross section of cuts.
6. Utility and Fire Department Comments:
Water: On site fire protection will be required. RPZ
backflow prevention will be required on domestic service
prior to the first outlet for any three story building.
Wastewater: Sewer main relocation required prior to
construction of this project. No retaining wall
structure may be constructed within existing sewer main
easement. Contact Little Rock Wastewater Utility for
details.
Southwestern Bell: Easements of 10 feet required along the
east and north and 7.5 feet along the south sides of the
property. The City's position is that these easements
should not be in an OS zoned area.
ARKLA: No Comments received.
Entergy: No Comments received.
Fire Department: More fire hydrants are needed, some
drives are too long. Contact Dennis Free at Fire
Department 918-3752.
CATA: This site is on LATA bus route #5.
7. Staff Analysis:
The applicant is requesting a conditional use permit for a
stand-alone restaurant and hotel to be located on this
Autumn Road 0-2 zoned, 8.1 acre site along with three office
buildings. The name of the development is the "Wingate
Center." Currently, the property is densely covered with
trees and is steeply sloped. The grade drops approximately
70 feet from the southeast to the northwest.
This is the last of the open land which formed a U -shape
around the residential area on Springwood Drive. The
3
October 15, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4765-A
general surrounding area is heavily developed with a mixture
of office and commercial uses adjacent to, and partially
surrounding the Birchwood residential area. That inplace
development already includes hotels, restaurants and
offices.
The three office buildings on this site will each be two
story and be located along the east half of the site. the
restaurant will be one story and be located in the northwest
corner, while the three story hotel will take up the
southwest quarter. The developer has stated that the
purpose of the hotel and restaurant is to primarily support
the office buildings and that every effort will be taken to
prevent the site from being an "Audible or visible nuisance
to the neighboring residential developments" and "be
minimally noticeable to the residences once completed." The
planned hours are 8:00 a.m. to 5:00 p.m. Monday through
Friday for the offices, 6:00 a.m. to 10:00 p.m. daily for
the restaurant, and a 24 hour every day hotel desk
operation.
All setback and height ordinance requirements have been
met, as well as the parking requirements. The applicant is
requesting two ground or freestanding signs, one monument
style for the hotel and restaurant, and one for the office
buildings to be mounted on the retaining wall near the
entrance. The sign ordinance does not permit such signs and
some other option should be considered. A variance would be
required for the second ground sign to include mounting it
on the retaining wall. Office zoning limits signs to 64
square feet in size, six feet in height, and one per street
frontage. The ordinance intent is to have one sign per
office complex. Staff does not support a variance for a
second sign, particularly in light of the main purpose of
the hotel and restaurant being to support the offices.
The staff feels that this site development does not meet the
ordinance intended 0-2 zoning primary characteristics of
"low intensity of land usage and a park -like setting."
While the physical land area coverage by buildings is indeed
less than the 40% maximum, the intent of low intensity is
broken by there being three separate stand-alone uses, two
of which are not permitted by right. In addition, the
amount of paved areas in close proximity to the buildings,
and chopped up nature of the site caused by the required
terracing due to the slope, prevent the park -like setting
desired in 0-2 zoning.
Furthermore, staff believes that the intent of 0-2 zoning to
have limited retail and service uses as accessory use to the
principal use is also not being met by this development.
4
October 15, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4765-A
Staff feels that a 100 room hotel and a stand-alone
restaurant exceed the intended limitation.
8. Staff Recommendation:
Staff recommends denial of this conditional use permit
because it is believed that this development does not meet
the primary characteristics for 0-2 zoning of low intensity
of land usage, a park -like setting, and limited retail and
service use as accessories to the principal use.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Thomas Jefcoat and Charles Barnett were present, representing the
application. Staff gave a description of the proposal and showed
the drawings provided by the applicant.
The applicant presented a revised third page to their drawings
and the accompanying cross section drawing to show two views of
the final grade. The Committee asked that the applicant add to
those cross sections the existing contour line.
Most of the staff review comments were covered with particular
emphasis given to Public works, Utilities, Fire Department,
Landscaping and Buffer Comments. A lengthy discussion ensued,
asking and answering several questions. Staff also re-emphasized
that the OS Zone was to remain undisturbed and a plan showing how
that would be accomplished would be required and filed with the
building permit request. Required changes/additions to the site
plan and open questions that needed to be answered were
specified. Submittal deadlines were set. Applicant was asked to
ensure that dumpster pick-ups be limited to daylight hours Monday
through Friday.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Jerry Larkowski, agent for Storm Development; Thomas Jefcoat,
project manager; and Charles Barnett were present representing
the applicant. There were twelve objectors present. Staff
presented the item with a recommendation for denial because it is
believed that this development does not meet the primary
characteristics for 0-2 zoning of low intensity land usage, a
park -like setting, and limited retail and service use as
accessories to the principal use.
5
October 15, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4765-A
Mr. Larkowski explained in detail the proposal and the
considerations made in the design and layout. He also explained
that they did look at impacts on the area and traffic.
Mr. Jefcoat explained in more detail the specific building
placement and terrain design considerations. He then addressed
staff's concerns regarding the park -like setting, drainage
retention, fire protection, traffic, and overall impacts to the
area.
Ruth Bell, League of Women Voters, spoke in opposition
emphasizing that their primary objections were to the hotel and
restaurant and their accompanying 24 hour inclination for
traffic. She feels those two uses are inappropriate for this
site as presently zoned.
Doyle Daniel spoke in opposition making the following points:
There are plenty of restaurants in the area, another is not
needed; that the developer's coordination with, and involvement
of, the neighbors and neighborhood association was very
inadequate.
Mrs. Rosalie Gay Daniel spoke in opposition making the following
points: This is an inappropriate intense use with the hotel and
restaurant; noise, traffic, bright lights and heat reflection
will greatly increase; overall it will be a negative impact on
the neighborhood.
Mr. Bill Ruck, Floyd Boyd, Russ Racop and William Brady all spoke
in opposition emphasizing the negative impacts of an increase in
traffic caused by this high density development, and agreeing
with the other points already made.
Mr. Ken Davis spoke in opposition and passed out copies of a
petition from the people along Springwood Drive who oppose the
hotel and restaurant as inappropriate for this site.
Mrs. Terri Ruck spoke in opposition emphasizing the traffic
increase impacts related to cut -through traffic and that this in
her opinion is a conference center not an office complex.
Commissioners Muse, Rahman and Hawn engaged in some questions to
the applicant and discussion which involved the idea that this
was a good concept, but not at this location. They also
expressed feelings that this development would have a negative
impact on the neighborhood.
Commissioner Berry questioned the ability of the market to
support this added capacity for a use that is already gaining
capacity through construction downtown. He expressed concern
that this will be excess capacity and become vacant.
6
October 15, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z -4765-A
A motion was made to approve the application as applied for. The
motion failed by a vote of 0 ayes, 9 nays and 2 absent.
7
October 15, 1998
ITEM NO.: 14 FILE NO.: Z -5969-A
NAME:
LOCATION•
Graves Litho Service - Conditional
Use Permit
215 East 9th Street
OWNER/APPLICANT: Columbia Club Association/
Raymon Hill
PROPOSAL: To obtain a conditional use permit
to use the high density residential
(HDR) zoned property for a
lithographic services business.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the southwest corner of 9th and
Cumberland Streets.
2. Compatibility with Neighborhood:
This site lies within the Historic District and is zoned High
Density Residential, HDR. The property to the north, east
and south are also zoned HDR. The property to the west,
across the alley is zoned NC, Neighborhood Commercial, and
contains an abandoned detail shop and two parking lots.
Across 9th Street to the north is a two-story apartment
building. Diagonally across 9th to the northeast is a high-
rise residential building, Cumberland Towers. Across
Cumberland Street to the east is a vacant lot. To the
southeast are multifamily residences and offices. To the
south are two-story apartments.
Little change to the exterior of the building is proposed.
Staff believes this business will have minimal impact on the
neighborhood and is compatible with the area.
The Downtown and MacArthur Park Neighborhood Associations
were notified of the public hearing.
3. On -Site Drives and Parking:
This site has two access driveways from Cumberland into the
existing parking lot and also access from the alley on the
west side directly into the parking lot. Adequate space
exists in this parking lot to meet the required 36 parking
spaces.
October 15, 1998
SUBDIVISION
ITEM NO • 14 (Cont.) FILE NO.: Z -5969-A
4. Screening and Buffers:
Since all improvements are existing with minimal exterior
construction, there are no additional requirements for
landscaping and buffers.
5. Public Works Comments:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
2. A 9 X 9 triangular dedication of right-of-way is
required at the intersection of East 9"' and Cumberland
Streets.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
LATA: This site is on LATA bus route V.
7. Staff Analysis:
The applicant is requesting a conditional use permit for a
lithographic service business to be located in the existing
building on this site. The services performed would
include:
(A) Preparing and placing film on layout sheets for
printers.
(B) Scanning four color separations.
(C) Exposing four color proofs.
(D) Creating custom pages for magazines on computers.
(E) Out put film from furnished disk.
(F) A complete electronic desk to publishing.
No new construction is proposed and only minimal changes to
the exterior are proposed. The existing building has
nonconforming setbacks for the front and sides since it is
located very close to the property lines. Height and rear
setback requirements are met. Proposed signs consist of two
2
October 15, 1998
SUBDIVISION
ITEM NO • 14 (Cont.) FILE NO.: Z -5969-A
wall signs which are less than the standard of 10% of the
fagade area. No ground signs were proposed.
The business plans to operate for two shifts, five days a
week from 7:15 a.m. to 4:00 p.m. and 4:30 p.m. to 12
midnight with 17 employees on the first shift and two on the
second.
Staff believes this is a reasonable use of the property.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to conforming with Public Works comments and subject
to obtaining approval from the Little Rock Historic District
Commission.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Raymon Hill was present representing the application. Staff gave
a brief description of the proposal. The applicant clarified the
actual hours of operation and briefly discussed with committee
and staff the required parking requirements.
There being no further issues, the Committee accepted the
application and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Raymon Hill and Jimmy Kid were present representing the
application. There were two objectors present. Staff presented
the item with a recommendation for approval subject to conforming
with Public Works Comments and obtaining approval from the Little
Rock Historic District.
Mr. Kid explained briefly Graves Litho Services efforts to meet
all City requirements and meet with the neighborhood regarding
the proposal. Henry Vogler and William S. Smedley spoke in
opposition based mainly on a disagreement over whether the
building should even be sold. They asked that action be deferred
on this issue until this issue is resolved.
Discussion took place between the commissioners and Mr. Giles
from the City Attorney's Office regarding the legal issues
involved. It was decided that those issues regarding the
legality of the sale are internal to the organization. The
application was properly filed and acted on in accordance with
the ordinance requirements. Therefore, it was agreed action can
be taken on the application as filed without concern over the
3
October 15, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -5969-A
internal issue of the sale of the property since the Commission
is only deciding on the issue of land usage.
A motion was made to approve the application as filed to include
staff's comments and recommendations with the correction to
Public works Comments removing the comment regarding deferral
of dedication of right-of-way. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
4
October 15, 1998
ITEM NO.: 15 FILE NO.: Z -6050-A
NAME•
J & B Tire Company - Revised
Conditional Use Permit
LOCATION: 6301 Murray Street
OWNER/APPLICANT: J. B. VanHook and Atley G. Davis
PROPOSAL: To amend an existing conditional
use permit at 6301 Murray Street,
which is zoned I-2, by extending
the time this use is allowed to
continue at this location and allow
outside storage and limited
operations to occur in a specified
outside area. The extension would
be limited to one year. The
request includes the deferral from
upgrading paving and landscaping of
vehicular use areas.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is on the east side of Murray Street a short
distance north of west 65`h Street, within the 65`h Street
Industrial Park.
2. Compatibility with Neighborhood:
This site is surrounded by I-2, Light Industrial, zoning. To
the east is undeveloped, tree covered land. To the west
across Murray is a vacant lot. To the north, northwest, and
south are industrial type businesses.
The business operation of retreading tires that goes on
inside the building is compatible with the neighborhood. The
outdoor storage of tires and work that also occurs outside,
is not permitted to occur in the open in this zone. If
properly controlled and maintained, it could co -exist in this
area with the surrounding uses, especially on a temporary
basis as is being requested.
There are no neighborhood associations in close proximity to
this site.
3. On -Site Drives and Parking:
There is one access driveway to this property from Murray
Street. Sufficient parking to meet the requirement of one
space per 600 square feet of gross floor space, which
October 15, 1998
SUBDIVISION
ITEM NO • 15 (Cont.) FILE NO.: Z -6050-A
equates to 11 spaces, exists in the front of the building.
There is limited space for maneuvering, loading and
unloading the trailers that transport the tires in and out
of the site.
4. Screening and Buffers:
No additional requirements.
5. Public Works Comments:
1. Stormwater detention Ordinance applies to this property.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is served by CATA bus route #15.
7. Staff Analysis:
The applicant is requesting a revised conditional use permit
to extend and expand an existing C.U.P. The original C.U.P.
was approved October.31, 1995 for this tire recapping
business to operate at this location, but with the
restriction that all activities be kept inside the building
with no outside storage.
The proposed site contains an existing 6,900 square foot
one-story metal and masonry building and existing paved and
gravel parking areas. The applicant proposes to use the
site "as is" with no building or parking lot additions or
upgrades. The applicant makes this request because the
business owner is about to begin the process of constructing
a new building in North Little Rock for the tire recapping
business. The applicant expects this new location to be
ready within the next year at which time J & B Tire Company
will totally vacate this site.
PA
October 15, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6050-A
The business operates from 6:00 a.m. to 5:00 p.m. Monday
through Friday and 8:00 a.m. to noon on Saturday with 16
employees. This summer the business volume exploded
resulting in the nature of the operation getting out of hand
with tires stacked to the top of the fence or higher
completely filling the fenced area behind the building.
That resulted in part of the work occurring in the front
yard and surrounding business parking lots. Staff does not
believe that situation can continue and be compatible with
the neighborhood. The storage and work must be controlled
and kept to the business property and behind the front 50
foot building line.
The applicant is also requesting a continued deferral to
upgrading the paving and landscaping.
8. Staff Recommendation:
Staff recommends approval of the revised conditional use
permit with the following conditions.
1. The C.U.P. will be for J & B Tire Company only, not for
the property.
2. The C.U.P. will be limited to a maximum of one year or
until J & B Tire vacates the property if less than one
year.
3. No storage or operations of any kind will be allowed in
front of the building or in front of the 50 foot
building line.
4. No stored material may extend higher than the existing
chain link fence along or near the fence facing Murray
Street, the tires cannot exceed three (3) feet in
height.
5. The site must be cleared of all signs of this operation
when J & B Tire moves out.
Staff also approves deferral of paving and landscape
upgrades for a maximum of one year.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Jim VanHook and Tommy Hindsman (business owner) were present
representing the application. Staff gave a brief description of
the proposal.
There was a brief discussion of the deferral request. The
conditions for the C.U.P. and the issue of a screening fence
towards the road. The applicant did not want to put up the
screening fence for security reasons. They have had theft
problems and the fence would prevent police patrols from having a
clear view of the area. The Committee accepted that argument and
3
October 15, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6050-A
agreed to not require the screening fence as long as tires are
not stacked any higher than about three (3) feet along the fence
facing Murray Street.
There being no other issues, the Committee accepted the
application and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Jim VanHook and Tommy Hindsman were present representing the
application. There were no objectors present. Staff presented
the item with a recommendation for approval subject to the
conditions listed under "Staff Recommendation."
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 8 ayes, 0 nays and 3 absent.
4
October 15, 1998
ITEM NO.: 16 FILE NO.: Z -6409-H
NAME: Jody Dixon - Revised Conditional
Use Permit
LOCATION: 1007 West 7th Street
OWNER/APPLICANT: Dennis Morgan/Jody Dixon
PROPOSAL: To amend an existing conditional
use permit at 1007 West 7th Street
which is zoned I-2, to allow a two -
chair beauty salon to operate in
the rear of the previously
permitted gift shop.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the south side of West 7th Street,
just west of Chester Street, across 7th Street from the
Central Fire Station.
2. Compatibility with Neighborhood:
This site is located in an area of mixed commercial, office,
and industrial uses, in and surrounded by I-2, Light
Industrial zoning. The proposed two -chair hair salon should
be compatible with the uses in the area.
The Downtown Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
Access to the site can be gained by using an existing
driveway from 7th Street on the west side of the property,
located actually on the neighboring property.
The existing site contains no established off-street
parking. The owner has leased 21 parking spaces to use for
the other retail and office use. That number of spaces was
determined based on one space per 300 square feet and will
satisfy the requirements for both these uses since both
would operate within the same square footage previously
being used by the gift shop. Using the different square
footage factor used to determine required parking for this
type business, which is one space per 200 square feet, the
21 spaces will still meet both needs.
October 15, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -6409-B
4. Screening and Buffers: No requirements.
5. Public Works Comments:
Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
6. Utility and Fire Department Comments:
Water: An RPZ backflow preventer will be required on the
domestic water service prior to the first outlet.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is served by several LATA bus routes.
7. Staff Analysis:
A conditional use permit was approved on October 30, 1997
for a gift shop in the two-story portion of this building
located on this I-2 zoned property. The one story portion
of the building was approved for occupancy as an office and
tattoo business through a C.U.P. granted June 11, 1998. The
owner now proposes to utilize approximately 230 square feet
in the rear of the gift shop area as a two chair hair salon.
Parking is all off-site leased on a lot at NE corner of 7`h
and Chester Streets. The owner had leased from Vino's 21
spaces for the uses in the original C.U.P. These will meet
the requirements for this business also, but for this
business a variance will be required since all the parking
is off-site parking and the ordinance limits off-site
parking to 25% of the total spaces. Many buildings in this
area including this one were built many years ago with
0 feet setback, and therefore, with no room for on-site
parking.
The hours of operation will be from 9:00 a.m. to 9:00 p.m.
Monday through Saturday with two employees.
The proposed hair salon should be compatible with other uses
in the area given the mixture of nonresidential uses that
currently exist.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -6409-B
8. Staff Recommendation:
Staff recommends approval of the revised conditional use
permit subject to compliance with Public Works and Water
Utility Comments.
Staff also recommends approval of the variance request for
100% off-site parking.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Jody Dixon was present representing the application. Staff gave
a description of the proposal, site history, and how parking
would be provided.
Staff explained that Mr. Dixon would need to submit a letter
requesting a variance to allow 100% off-site parking.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Jody Dixon was present representing the application. There were
no objectors present. Staff presented the item with a
recommendation for approval subject to compliance with Public
Works and Water Utility Comments. Staff also recommended
approval of the variance request for 100% off-site parking.
The item was placed on the Consent Agenda to include the variance
for off-site parking and approved as recommended by staff. The
vote was 8 ayes, 0 nays, and 3 absent.
3
October 15, 1998
ITEM NO.: 17
NAME•
LOCATION:
OWNER/APPLICANT•
FILE NO.: Z -6470-A
Odom's Sausage - Revised
Conditional Use Permit
4701 Asher Avenue
Odom's Tennessee Pride/George
Bachnivsky
PROPOSAL: To amend an existing conditional
use permit for this I -2/I-3 zoned
property at 4701 Asher Avenue to
allow for an 8,000 square foot
addition to the rear of the
building and to increase the
existing east side parking lot.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the south side of Asher Avenue just
east of the Quality Foods and Western Foods facilities.
2. Compatibility with Neighborhood:
This site is on property zoned I-2 and I-3, surrounded by I-2
zoning on the north, west and south, and I-3 to the east.
Western and Quality Food distributors lie to the west, and
the property to the north, south and east is vacant wooded
land. The property is at the end of a private road branching
off the south side of the 4700 block of Asher Avenue, near
the intersection with Madison Street. This addition should
have no adverse affect on the neighborhood.
The Midway and Curran -Conway Neighborhood Associations were
notified of the public hearing.
3. On -Site Drives and Parking:
There is a single private access driveway from Asher Avenue
to the property. No changes to that driveway are proposed.
An additional 45 parking spaces are being added to the east
side of the existing parking. That will bring the total
spaces to 188 and exceed the new required number of 165
spaces.
4. Landscaping and Buffers:
The Landscape Ordinance requires that six percent (1,044
square feet) of the proposed new paved area be landscaped
with interior landscaping.
October 15, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z -6470-A
5. Public Works Comments:
1. Dedicate regulatory floodway to the City.
2. Stormwater detention Ordinance applies to this property.
6. Utility and Fire Department Comments:
Water: Submit plans to the Water Works for the revisions
to the fire protection system.
wastewater: Building addition to be no closer than 15 feet
from existing sewer outfall. Any damage to the Utility's
existing sewer main during construction will be the sole
responsibility of the developer and his contractor. All
repairs and/or cleanup required due to damages during
construction will be made at Developer's expense.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is located on CATA bus route #14.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
enlarge this existing meat processing plant by 8,000 square
feet added to the rear of the building. This site is zoned
I-2 and I-3, Light and Heavy Industrial, and contains a
large 91,302 square foot meat processing plant which has
been there in some form for at least 30 years.
On April 30, 1998 a conditional use permit was approved to
add 10,402 square feet to the northwest corner of the
building for primarily freezer and frozen shipping dock
space. No parking was added at that time. In fact that
C.U.P. included a variance to allow the applicant to have
four parking spaces less than required. The latest proposal
includes expanding the parking to an amount that will exceed
the overall new total required by 23 spaces.
The purpose for this addition is to upgrade the processing
equipment and enable the plant to maintain sanitary
requirements which have been stiffened by federal
requirements.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z -6470-A
The location of the addition exceeds the setbacks of 50 foot
front, 25 foot rear, 15 foot sides, and is less than the
height maximum of 45 feet. The applicant anticipates adding
up to 50 additional employees making a total of 350. The
applicant is adding to the parking which will raise the
number of available spaces to 188. That will exceed the
requirement of 165 spaces for the whole plant by 23 spaces.
The hours of operation will continue to be 6:00 a.m. to
midnight for production and 10:00 p.m. to 6:00 a.m. for
maintenance.
The plant is not readily visible from Asher Avenue. The
increase in size and manpower should have minimal impact on
the area because of the shift times and because the increase
in manpower is spread over three shifts.
8. Staff Recommendation:
Staff recommends approval of the revised conditional use
permit subject to compliance with Public Works, Utility, and
Landscape Comments.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
George Bachnivsky and Pete Pezza were present representing the
application. Staff gave a description of the proposal.
The floodway comment, landscaping issues in conjunction with the
parking lot, building height for the addition, and the intended
lighting were the issues reviewed and discussed.
The applicants reviewed their plans regarding construction in and
near to the area of the sewer easement.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
George Bachnivsky and Pete Pezza were present representing the
application. There were no objectors present. Staff presented
the item with a recommendation for approval subject to compliance
with Public Works, Utility and Landscape Comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 8 ayes, 0 nays and 3 absent.
3
October 15, 1998
ITEM NO.: 18
FILE NO.: Z-6561
NAME: King Accessory Dwelling -
Conditional Use Permit
LOCATION: 11811 Heinke Road
OWNER/APPLICANT: Brooksey G. and Vilma King
PROPOSAL: To obtain a conditional use permit
at 11811 Heinke Road to install a
single -wide manufactured home as an
accessory dwelling at the rear of
this R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This .69 acre site is located on the east side of Heinke
Road, a short distance north of Johnson Road.
2. Compatibility with Neighborhood:
This site and the surrounding area is all zoned R-2, Single
Family Residential. The area consists of large tracts of
land with single family homes, a few of which are
manufactured homes. There is one rental single -wide
manufactured home on the lot to the north, and three rental
single -wide manufactured homes on the lot to the south.
Across the street and to the east is undeveloped, tree
covered land. The proposed use is compatible with the
neighborhood.
Norman Floyd was notified of the public hearing. There is no
formal neighborhood association in this area.
3. On -Site Drives and Parking:
There is a single driveway along the north side of the
property which provides access to a garage. This could be
easily extended to or near the location of the proposed
single -wide manufactured home. Adequate parking would then
be available.
4. Screening and Buffers: No requirements.
5. Public Works Comments: No issues.
6. Utility and Fire Department Comments:
Water: A water main extension will be required if property
is not divided to allow for each parcel to have frontage
October 15, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6561
to the existing water main. This property will have to
be a single parcel in order for service to the rear
dwelling.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is not on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit for a
1980 single -wide manufactured home to be located on this .69
acre site as an accessory dwelling for their son to live in
so he can more readily care for his parents and this
property.
Currently on the front 2/3 of this property, there is an
existing single -wide manufactured home and metal shed with
an attached awning covering a vehicle parking space, plus a
concrete block two -car garage. The added dwelling would be
located on the rear 1/3 of the property.
The location of the accessory dwelling manufactured home
would meet all setback requirements. Since there are
single -wide manufactured homes on the properties on both
sides of this site, staff believes this use would be
compatible with the neighborhood. The size of the added
accessory single -wide manufactured home is 14 X 60 feet or
840 square feet. That exceeds the maximum allowed for an
accessory dwelling of 700 square feet. Therefore, a
variance would be required to allow the size. The applicant
has requested that variance. Staff believes this accessory
dwelling will not cause a crowded condition on this
property.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
1. Conforming to ordinance siting standards for
manufactured homes, Section 36-254(d)(5), which are as
follows:
2
October 15, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6561
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with
the neighborhood.
e. Orientation compatible with placement of adjacent
structures.
f. Underpinning with permanent materials.
g. Off-street parking per single-family dwelling
standard.
2. Meeting requirements of Water Works so they can connect
water to the accessory dwelling.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Mr. and Mrs. King and Troy Laha were present representing the
application. Staff gave a brief description of the proposal.
The issue of this site being considered as one lot along with
Water Works concerns, and the need for a variance for the size of
the manufactured home were reviewed.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Mr. and Mrs. King were present representing the application.
There were no objectors present. Staff presented the item with a
recommendation for approval subject to compliance with the
conditions listed under "Staff Recommendation." Staff also
recommended approval of the variance to allow for an 840 square
foot structure which exceeds the maximum 700 square footage for
an accessory dwelling.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 7 ayes, 0 nays, 3 absent and
1 abstention (Pam Adcock).
3
October 15, 1998
ITEM NO.: 19 FILE NO.: Z-6562
NAME: Fleharty Manufactured Home -
Conditional Use Permit
LOCATION: California Lane east of Vimy Ridge
Road north of County Line Road
OWNER/APPLICANT: Michael R. Fleharty
PROPOSAL: To obtain a conditional use permit
on California Lane on this R-2
zoned property to allow for a
multisectional manufactured home.
ORDINANCE DESIGN STANDARDS:
1.
2.
3.
Site Location:
This 5.4 acre site is located on the
side of California Lane, just north
little east of Vimy Ridge Road.
Compatibility with Neighborhood:
first tract on the west
of County Line Road, a
The site and the surrounding area is all zoned R-2, Single
Family Residential. California Lane contains large 5 acre
tracts of rural residential land. The two tracts on the east
side both contain single family homes. Just to the west of
this site is Irish Spring Estates, a small subdivision of
single family homes. This site would not normally be readily
visible to this subdivision. Once installed as required in
the ordinance this multisectional manufactured home should be
compatible with the neighborhood.
Norman Floyd was notified of the public hearing.
formal neighborhood association in this area.
On -Site Drives and Parking:
There is no
There are two access points into this site from California
Lane. One towards the rear serves an existing metal shed
that will remain, but the area will be cleaned up. The
other would serve this new home site. More than adequate
parking would be available.
4. Screenina and Buffers: No requirements.
5. Public Works Comments: No issues.
October 15, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-6562
6. Utility and Fire Department Comments:
Water: A water main extension will be required to connect
to city water.
Wastewater: A sewer main extension will be required with
easements to connect to city sewer.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is not on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
place a multisectional single story, 1998 manufactured log
home on this 5.4 acre tract of land. The size of the home
would be 41 feet by 64 feet. It would also have a 24 feet
by 10 feet covered front porch and a 34 feet by 14 feet
covered rear porch/deck. A 24 feet by 20 feet covered
carport will be built at the rear of the log home and
connected to the deck/porch with a covered breezeway. All
setback requirements are exceeded and there are not any site
plan issues.
This property currently contains a small pond in the front
and a metal storage shed in the rear. Both will remain with
the new home being placed in between the two near the back
side of the pond. This proposal will not create any
crowding on this property.
The proposed use would be compatible with adjoining
properties and the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to conforming to City Ordinance Siting Standards for
manufactured homes in Section 36-254(d)(5). Minimum
standards are as follows:
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b. Removal of all transport elements.
c. Permanent foundation.
E
October 15, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-6562
d. Exterior wall finished so as to be compatible with
the neighborhood.
e. Orientation compatible with placement of adjacent
structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling
standard.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Michael Fleharty was present representing the application. Staff
briefly described the proposal. There were no issues to discuss
or in question. The Committee accepted the proposal and
forwarded the item to the full Commission for resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Michael Fleharty was present representing his application. No
objectors were present. Staff presented the item with a
recommendation for approval subject to the conditions listed
under "Staff Recommendation."
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 7 ayes, 1 nays and 3 absent.
3
October 15, 1998
ITEM NO.: 20 FILE NO.: Z-6568
NAME•
Denton Manufactured Home -
Conditional Use Permit
LOCATION: 9205 Susie Lane
OWNER/APPLICANT: Madeline Denton
PROPOSAL: To obtain a conditional use permit
for a multisectional manufactured
home at 9205 Susie Lane on property
zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located at the end of Susie Lane on the south
side. Susie Lane intersects with Highway 5 a short distance
south of the intersection of Colonel Glenn Road and Highway
5.
2. Compatibility with Neighborhood:
This property and the surrounding area are zoned R-2, Single
Family Residential. Properties to the east and south are
undeveloped woodland. To the west is an existing
manufactured home. Across the street to the northwest is a
metal storage building, but no house.
This multisectional manufactured home, when installed in
accordance with the ordinance requirements, should be
compatible with the neighborhood.
The Westwood Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
The proposal includes a single 17 foot wide driveway from
Susie Lane at the northeast corner of the property providing
access to a 20 foot wide carport. That will meet ordinance
requirements for access to the property once the road is
extended in front of the lot, and provide required parking.
4. Screening and Buffers: No requirements.
5. Public Works Comments:
1. Dedicate additional 5 feet of right-of-way on Susie
Lane.
October 15, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6568
2. City of Little Rock Ordinance requiring minimum 20 foot
access to any public lot per section 31-202(c) and
requires a temporary turn -a -round also at the end of the
street.
6. Utility and Fire Department Comments:
Water: No objection. A water main extension will be
required.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is not on a CATA bus route but it is close
to route #14.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
place a multisectional single story manufactured home on
this site. All setback requirements are met or exceeded.
There are not any site plan issues.
The site is 75 feet wide by 192 feet deep. It is at the end
of a residential street. Next door on the lot to the west
is another multisectional manufactured home. To the east
and south is vacant, tree -covered residential property.
Across the street there is a storage shed on a lot without a
house, but it too is residential property. This
manufactured home would be 28 feet by 64 feet, or about
1,700 total square feet.
Once this home is sited according to ordinance requirements,
the proposed use would be compatible with the neighborhood
and its residential nature.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to conforming to City Ordinance Siting Standards for
manufactured homes in Section 36-254(d)(5), and Public Works
Comments. Siting standards are as follows:
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
2
October 15, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6568
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with
the neighborhood.
e. Orientation compatible with placement of adjacent
structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling
standard.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Madeline Denton was present representing the application. Staff
briefly described the proposal.
The applicant was asked to produce documentation showing
dedicated road right-of-way on Susie Lane. Their survey showed a
street easement, but not dedication.
There being no other issues, the Committee accepted the proposal
and forwarded the item to the full Commission for resolution.
STAFF UPDATE:
The applicant has produced documentation to substantiate that a
40 foot wide road dedication does exist in front of their lot.
No additional right-of-way is required. However, the applicant
will have to work out the details of the who, how and when the
road will be paved before a building permit can be granted
because paved access to the property is a ordinance condition of
the approval.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Madeline Denton was present representing her application. There
were three objectors and one supporter present. Staff presented
the item with a recommendation for approval subject to conditions
listed in the staff recommendation.
Mrs. Denton explained why she wanted to locate a manufactured
home at this site.
Mr. Bruce Wilson spoke in favor of the proposal for his mother
who was physically unable to attend, but she is a resident on
Susie Lane. He stated that Mrs. Wilson had no objections to this
proposal and wished to refute the claim made by Mr. Jenkins in a
letter he wrote to the Commission in which he stated Mrs. Wilson
.K7
October 15, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6568
was opposed to this manufactured home. She is not objecting and
sees no problem with it.
Mr. Mike Kumpuris, president of Westwood Neighborhood
Association, spoke in opposition. He stated that based on a poll
he took of the property owners adjacent to this property, those
property owners were opposed because they were concerned this
manufactured home would decrease the value of their property and
homes; and therefore, don't want it located there. He added that
the neighborhood association was looking at restricting
manufactured homes in their area. He also stated that these
property owners had not received notice of this proposal.
However, staff had copies of certified mail receipts showing
notification of this public hearing to consider this conditional
use permit was sent on September 9, 1998 to the property owners
on record within 200 feet of this site.
Mr. Jeff Jenkins, property owner immediately adjacent to the
west, spoke in opposition. His main point was that the quality
of the home intended to be placed on Mrs. Denton's property, due
to lot size and the type of home intended to be installed, could
not be made comparable to his 1986 home or some of the others in
the neighborhoods in the area.
Commissioner Putnam asked Mr. Jenkins about the cost of his home
and about the nature of the metal storage building he built
across the street from his home. Mr. Jenkins responded that the
"stick built" home he was going to build originally would have
started at $125,000.00. Regarding the metal building, Mr.
Jenkins said it was for storage and had been approved.
Commissioner Muse asked the applicant if the sections of her home
would come with transport elements on them or if they would come
in on flat bed trailers. She said they would have transport
elements on them, but that would all be removed when the units
were placed on a permanent foundation.
Commissioner Hawn asked Mr. Jenkins for an explanation regarding
the difference between his statement regarding Mrs. Wilson's view
on this proposal and her son's statement of her views. Mr.
Jenkins responded that Mrs. Wilson originally indicated to him
that she would be opposed and that Mr. Jenkins could use her name
in the letter he sent to the Commission. He said he was not
aware she had changed her mind. He apologized if he took her
statements out of context, but that was his understanding of her
position.
Mr. Lawson spoke in response to some of the statements made by
Mr. Kumpuris. Mr. Lawson said that staff would never be a part
of a neighborhood land use plan that prohibited manufactured
homes because the homes do meet the city code for single family
homes.
4
October 15, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6568
A motion was made to approve the application as submitted -to
include staff comments and recommendations. The vote was 7 ayes,
2 nays, and 2 absent.
5
October 15, 1998
ITEM NO.: 21 FILE NO.: Z-6569
NAME:
LOCATION•
Art Outfitters - Conditional Use
Permit
900 West 7th Street
OWNER/APPLICANT: Southern Investments,
Philip McColey/Kerry Kemp
PROPOSAL: To obtain a conditional use permit
for retail sales of art supplies on
I-2 zoned property at 900 West 7th
Street.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
Northwest corner of West 7`h and Izard Streets.
2. Compatibility with Neighborhood:
The proposed site and surrounding area are zoned I-2, Light
Industrial. Several commercial businesses surround this
site. "Spectrum Graphics" is across Izard to the east,
"Southern Reprographics" is across 7th to the south, parking
lots lie to the west and southeast. The proposed use is
compatible with the neighborhood..
The Downtown Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
There is an existing parking area around the north and west
sides of the buildings. That area can support 29 parking
spaces. There is a driveway into this parking area from
both Izard and 7th Street.
Based on the stated square footage for the building of
9,893, and a required figure of one space per 300 square
feet, the site requires 32 parking spaces. The applicant
has submitted a request for a variance for reduced number of
on site parking spaces from 32 to 29.
4. Landscaping and Buffers:
Existing on site trees along the western perimeter should be
preserved.
October 15, 1998
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-6569
5. Public Works Comments:
1. Revise parking spaces per Traffic Engineering layout.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is on CATA bus routes #5 and #11.
7. Staff Analysis:
The applicant is requesting a conditional use permit for
retail sales of art supplies on this I-2 zoned property in
an existing vacant building. The site is surrounded by
commercial businesses and parking lots. The existing
building has nonconforming setbacks on the east and south
sides. In fact the building is located in the street right-
of-way on the east side by 1.3 feet, and is right on the
property line to the south. North and west setbacks are
met, and so are the height requirements. Since no outside
construction or addition is planned, the existing
nonconforming setback can remain. The planned hours of
operation are 9:00 a.m. to 6:00 p.m. Monday through Saturday
with six employees. Staff believes this is a reasonable use
of this property and would be compatible with the
neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the revised parking layout, and
Public Works and Landscaping Comments.
E
October 15, 1998
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-6569
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Kerry Kemp was present, representing the applicant. She will be
the business owner. Staff gave a brief description of the
proposal.
The Landscaping and Parking Comments were briefly discussed. A
revised parking lot layout was worked out with staff. The
applicant was instructed regarding a variance request for reduced
number of on-site parking spaces.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Kerry Kemp was present representing the applicant. There were no
objectors present. Staff presented the item with a
recommendation for approval subject to conditions listed under
"Staff Recommendation." Staff also recommends approval of the
requested variance for reduced parking from 32 to 29 spaces.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 8 ayes, 0 nays, and 3 absent.
3
October 15, 1998
ITEM NO.: 22
NAME•
LOCATION•
FILE NO.: Z-6570
American Taekwondo Association -
Conditional Use Permit
6210 Baseline Road
OWNER/APPLICANT: Haeng U. Lee
PROPOSAL: To obtain a conditional use permit
for an office showroom/warehouse at
6210 Baseline Road on 0-3 zoned
property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the north side of Baseline Road, just
west of Geyer Springs Road.
2. Compatibility with Neighborhood:
This site has a mix of 0-3, General Office, and C-3 General
Commercial, zoning. Most of the new building is located on
the 0-3 part of the property. The surrounding area has a
mixture of residential and commercial uses. To the east and
southeast is C-3 zoning while to the north and west is R-2
and C-1 zoning. There are single family homes to the west
of where the addition would be. Behind this site is vacant
R-2 land. A post office is located to the southeast.
Immediately to the west of the existing building is a beauty
salon and dentist office. There is a church to the south
across Baseline.
Staff believes this use is compatible with most of the area
and with proper screening and control of loading dock hours,
the impact on the residential area will be minimal.
The Cloverdale Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
The site currently has two driveways from the front parking
lot onto Baseline. After the addition, there will be only
one access point onto Baseline and less parking along
Baseline.
Parking will be added by the new addition resulting in
providing 83 spaces compared to a required 75 spaces. The
requirement is based on one space per 400 square feet in
October 15, 1998
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6570
general with a sliding scale for the square footage above
10,000 and credit given for warehouse area.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A 6 foot high opaque screen, either a wood fence, or dense
evergreen plantings will be required along the northern and
western perimeters of the site.
5. Public Works Comments:
1. Relocate drainage and utility easement shown under the
proposed pew building.
2. Baseline Road is listed on the Master Street Plan as a
principal arterial, with reduced standards dedication of
right-of-way to 45 feet from centerline will be
required. Currently, it is only 38.5 feet.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
4. Contact ADPCE for clearance of soils prior to
dedication.
6. Utility and Fire Department Comments:
Water: On site fire protection will be required. Contact
the Water Works if a larger and/or additional meter(s) is
required. This property appears to be subdivided as
Anderson's Subdivision. Recombination would be required
to extend water service to rear area.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Fire hydrant shown on the revised site
plan in the vicinity of the new building is essential.
When a building has a fire sprinkler system, the hydrant
must be within 100 feet of the fire department building
connection.
CATA: This site is on CATA bus routes #15, 17, 17A.
E
October 15, 1998
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6570
7. Staff Analysis:
The applicant has requested a conditional use permit for an
office showroom/warehouse on this 0-3, General Office, zoned
property. The anticipated hours of operation are 8:00 a.m.
to 5:00 p.m. Monday through Friday. The addition meets all
setback and height requirements for both 0-3 and C-3 zones.
However, the small pavilion building is shown as being
located across a platted building line. Also, there is a
utility/drainage easement shown which would be under the new
addition. The applicant plans to replat these lots to
eliminate both these situations. Accomplishing that replat
will be a condition of an approved C.U.P.
Staff believes this is a reasonable use of this property,
and with proper screening from the residential area to the
north and west, it should have minimal impact on the
neighborhood. The modified parking lot access is an
improvement.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
1. Compliance with the Screening and Buffer Comments
regarding an opaque screen,
2. Compliance with Public Works Comments,
3. Compliance with Utility and Fire Department Comments,
4. Property must be replatted to remove the circular
utility/drainage easement and change the building line
on Lot 3 in the vicinity of the small pavilion.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
A representative from Canino Peckham was present representing the
applicant. Staff gave a brief description of the proposal.
Public Works, Utility and Fire Department, and Landscaping and
Buffer Comments were reviewed.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Greg Peckham was presented representing the applicant. There
were no objectors present. Staff presented the item with a
3
October 15, 1998
SUBDIVISION
ITEM NO • 22 (Cont.) FILE NO.: Z-6570
recommendation for approval subject to the conditions listed
under "Staff Recommendation."
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 8 ayes, 0 nays, and 3 absent.
4
October 15, 1998
ITEM NO.: 23
NAME:
LOCATION:
OWNER/APPLICANT•
FILE NO.: Z-6571
Golf Learning Center - Conditional
Use Permit
5207 Western Hills Avenue
City of Little Rock
Dept. of Parks and Recreation/
Mark Webre
PROPOSAL: To obtain a conditional use permit
for phased development of a golf
learning center at 5207 Western
Hills Avenue on property with a
mixture of zoning ranging from R-2,
MF -6 and MF -12 to C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the east side of Western Hills
Avenue, just south of Asher Avenue.
2. Compatibility with Neighborhood:
This site lies in an area of mixed zoning ranging from Single
Family R-2, to Multifamily MF -12, to Commercial C-3. It is
bounded by R-2 to the north, west and south, and I-2, C-3,
and C-4 to the east. It was previously known as the Rock
Creek Golf Course and has been a golf course for many years.
Staff believes the golf course would continue to be
compatible with the neighborhood.
The Westwood Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
The site has one main entrance from Western Hills Avenue at
the northwest corner of the property. A 250 space parking
lot would be located along that entrance road, a short
distance interior to the site, which should adequately serve
the use.
4. Screening and Buffers:
Areas not currently screened along the northern perimeter of
the site adjacent to residential use should be screened
either with a 6 foot high opaque wooden fence with its face
side directed outward or dense evergreen plantings.
October 15, 1998
SUBDIVISION
ITEM NO • 23 (Cont.) FILE NO.: Z-6571
5. Public Works Comments:
1. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
street including 5 -foot sidewalk with planned
development.
2. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3. Stormwater detention Ordinance applies to this property.
4. Easements for proposed stormwater detention facilities
are required.
5. Provide sidewalk on Melba Drive.
6. Dedicate drainage easement.
7. Future entrance road shall be built to collector street
standards with sidewalk and should connect two streets
shown to north.
8. Corp and FEMA approvals required prior to work in
floodway and construction of pedestrian bridge.
6. Utility and Fire Department Comments:
Water: Contact the Water Works if a larger and/or
additional meter(s) will be required. RPZ backflow
prevention will be required for irrigation.
Wastewater: Sewer main extension required with easements to
serve clubhouse.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is near CATA bus route #14.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
improve and upgrade an existing 250 acre golf course site
through a phased development process. Phase I Improvements
are dependent upon fund raising efforts. The minimum
development that will occur is a three (3) hole golf course,
practice range, putting green, chipping area, putting
course, club house and maintenance building. If funds
allow, a nine (9) hole course with the same supporting
facilities will be constructed as part of Phase I.
E
October 15, 1998
SUBDIVISION
ITEM NO • 23 (Cont.) FILE NO.: Z-6571
The initial improvements will start adjacent to Western
Hills Avenue and be bound by the single family residences to
the north, the twenty acre pond to the east and Western
Hills Golf Course to the south. The club house will serve
as the gate to all improvements except for the putting
green. It will be a one (1) story structure with
approximately 3,000 square feet of program space. It is
located central to the practice range. The maintenance
building is also a one (1) story structure with
approximately 3,000 square feet. The maintenance yard is
approximately 10,000 square feet and will be fenced for
security and be used for storage of equipment and materials.
A minimum one hundred (100) foot buffer will separate all
proposed facilities from adjacent boundary lines.
Staff believes that with proper screening from the
residential area to the north that this development will
have a minimal affect on the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit as
an overall concept plan with a final goal of a complete golf
learning facility and enhanced park area. Phase I would
include three holes and the supporting facilities as
described under staff analysis. Phase II should include the
other 6 holes. Phase III would include the area around the
lake and north of the lake. At this point we suggest the
overall concept and specific Phase I be approved. Future
phases would then be reviewed by staff and as long as they
are in line with the overall concept they could be approved
by staff without coming back to the Commission.
This approval recommendation is subject to compliance with
Public Works Comments.
Staff would support waiving the street improvements along
Western Hills and the sidewalk along Melba Drive.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998)
Mark Webre was present representing the application. Staff
presented the proposal.
A discussion took place regarding the overall approach and that
more specific information was needed regarding at least Phase I
before it could be approved.
The Committee accepted the application but further action would
be dependent on receiving more detailed information for at least
Phase I and a revised site plan.
3
October 15, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-6571
STAFF UPDATE•
A revised site plan and more specific Phase I information has
been received by staff and is included in the analysis in
paragraph #7 above.
PLANNING COMMISSION ACTION: (OCTOBER 15, 1998)
Bryan Day and Mark Webre were present representing the
application. There were 5 objectors and one supporter present
also. The objectors left the meeting with Mr. Day to discuss
their concerns. When they returned Jim Lawson, Director of
Planning and Development reported that the Parks Department
wished to have more time to work with the neighbors on their
issues. The applicant, therefore, requested that this item be
deferred until the December 3 meeting.
A motion was made to defer this item until the December 3
meeting. The motion passed by a vote of 9 ayes, 0 nays and
2 absent.
4
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October 15, 1998
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 7:26 p.m.
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Date
Chairman