pc_09 03 1998subI.
II.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 3, 1998
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being eleven in number.
Approval of the Minutes of the July 23, 1998 and
August 6, 1998 Meetings. The minutes were approved
as mailed.
Members Present:
Members Absent:
City Attorney:
Richard Downing
Craig Berry
Rohn Muse
Judith Faust
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Obray Nunnley
Pam Adcock
Hugh Earnest
Stephen Giles/Cindy Dawson
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 3, 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 (S-1207)
E. KNE Replat - Subdivision Site Plan (S -1207-A)
F. Pinnacle Valley Office -- Short -Form PD -O (Z -5003-A)
G. Magnolia Park Apts. - Subdivision Site Plan (S-1204)
II. PRELIMINARY PLAT:
1. Unity Church Subdivision -- Preliminary Plat (S-1211)
III. PLANNED ZONING DEVELOPMENTS:
2. Graves -- Short -Form PID (Z -3396-A)
3.
Canal
Pointe -- Revised
PCD (Z -4987-C)
4.
Ellis
-- Short -Form PD -C
(Z-6536)
5.
Kurtz
-- Short -Form PD -O
(Z-6540)
6. Neighborhood Resource Center -- Short -Form POD (Z-6544)
IV. SITE PLAN REVIEWS:
7. Eagle Hill Apts. - Subdivision Site Plan (S-1212)
8. Alltel - Zoning Site Plan (Z-6546)
Agenda, Page Two
V. CONDITIONAL USE PERMITS:
9. Short - Conditional Use Permit (Z-6541)
10. Dunn - Conditional Use Permit -(Z -6521-A)
11. Sonic Drive -In - Conditional Use Permit (Z -3459-D)
12. Metropolitan Baptist Church - Revised Conditional Use Permit
(Z -3692-A)
13. McDonald's Corp. Car Wash - Conditional Use Permit (Z -4043-B)
14. Walnut Valley Christian Academy - Revised Conditional Use
Permit (Z -6079-B)
15. Barber/Chukes - Conditional Use Permit (Z-6545)
16. Rebsamen Park Golf Course - Conditional Use Permit (Z-6547)
17. Second Baptist Church - Conditional Use Permit (Z-6549)
VI. TOWER USE PERMITS:
18. Telecorp, I-30 - Tower Use Permit (Z -5115-A)
19. Telecorp, Booker Street - Tower Use Permit (Z -6275-A)
20. Telecorp, Asher Avenue - Tower Use Permit (Z-6548)
VII. OTHER MATTERS:
21. Reif - Waiver of Subdivision Requirement (S-1213)
22. Elm Street - Right -of -Way Abandonment (G-23-289)
VIII. ASSOCIATED ITEMS:
8.1 Cottondale Lane - Right -of -Way Abandonment (G-23-288)
9.1. LU -98-02-01 Land Use Plan Amendment - Rodney Parham
District - 9002 West Markham Street
10.1. Z-6521 9222 Chicot Road R-2 to 0-1
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I
September 3, 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.
September 3, 1998
SUBDIVISION
ITEM NO • A (Cont.) FILE NO.: S -867-
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.
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.
2
September 3, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
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
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.
M
September :s, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
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.
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.
4
September 3, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
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 S. 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).
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.
A
September 3, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-NNN
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.
A
September 's, 1998
ITEM NO.: B FILE NO.: S-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 #12, 2-
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.
September a, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • S-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.
LATA: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
kA
September 3, 1998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-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
cl
September 3, 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.
4
September 3, 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.
September 3, 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
2
September 3, 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.
Counter 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
K7
September 3, 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
September 3, 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.
5
September 3, 1998
ITEM NO.: D FILE NO.: S-1207
NAME: KNE Replat (Lot 1R) - 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: 1 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 a single lot. 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 a
single lot will be created containing multiple structures, a
subdivision site plan review will be required (see Item #11,
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
September 3, 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.
CATA• 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.
2
September 3, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-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. Contours
d. Storm drainage analysis
e. Names of recorded subdivisions abutting the plat area
f. 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.
g. Zoning of property and abutting property
h. Location of PAGIS Monument
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
September 3, 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.
4
September 3, 1998
ITEM NO.: E FILE NO.: S -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: 1 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
a single lot, 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
September 3, 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.
2
September 3, 1998
SUBDIVISION
ITEM NO • E (Cont.) FILE NO.: S -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
September 3, 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.
4
September 3, 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.
September 3, 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.
2
September 3, 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.
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning 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.
K
September 3, 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 -0 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
September 3, 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 detail's 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.
k,
September 3, 1998
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z -5003 -
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.
6
September 3, 1998
ITEM NO.: G FILE NO.: S-1204
NAME: Magnolia Park Apartments - Subdivision Site Plan Review
LOCATION: Just north of the northwest Corner of John Barrow
Road and Morris Manor Dr.
DEVELOPER:
ENGINE R•
Barrow Road Partners, L.P. White-Daters and Associates
2001 Airport Rd., Suite 304 401 Victory Street
Jackson, MS 39208 Little Rock, AR 72201
AREA: 9.30 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2, Proposed MF -18
ALLOWED USES: Single -Family Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED:
waiver of additional right-of-way dedication for Barrow Road.
BACKGROUND:
The application is before the Planning Commission due to the fact
that the proposed development contains multiple structures. A
land use plan amendment and a rezoning from R-2 to MF -18 are also
on this agenda (items J and K).
A. PROPOSAL/REQUEST:
The applicant proposes to construct 18 multifamily
structures on the site with 293 total parking spaces. There
will be a total of 144 dwelling units on the site. The
multifamily buildings will be two -stories each and have an
average height 20.5 feet. An office building with pool and
playground, a postal building (mailboxes) and the dumpster
with trash drop-off area will be located near the northeast
corner of the development, along Barrow Road. The
development will be fenced with double gates at the
northernmost access drive and single gates at the exit drive
and southern access drive.
September 3, 1998
SUBDIVISION
ITEM NO • G (Cont.) FILE NO.: S-1204
B. EXISTING CONDITIONS:
The site is currently vacant and heavily wooded.
Multifamily residences are located to the south with a
beauty shop located at the northwest corner of Barrow Road
and Morris Manor Drive. Other multifamily residences are
located to the west and undeveloped multifamily zoned
property is located to the north. Single-family residences
and undeveloped, wooded property is located to the east,
across Barrow Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The Twin Lakes, Twin Lakes B, John Barrow and
Brownwood Terrace Neighborhood Associations were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Barrow 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. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
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
show preliminary design of detention basin.
6. Easements for proposed stormwater detention facilities
are required.
7. Barrow Road has a 1996 average daily traffic count of
7,400 ADT.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, Capacity Contribution fee
will be charged for this project.
AP&L: No Comment received.
ARKLA: No Comment received.
September 3, 1998
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: 5-1204
Southwestern Bell: A 5 foot utility easement is requested
along the north and south property lines and a 10 foot
utility easement is requested along the west property
line.
Water: On-site fire protection is required.
Fire Department: No Comment.
Counter Planning: No Comment received.
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
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.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
The City Beautiful Commission recommends saving as many
existing trees as feasible. Extra credit toward fulfilling
landscape ordinance requirements can be given when saving
trees of 6 inch caliper or larger.
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
July 8, 1998. The revised site plan appears to comply with
the comments made by staff and the Subdivision Committee.
All of the proposed buildings meet or exceed the setbacks
required for MF -18 zoning. The density also conforms to the
ordinance allowance (15.4 units per acre proposed, 18 units
per acre allowed). The number of parking spaces also
exceeds the ordinance requirement (216 parking spaces
01
September 3, 1998
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1204
required, 293 total parking spaces proposes - 2.03 spaces
per unit).
The applicant is requesting a waiver of additional right-of-
way dedication for Barrow Road (approximately 10 feet).
Instead, the applicant proposes to dedicate this area as an
easement to be used for utilities, drainage and sidewalk.
Public works has indicated support of this proposal.
To staffs knowledge, there are no further issues remaining
to be resolved.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. The property must be rezoned to MF -18.
3. Any site lighting must be low-level and directed away
from adjacent property.
4. There is to be no clearing of the site until a building
permit is issued.
5. Staff recommends approval of the waiver of additional
right-of-way dedication. This area will be dedicated as
an easement for utilities, drainage and sidewalk.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Joe White was present, representing the application. Staff gave
a brief description of the site plan.
Staff noted several minor details which needed to be shown on the
site plan.
Bob Turner, of Public Works, reviewed the Public Works
requirements with the Committee. There was a brief discussions
concerning the design of the main entrance area. The issue of
double gates was discussed and Mr. White explained how the double
gates would work. Mr. White noted that the northernmost entrance
drive would be widened to 18 feet as required by Public Works.
Mr. Turner noted that the turnaround within the entrance should
be wider to accommodate large trucks which will service the
dumpster.
►1
September 3, 1998
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1204
After the discussion, the Committee forwarded the site plan to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Joe White was present, representing the application. Mr. White
asked for a deferral of the site plan to allow time for the
applicant to appeal the denial of the proposed land use plan
amendment and rezoning to the City Board.
A motion was made to defer the item to September 3, 1998. The
motion passed by a vote of 11 ayes and 0 nays.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had requested
that the item be withdrawn. Staff supported the withdrawal
request without prejudice.
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
10 ayes, 0 nays and 1 absent.
5
September 3, 1998
ITEM NO.: 1 FILE NO.: S-1211
NAME: Unity Church Subdivision - Preliminary Plat
LOCATION: West side of Bowman Road, at West 36"' Street
DEVELOPER:
ENGINEER•
Unity Church McGetrick Engineering
2610 Reservoir Rd. 319 East Markham Street
Little Rock, AR 72227 Little Rock, AR 72201
AREA: 12.84 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING: R-2
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1.None requested.
A. PROPOSAL:
The applicant proposes to subdivide 12.84 acres along the
west side of Bowman Road at West 36`h Street into three (3)
lots. The property is zoned R-2 and the applicant proposes
to construct a church on Lot 3 in the future.
B. EXISTING CONDITIONS:
There are two single-family residence and several accessory
buildings which currently exist on the property. The
majority of the property is vacant and wooded.
There are several single-family residences with additional
undeveloped R-2 zoned property in the immediate area. There
is a ranch located further south of this property, with
commercial zoned property along the east side of Bowman
Road.
September 3, 1998
SUBDIVISION
ITEM NO • 1 (Cont.) FILE NO.: 5-1211
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. There was no nearby neighborhood association to
notify.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way per Master
Street Plan adopted 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 as shown on Ordinance #15,647 or provide and
in -lieu for a portion of this re -alignment per Master
Street Plan.
3. Stormwater detention Ordinance applies to this property.
4. Easements for proposed stormwater detention facilities
are required.
5. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
6. Access easement to rear lots must be improved to 31 feet
minimum width including dual sidewalks with cul-de-sac.
A waiver of the 300 feet cul-de-sac length will be
required.
7. Dedicate floodway easement to City.
8. Bowman Road has a 1996 average daily traffic count of
2,700 vehicles.
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 Comments received.
Water: All lots must have frontage on a public water main
to obtain water service. A water main extension will be
needed for Lot 3 if it does not front the existing main.
A development fee based on the size of connection will
apply in addition to normal charges.
2
September 3, 1998
SUBDIVISION
ITEM NO • 1 (Cont.) FILE NO.: S-1211
Fire Department: No Comments.
County Planning: No Comment received.
CATA: No Comments -received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
After reviewing the proposed preliminary plat, the issues
relating to future Bowman Road alignment are the main issues
for resolution.
In addition to the Bowman Road issues, the applicant needs
to revise the preliminary plat showing the following:
a) Name/address of landowner, subdivide and source of title.
b) Size of each lot.
c) Source of water supply and wastewater disposal.
d) Limits of floodway/floodplain.
e) Storm drainage analysis and preliminary storm drainage
plan.
f) Names of any recorded subdivisions which abut the plat
area with source of title.
g) Names of all abutting property owners of unplatted tracts
and platted tracts in excess of 2.5 acres.
h) Zoning of property and abutting property.
i) Complete "Certificate of Preliminary Surveying Accuracy".
The applicant submitted a letter to staff on August 20, 1998
requesting that the item be deferred to the October 15, 1998
agenda. This will allow the applicant time to revise the
preliminary plat and address the issues associated with
future Bowman Road alignment.
H. STAFF RECOMMENDATIONS:
Staff recommends that the item be deferred to the October
15, 1998 Planning Commission agenda.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the plat.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1211
The future Bowman Road alignment and the Public Works issues were
briefly discussed.
Mr. McGetrick noted that the applicant intends to sell Lots 1 and
2 and develop a church on Lot 3.
Access to Lot 3 was briefly discussed, including possibly
creating a pipe -stem type access.
Staff noted that several items needed to be shown on the plat and
a revised plat needed to be submitted to staff.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Staff informed the Commission that the applicant had requested
that the item be withdrawn. Staff supported the withdrawal
request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for withdrawal. A motion to that
effect was made. The motion passed by a vote of 10 ayes, 0 nays
and 1 absent.
4
September 3, 1998
ITEM NO.: 2 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:
4. 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
September 3, 1998
SUBDIVISION
ITEM NO.: 2 (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.
E
September 3, 1998
ITEM NO.: 3 FILE NO.: Z -4987-C
NAME: Canal Pointe - Revised PCD
LOCATION: 2024 Canal Pointe
DEVELOPER:
ENGINEER•
Roger A. Glasgow White-Daters
1810 River Heights 401 Victory Street
Little Rock, AR 72202 Little Rock, AR 72201
AREA: 0.11 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PCD ALLOWED USES: Single -Family Residential,
Office, Commercial
PROPOSED USE: Single -Family Residence
VARIANCES/WAIVERS REQUESTED: None requested.
Ordinance 15,459 was passed in 1988 establishing the Riverdale
Harbour - Canal Pointe - Long -Form PCD. The proposed 40 acre
mixed use development was comprised of a marina, multifamily
uses, commercial and office uses. The six acre marina was the
central focus of the development.
In 1989, Ordinance 15,691 revised the PCD to replace the
multifamily aspect of the plan with 38 single family lots. The
lots have typical 10 foot front and rear platted building lines
and 5 foot platted side building lines. Since that time, several
of the lots have been recombined to make longer lots and several
single-family homes have been built.
A. PROPOSAL/REQUEST:
The applicant is proposing to construct a single-family
residence on Lot 12R, Canal Pointe. Lots 12-14 were
recombined, with Lot 12R being one of the two resulting
lots. The applicant is proposing to encroach into the 10
foot rear platted building line by 2.5 feet. This
encroachment requires that the lot be replatted a second
time moving the rear platted building line to accommodate
the encroachment. This replat to move a platted building
September 3, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -4987-C
line in turn requires that the approved PCD be revised by
the Planning Commission.
B. EXISTING CONDITIONS:
There are several single-family homes in this immediate
area. A mixture of multifamily residences and office uses
are located to the west and north. The Arkansas River is
located east of this single-family development. Additional
multifamily structures are located to the south, with the
Alltel complex further south. This property backs up to the
marina area.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative neighborhood comments as of
this writing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located in 10' easement on front
property line of lot. No encroachment can be allowed
without sewer main being relocated by owner.
AP&L: No Comment received.
ARKLA: No Comment received.
Southwestern Bell: No Comments.
Water: No Comments.
Fire Department: No Comments.
County Planning: No Comment received.
LATA: No Comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Heights Hillcrest District. The Plan
recommends Mixed use for the location. There is no
neighborhood plan effort under way in the area. The overall
PCD is a mixed development. This PCD is a revision within
2
September 3, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -4987-C
the residential portion of the overall PCD. There is no
Land Use Plan issue.
Landscape Issues:
No Comments.
G. ANALYSIS•
As noted in paragraph A of this report, the rear
encroachment over the platted building line and the
resulting replat require that the PCD be revised by the
Planning Commission. The rear yard setback is the only
issue associated with this property.
A revised site plan for this lot was submitted to staff on
August 19, 1998. The revised plan removes a front yard
encroachment as required by L. R. Wastewater Utility,
leaving the only encroachment into the rear yard, as
outlined previously.
Along with the revised site plan, the applicant submitted
sign -offs from all five public utility companies, approving
the rear encroachment and noting that no utility lines will
be affected. Therefore, there are no outstanding issues
associated with this application.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PCD subject to the
applicant filing a replat (staff -level), adjusting the rear
platted building line.
SUBDIVISION COMMITTEE COMMENT:
The applicant was not present.
the proposal.
(AUGUST 13, 1998)
Staff gave a brief description of
Staff noted that the only issue was that L. R. Wastewater Utility
wanted no encroachment into the required 10 foot front yard.
Staff indicated that the applicant would be contacted and this
issue would be resolved.
The Commission forwarded the issue to the full Commission for
resolution.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -4987-C
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 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
10 ayes, 0 nays and 1 absent.
4
September 3, 1998
ITEM NO.: 4 FILE NO.: Z-6536
NAME: Ellis - Short -Form PD -C
LOCATION: 1918 Commerce Street
DEVELOPER•
SURVEYOR•
Mable Ellis Donald Brooks
1904 Commerce Street 1611 Main Street
Little Rock, AR 72206 North Little Rock, AR 72114
AREA: 0.07 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-4 ALLOWED USES: Single -Family and Two -Family
Residential
PROPOSED USE: Beauty Shop
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND•
The Planning Commission approved a change in the Land Use Plan
from Single -Family to Mixed Use for this area on June 25, 1998.
The City Board of Directors approved the Land Use Plan change on
August 18, 1998.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property from R-4 to
PD -C to allow for the use of the 547 square foot frame
residence as a beauty shop. There is a small accessory
building on the site which will be used for storage. The
proposed beauty shop will be a three -chair operation with
hours of operation being from 10:00 a.m. to 8:00 p.m.,
Tuesday through Saturday, with the exception of Wednesday
which will have hours of 10:00 a.m, to 6:00 p.m.
The applicant has a written agreement with the Metropolitan
Baptist Church to use the church parking lot directly across
Commerce Street to the east. The parking lot consists of 18
spaces. The applicant has noted that the beauty shop hours
will not conflict with any scheduled church services.
September 3, 1998
SUBDIVISION
ITEM NO • 4 (Cont.) FILE NO.: Z-6536
The applicant is also proposing a wall sign which will be
located on the front (east side) of the building. The
applicant has agreed to limit the size of the sign to four
(4) square feet as recommended by staff.
B. EXISTING CONDITIONS:
The property contains a one story, 547 square foot frame
structure which was previously used as a residence. A small
accessory building is located north of the principal
structure. The Metropolitan Baptist Church is located
across Commerce Street to the east. Single-family
residences exist to the north and west. There is an old
vacant commercial building located to the south with single-
family residence further south. There are several
commercial buildings approximately two blocks to the south
along East 218t Street.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative comment on the rezoning
request as of this writing. The East Broadway, East End
Civic League, Community Outreach, MacArthur Park and
Meadowbrook 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. All driveways shall be concrete aprons per City
Ordinance.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comments received.
ARKLA: No Comments received.
Southwestern Bell: No Comments.
Water: RPZ Backflow Prevention on the water service prior
to the first outlet is required for all beauty shops.
Fire Department: No Comments.
September 3, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6536
County Planning: No Comments received.
CATA: No Comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Central City District. There is a
Neighborhood Plan effort under way - Downtown Neighborhoods
Plan. The Planning Commission approved a change from Single
Family to Mixed Use for this area on June 25, 1998. Any
non-residential use must be a PZD and must be compatible
with residential. This application appears to be consistent
with the intent of Mixed Use.
Landscape Issues:
No Comments.
G. ANALYSIS•
The applicant is proposing to convert the 547 square foot
structure at 1918 Commerce Street to a beauty shop. The
land use plan for this property has been changed to Mixed
use and staff feels that this proposal is consistent with
the plan.
Staff recommends that the wall sign proposed for the
business be a maximum of four (4) square feet in area to
help maintain the residential character of the property.
The property owner concurs with this recommendation.
A minimum of 2 parking spaces would typically be required by
ordinance for this proposed use. Staff feels that at least
six spaces are needed for the three -chair operation. There
is no off-street parking on the site. However, as noted in
paragraph A, the applicant has a written agreement with the
Metropolitan Baptist Church to use their 18 space parking
lot which is directly across Commerce Street to the east.
The applicant has noted that the beauty shop hours will not
conflict with any scheduled church services.
Otherwise, staff feels that all the issues associated with
this proposal have been resolved and the proposed use should
have no adverse effect on the area.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6536
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -C rezoning with the
following conditions:
1. Compliance with paragraphs D and E of this report.
2. The proposed wall sign should be a maximum of four (4)
square feet in area.
3. The written parking agreement with the Metropolitan
Baptist Church must be maintained.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 13, 1998)
Mable Ellis was present, representing the application. Staff
gave a brief description of the proposal.
Mrs. Ellis noted that there would be one wall sign on the front
of the building facing Commerce Street. She stated that she
would submit details to staff. Mrs. Ellis also noted that the
existing accessory building would continue to be used for
storage.
The issue of parking was briefly discussed. Staff noted that the
applicant has a written agreement with the Metropolitan Baptist
Church, across Commerce Street, to use their parking lot.
Staff informed Mrs. Ellis that she needed to contact the City's
Building Codes Office to determine if any changes (electrical,
structural, etc.) needed to be made to the building's interior.
After the discussion, the Committee forwarded the issue to the
full Commission for resolution.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 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 added a condition of approval to the recommendation. Staff
noted that the applicant needed to contact the City's Building
Codes Office and schedule an inspection of the structure to
determine if any repair or alterations needed to be made to the
building. Also, to determine what needs to be done to bring the
property into compliance with the handicap access requirements.
Staff noted that the rezoning request would not be forwarded to
the Board of Directors until the inspection was made.
4
September 3, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6536
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
10 ayes, 0 nays and 1 absent.
5
Commission for inclusion
as recommended by staff.
motion passed by a vote of
September 3, 1998
ITEM NO.: 5 FILE NO.: Z-6540
NAME: Kurtz - Short -Form PD -0
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.
September 3, 1998
SUBDIVISION
ITEM NO.: 5 (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.
2
September a, 1998
ITEM NO.: 5 (Cont.) FILE NO.: Z-6540
ARRLA: 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 65t' 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
September 3, 1998
SUBDIVISION
ITEM NO.: 5 (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
September 3, 1998
ITEM NO.: 6 FILE NO.: Z-6544
NAME: Neighborhood Resource Center - Short -Form POD
LOCATION: Block bounded by West 12"', West 13`h, Pine and
Oak Streets
DEVELOPER:
ENGINEER•
City of Little Rock Jameson & Architecture
Darlene Garrett Innovations Group
500 W. Markham Street 2701 Kavanaugh Blvd.
Little Rock, AR 72201 Little Rock, AR 72206
AREA: 1.75 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R -3/C-3 ALLOWED USES: Single -Family
PROPOSED USE: City Offices and Related Uses
VARIANCES/WAIVERS REQUESTED:
1. None
BACKGROUND:
The proposed site for the Little Rock Neighborhood Resource
Center is the old Lee Elementary School site at the southeast
corner of West 12`h and Pine Streets. The school was built in
1906. The building was sold to the City of Little Rock in 1997
and the City currently holds title to the property.
A. PROPOSAL/REQUEST:
The City of Little Rock is proposing to renovate and convert
the 42,609 square foot building to city/community related
offices with a minimal amount of associated commercial use.
The proposed uses for the building include the following:
First Floor - Alert Center Offices
- UALR Neighborhood Leadership Program
Classrooms and Technology Center
- Neighborhood Technical Assistance area
including a small library
- Community Training room
- Future Auditorium
September 3, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6544
Second Floor - Housing Programming Offices
- Little Rock Police Department special
operations offices
- Unassigned office/commercial space
Basement - Break room
- Unassigned office/commercial space
The proposed commercial uses within the building will be
limited to 10 percent of the total floor area of the
building. Examples of commercial uses which could be in the
building include small nonprofit or for-profit retail
store(s), selling such items as City T-shirts, coffee mugs,
etc., a commercial kitchen (catering) or a child care
facility.
New driveway and parking for approximately 32 vehicles will
be constructed along the west and south side of the
building. A future pavilion is also proposed to be located
near the northwest corner of the property as part of an
urban park and picnic area.
The project and its programming are being developed and will
be sustained through numerous sectors of the community.
These include, but are not limited to, the City of Little
Rock, the University of Arkansas at Little Rock,
Southwestern Bell, neighborhood associations and community-
based organizations.
B. EXISTING CONDITIONS:
The site contains the old Lee Elementary School building
which is a two-story brick structure with a basement.
The general area contains a mixture of uses and zoning.
Single-family residences and a vacant commercial building
are located across West 13`h Street to the south, with
single-family residences to the east across Oak Street.
There is a mixture of single-family and commercial uses to
the north, along the north side of West 12`h Street. The
Union Rescue Mission Thrift Store and a church are among the
uses located to the west across Pine Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment on this item. The Stephens Area Faith, Pine to
Woodrow, Forest Hills and Hope Neighborhood Associations
were notified of the public hearing.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6544
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West 12`h Street is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 35 feet
from centerline is required.
2. Pine Street is listed on the Master Street Plan as a
collector street Oak and 13`h require commercial street
right-of-way. Dedicate right-of-way to 30 feet from
centerline including 20 feet radial dedication of right-
of-way at all four street corners or request waiver from
Planning Commission and Board of Directors.
3. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
4. All driveways shall be concrete aprons per City
Ordinance.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing 6" located in 12`h Street. Location
and condition of private service unknown.
AP&L: No Comments received.
ARKLA: No Comments received.
Southwestern Bell: No Comments.
Water: Contact the Water Works about water requirements
for domestic, irrigation and fire protection.
Fire Department: No Comment.
County Planning: No Comments received.
CATA: No Comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the I-630 District. The Plan recommends
Public Institutional use. A neighborhood plan process has
started in the area. The use requested is public in nature.
There is some retail use included in the project. As long
as the primary use remains Public and any signage for the
retail use is not independent but part of the development
M
September 3, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6544
signage, the inclusion of a small amount of retail is not in
conflict with the Plan.
Landscape Issues:
No Comments.
G. ANALYSIS•
A revised site plan was submitted to staff on August 18,
1998. The plan shows a metal wall sign to be located on the
west side of the building. Any signage must comply with the
ordinance standards for office signs. Any of the commercial
uses within the building must be part of the development
signage and have no independent signage.
As noted earlier, the City will construct new drives and
parking for approximately 32 vehicles along the west and
south sides of the building. There is also a large amount
of on -street parking in the general area. The applicant has
also noted that Public Works is working on a plan to have
designated parking along Oak Street.
The new parking which will be constructed, along with the
on -street parking in the general area should be sufficient
to serve the proposed use. It should also be noted that
many of the visitors to the center will be within walking
distance from the nearby neighborhoods. In addition, if it
is determined that additional parking is needed, an
agreement could possibly be worked out with the property
owner to the west to use a portion of that commercial
parking lot.
The applicant noted at the Subdivision Committee meeting
that typical hours of operation will be from 8:00 a.m. to
10:00 p.m. daily. The evening hours may vary depending on
the specific meeting, class, etc. which is scheduled.
Staff feels that the renovation of this building will be a
definite improvement for the neighborhood and the use as a
neighborhood resource center will benefit the city in
general. The proposed use should have no adverse effect on
the area.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the POD zoning, subject to the
following conditions:
1. Compliance with paragraphs D, E, and F of this report.
4
September 3, 1998
SUBDIVISION
ITEM NO • 6 (Cont.) FILE NO.: Z-6544
2. Commercial uses within the building will be limited to
10 percent of the total floor area.
3. Signs for any commercial use must be part of the
development signage and have no independent signage.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Darlene Garrett and Jessie Trigleth were present, representing
the application. Staff briefly explained the project.
Ms. Garrett reviewed the proposed uses for the building. She
noted that the typical hours of operation would be from 8:00 a.m.
to 10:00 p.m. daily.
There was a brief discussion of the Public Works issues,
including right-of-way dedication and sidewalks.
Staff noted that the area for commercial uses within the building
should be limited to 10 percent of the total floor area.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 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
10 ayes, 0 nays and 1 absent.
5
September 3, 1998
ITEM NO.: 7 FILE NO.: 5-1212
NAME: Eagle Hill Apartments (Phase II) - Subdivision Site
Plan Review
LOCATION: East side of Colonel Miller Road, north of
Baseline Road
DEVELOPER•
ENGINEER•
Lindsey Management Co. White-Daters and Associates
300 Front Street 401 Victory Street
Fayetteville, AR 72702 Little Rock, AR 72201
AREA: 239 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: MF -6 ALLOWED USES: Multifamily Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow two (2) ground -mounted signs.
BACKGROUND•
The site plan for Phase I of the Eagle Hill Apartments and the
conditional use permit for the golf course were approved by the
Planning Commission on October 10, 1996. Phase I included 32
apartment buildings with 384 units along the north side of
Baseline Road at the northeast corner of Baseline and Colonel
Miller Roads. Ordinance 17,299 passed by the City Board of
Directors on November 7, 1996 deferred a portion of the one-half
street improvements to Baseline Road and all of Colonel Miller
Road for three (3) years or until construction of Phase II of the
apartment complex. These improvements will be required at this
time.
A. PROPOSAL/REQUEST:
The applicant is proposing to construct Phase II of the
Eagle Hill Apartment Complex. This phase consists of 14
apartment buildings at the northwest corner of the property.
There will be a total of 168 apartment units (56 -one
bedroom and 112 two bedrooms). A total of 335 parking
spaces is proposed.
September 3, 1998
SUBDIVISION
ITEM NO • 7 (Cont.) FILE NO.: S-1212
The proposed site plan shows a common area near the center
of Phase II, including a clubhouse, pool, playground,
basketball and volleyball areas. Also shown is an archway
over each of the two entrances from Colonel Miller Road and
a ground -mounted sign at each entrance (24 square feet in
area and 6 feet in height each). A wrought iron fence is
shown around the perimeter of Phase II.
B. EXISTING CONDITIONS:
The area proposed for Phase II has been mostly cleared with
some site work having taken place.
Two single-family residences exist across Colonel Miller
Road to the west with commercial uses and two churches
further south, along the west side of Colonel Miller Road.
Phase I of the Eagle Hill Apartments is located to the south
at the northeast corner of Baseline and Colonel Miller Road.
The Eagle Hill golf course is located along the south and
east sides of Phase II. The property north of Phase II is
primarily vacant land with single-family residences on
larger lots located along Crystal Valley Road further north.
C. NEIGHBORHOOD COMMENTS:
Staff has had approximately five informational calls
relating to this application, as of this writing. Staff has
received no negative comments. The Otter Creek and Crystal
Valley Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Carl Miller Road is listed on the Master Street
Plan as a minor arterial. A dedication of right-of-way
to 45 feet from centerline is required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 foot sidewalks with planned
development.
3. A sketch grading and drainage -plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
4. Stormwater detention Ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1212
6. If proposed entrance is to be gated, show design on the
plan.
7. North side access drive to be 31 feet wide.
8. Dedicate floodway easement to the City.
9. FEMA & USACE-LRD approval required prior to construction
of road/bridge in floodway.
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 Comments.
Water: A main extension will be needed. An acreage charge
of $150 per acre applies. At this time the Water Works
is not allowing meters off fire service lines. A revised
policy to handle this type development should be in place
in the near future.
Fire Department:
1. Note height of proposed arch.
2. May need one additional fire hydrant.
County Planning: No Comments received.
LATA: No Comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comments.
Landscape Issues:
The proposed street buffer meets with ordinance requirements
when averaged out. However, it drops 20 feet below the full
40 foot width requirement (without transfers) in areas.
There should be additional breaks in the proposed parking
areas to allow for trees to be evenly dispersed within the
parking areas. A total of 23 interior trees are required.
Curb and gutter will be required to protect landscaped areas
from vehicular traffic.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1212
Trees of six inch caliper or larger within the right-of-way
along Colonel Miller Road must be saved except where street
widening and sidewalks necessitate their removal.
The City Beautiful Commission recommends saving as many
existing trees as feasible.
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 20, 1998. The revised plan eliminates the driveway
along the north property line as required by staff. This
driveway will be constructed at a later date with a future
phase. The revised site plan address the other outstanding
issues as raised by the Subdivision Committee, including
increased interior landscaping.
The ordinance requires a minimum of 252 parking spaces for
the proposed 168 apartment units (1.5 spaces per unit). The
applicant has proposed 335 parking spaces (2 spaces per
unit). Two parking spaces per apartment unit is not
uncommon for a multifamily development.
The applicant is requesting a variance to allow two ground -
mounted signs for Phase II, one at each entrance. Each sign
will be 24 square feet in area and six feet in height. The
ordinance allows one (1) ground -mounted sign per apartment
complex, not to exceed 24 square feet in area and six feet
in height.
Based on the fact that Phase I of the complex has ground -
mounted signage, a variance is needed for additional signs.
Given the large amount street frontage along Colonel Miller
Road (approximately 4,000 feet) and the separation of the
drives (approximately 600 feet), staff feels that the
variance is justified.
Otherwise, staff recognizes that there are no outstanding
issues associated with the site plan and feels that this
phase of the apartment complex will have no adverse effect
on the area.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan for Phase II of
the Eagle Hill Apartments with the following conditions:
4
September 3, 1998
SUBDIVISION
ITEM NO • 7 (Cont.) FILE NO.: S-1212
1. Compliance with paragraphs D, E and F of this report.
2. Staff recommends approval of the variance to allow two
ground -mounted signs.
3. The one-half street improvements to the remaining
portion of Baseline Road and the entire frontage of
Colonel Miller Road must be constructed with this phase.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Tim Daters was present, representing the application. Staff gave
a brief description of the site plan.
The Public Works issues were briefly discussed with the
applicant. It was noted that improvements to Colonel Miller Road
would be constructed.
Mr. Daters noted that a variance would be requested for the
signage. He also noted that the height of the arch over each
entry drive would be the same as the arch in Phase I. Dennis
Free, of the Little Rock Fire Department, noted that the arch in
Phase I was approved by the fire department and these arch ways
would be acceptable.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 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
10 ayes, 0 nays and 1 absent.
5
September 3, 1998
ITEM NO.: 8 FILE NO.: Z-6546
NAME: Alltel - Zoning Site Plan Review
LOCATION: One Allied Drive
DEVELOPER•
ENGINEER•
Alltel Corporation Development Consultants, Inc.
One Allied Drive 2200 N. Rodney Parham, Ste. 220
P. O. Box 2177 Little Rock, AR 72212
Little Rock, AR 72203-2177
AREA: 49.47 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 935 If.
ZONING: 0-2/0-3 ALLOWED USES: Office
PROPOSED USE: Professional Office
VARIANCES/WAIVERS REOUESTED:
1. A height variance to allow a maximum building height of 200
feet.
2. A waiver of the required sidewalk along the new and existing
frontages of Cottondale Drive and Cottondale Lane.
A. PROPOSAL/REOUEST:
The applicant proposes to construct a twelve (12) story,
220,000 square foot office building within the existing
Alltel office complex along Riverfront Drive. The new
building (building V) is proposed to be located between
existing buildings I and IV, and will have a skywalk
connection to each of these two buildings. The proposed
building will have a maximum height of 200 feet, for which
the applicant has requested a variance.
The applicant is also proposing to add 1,242 parking spaces
to the site. There will be 455 parking spaces constructed
adjacent to the existing parking areas along Riverfront
Drive and 787 spaces constructed on the vacant property
across the current Cottondale Lane. This will bring the
total on-site parking to 2,904 spaces.
The portion of Cottondale Lane adjacent to the Alltel
property is proposed to be abandoned and relocated further
to the south (see attached site plan and item 8.1 of this
September 3, 1998
SUBDIVISION
ITEM NO • 8 (Cont.) FILE NO.: Z-6546
agenda for further information on the abandonment request).
The abandoned portion of Cottondale Lane will become a
private drive, accessing existing and proposed parking
areas. A combined preliminary/final plat will be completed
after site plan review approval, which will dedicate the new
portion of Cottondale Lane.
B. EXISTING CONDITIONS:
The existing Alltel complex contains four buildings and
1,662 parking
spaces. The
following are
the existing
building
sizes:
Building
I
- 7
stories;
103,508 square
feet in area.
Building
II
- 7
stories;
103,508 square
feet in area.
Building
III
- 2
stories;
16,218 square
feet in area.
Building
IV
- 6
stories;
318,016 square
feet in area.
There are multifamily and single family uses located north
of the Alltel complex, with a mixture of office and
commercial uses to the south. The Arkansas River abuts the
property to the east. There is a mix of multifamily and
office uses to the west, along the west side of Riverfront
Drive. There are also several large vacant tracts (zoned
C-3) located to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from the
neighborhood on this item. The Hillcrest, Capitol View
Stifft Station and Sherrill Heights Garden Club Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Realign Riverfront Drive to incorporate left turn lane
for proposed Cottondale Lane.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current Master Street Plan and ADA
standards.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permits
are also required.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6546
6. Riverfront Drive has a 1996 average daily traffic count
of 8,700 vehicles.
7. Construct Cottondale to collector standards with two
sidewalks in 60 feet right-of-way or seek waiver.
8. Reconstruct entry into (old) Cottondale as concrete
apron.
9. Access traffic to dead-end Cottondale and its impact
should be discussed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing 10" sewer main located along south
property line just north of levee. Contact Little Rock
Wastewater Utility prior to any construction near sewer
main.
AP&L: No Comments received.
ARKLA: No Comments received.
Southwestern Bell: Relocate cables prior to abandonment of
Cottondale Lane.
Water: Relocation of some existing private fire protection
facilities will be required.
Fire Department: Contact Dennis Free at 918-3752
concerning fire sprinklers and standpipes with firepumps.
County Planning: No Comment received.
CATA: No Comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
It appears that efforts will be made to save existing trees.
The City Beautiful Commission recommends that this be done.
Forty percent screening of the proposed new parking area, as
viewed from Riverfront Drive, is required.
A total of 82 trees will be required within the new parking
areas.
3
September 3, 1998
SUBDIVISION
ITEM NO • 8 (Cont.) FILE NO.: Z-6546
Because of the height of the proposes structure, adjacent
building landscaping trees will be required to be a variety
with the ability to grow to a minimum height of 30 feet.
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 19, 1998. The applicant also submitted a letter
which addresses several issues.
The revised site plan shows the 6 foot paved bike trail
extending further south along the entire Alltel Riverfront
Drive frontage. The plan also shows the relocated portion
of Cottondale Lane labeled as Cottondale Drive, as
recommended by Public works.
The ordinance required minimum number -of parking spaces for
the site, after expansion, is 1,522 spaces. There are 1,662
parking spaces currently on the site and the applicant plans
to add 1,242 spaces, for a total of 2,904 spaces. The
applicant states in the letter submitted that the total
anticipated employee population, after expansion, is
proposed to be 2,870, thereby justifying the large number of
parking spaces proposed.
The applicant is requesting a variance to allow a maximum
building height of 200 feet for the proposed building V.
The maximum height allowed by ordinance is 120 feet in 0-2
zoning. Staff can foresee no problem with the proposed
building height given the fact that the building will be
located within a 50 -acre office development and adjacent to
the Arkansas River.
The applicant is also requesting a waiver of the required
sidewalk construction along the new and existing frontages
of Cottondale Drive and Cottondale Lane. Staff cannot
support this waiver request. To staff's knowledge, this is
the only outstanding issue associated with this application
and should be discussed by the full Commission.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
4
September 3, 1998
SUBDIVISION
ITEM NO • 8 (Cont.) FILE NO.: Z-6546
1. Compliance with paragraphs D, E and F of this report.
2. Staff recommends approval of the requested height
variance.
3. Staff recommends denial of the requested waiver of
sidewalks along the new and existing portions of
Cottondale Dr. and Cottondale Lane.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 13, 1998)
Robert Brown and Steve Aurilio were present, representing the
application. Staff gave a brief description of the project.
Mr. Aurilio noted that the number of parking spaces was proposed
due to the fact that the future total employee population was
projected to be 2,800 employees.
The Public Works requirements were briefly discussed. Mr. Brown
noted that the 6 foot paved bike trail would be extended to the
south, along the entire Riverfront Drive frontage. Mr. Brown
also noted that a waiver of the required sidewalk construction
along the relocated section of Cottondale Lane would probably be
requested.
Staff noted that the existing Cottondale Lane should remain open
to public traffic until the new relocated section of Cottondale
Lane is constructed.
Mr. Brown also noted that many of the existing mature trees
within the site would be preserved or relocated, with 50 percent
of the newly planted trees being an evergreen variety. He also
stated that earth berms would be incorporated into the landscaped
areas along Riverfront Drive as part of the screening
requirements.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Robert Brown was present, representing the application. There
was one objector present. Staff gave a brief description of the
site plan and a recommendation of approval with conditions.
Staff noted that the applicant and Public Works had reached an
agreement on the sidewalk issue. Staff informed the Commission
that the applicant would build a sidewalk on one side of
Cottondale Drive and request a waiver for the sidewalk on the
67
September 3, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6546
other side of the street. It was noted that the City's Public
Works Department supported the waiver request.
Robert Brown addressed the Commission in support of the
application. He stated that all the issues involving the site
plan had been resolved. Mr. Brown noted that he would be
available for questions.
Commissioner Putnam asked about the name of the proposed street.
Monte Moore, of the Planning Staff, stated that the new,
relocated portion of the street would be called Cottondale Drive.
Commissioner Muse asked the applicant if construction of parking
decks had been considered.
Mr. Brown indicated that other alternatives for parking had been
considered, but Alltel prefers the parking design as proposed.
Betty Turner addressed the Commission. She stated that she did
not oppose the construction of the proposed building. She said
that she had a problem with losing the large amount of green
space/landscaping to parking. She stated that a parking deck
would be a more acceptable arrangement.
Commissioner Berry asked if the Subdivision Committee discussed
the parking design.
Commissioner Putnam stated that for the most part, ordinance
standards are reviewed and not design issues.
Commissioner Berry asked about the islands within the parking
areas.
Mr. Brown stated that all the islands will be landscaped and some
of them will have sidewalks.
Commissioner Muse expressed concerns with removing trees from the
site.
Mr. Brown noted that the majority of the quality trees on the
site would be saved. He also noted that berms would be
incorporated into the street buffer areas and many new trees
would be planted.
Commissioner Rahman asked why the applicant needed the large
amount of parking and about the buffer adjacent to the condo
development to the north.
Mr. Brown stated that there was about two acres of land that
would remain as a buffer. Mr. Brown also stated that the
6
September 3, 1998
SUBDIVISION
ITEM NO • 8 (Cont.) FILE NO.: Z-6546
proposed number of parking spaces was to accommodate the
projected employee population.
The City's minimum parking requirements were briefly discussed.
Commissioner Downing asked if there was an ordinance that would
dictate or require that a parking deck be constructed.
Stephen Giles, City Attorney, stated that the site plan complies
with the ordinance parking requirements. He noted that during a
site plan review, the Planning Commission may impose additional
requirements that are necessary to safeguard the public's safety
and general welfare. He stated that there was no specific
authorization of the Planning Commission to impose a parking deck
in -lieu of parking spaces.
Commissioner Adcock stated that she preferred the idea of a
parking deck in -lieu of the large amount of asphalt parking. She
stated that she would like for the applicant to explore the idea
of a parking deck, otherwise she would have to vote in the
negative.
Commissioner Hawn stated that the applicant is asking for a
variance (building height). He stated that the amount of asphalt
parking proposed did not take ecological issues into
consideration.
Commissioner Faust also noted concerns with the design of the
parking areas.
Jim Lawson, Director of Planning and Development, stated that
inter -city development should be encouraged. He stated that he
did not want this development to move to the western part of the
city.
There was a brief discussion concerning inter -city development
and parking design.
Commissioner Muse asked if the application were denied, what
alternatives would the applicant have.
Mr. Giles stated that the appeal would be to the Board of
Directors.
There was additional discussion concerning ordinance
requirements.
Commissioner Nunnley asked if the parking lot could be used for
other things after hours.
Mr. Brown stated that the parking is used for other activities,
such as parking for the soccer fields.
7
September 3, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6546
Betty Turner spoke about the mixture of uses in the general area.
She re -stated concerns relating to landscaping and tree
preservation.
Commissioner Rahman asked about the parking ratio of the Koger
Center.
Mr. Brown responded that the ratio was approximately 5.5 spaces
per 1,000 square feet of office space.
There was additional discussion pertaining to parking design.
Bob Brown, Site Plan Review Specialist, addressed the Commission.
He stated that the average buffer proposed along Riverfront Drive
is 48 feet. The maximum buffer required by ordinance is 40 feet.
He stated that the applicant is proposing to construct berms
within the landscaped area along Riverfront Drive. He stated
that the new berms will be more effective in screening the
parking lot than the current berms. Mr. Brown also stated that
the applicant will use at least 50 percent evergreen trees in the
proposed landscaped areas.
Wayne Waggoner, of the City Manager's.Office, stated that the
City will not subsidize Alltel's development. He spoke briefly
about Alltel's desire to stay in the community.
A motion was made to approve the site plan as recommended by
staff to include the waiver of sidewalk on one side of Cottondale
Drive. The motion passed by a vote of 10 ayes, 0 nays and
1 absent.
8
September 3, 1998
ITEM NO.: 8.1 FILE NO.: G-23-288
Name•
Location•
Owner/Applicant:
Request•
STAFF REVIEW•
Cottondale Lane - Right -of -Way
Abandonment
Approximately 590 feet of
Cottondale Lane east of
Riverfront Drive to the first
cul-de-sac
Alltel Corporation
To abandon the 60 feet wide by
590 feet long right-of-way
between Riverfront Drive and
first cul-de-sac.
1. Public Need for This Right -of -Way
Cottondale Lane is currently constructed as a public street
with 36 feet wide pavement.
2. Master Street Plan
Applicant is proposing to relocate the existing road east to
allow new parking area to link with existing parking for a
continuous campus.
3. Need for Right -of -Way on Adjacent Streets
Applicant has sufficient right-of-way for Riverfront Drive.
4. Development Potential
Alltel Corporation plans to link existing parking and
proposed parking for a continuous campus for additional
employees.
5. Neighborhood Land Use and Effect
The general area is made up of a mixture of office and
multifamily.
6. Neighborhood Position
All abutting property owners and tenants were notified of
the public hearing.
September 3, 1998
SUBDIVISION
ITEM NO.: 8.1 (Cont.) FILE NO.: G-23-288
7. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
ARRLA - has no objection to the abandonment.
Southwestern Bell - has no objection to the abandonment, but
require easement for buried cable.
Water Works - has no objection.
Wastewater Utility - has no objection.
Fire Department - has no objection to closure after new road
is open to the public.
Neighborhood and Planning - has no objection to abandonment
subject to right-of-way dedication and providing
assurance to construct improvements, prior to physical
closure of street.
8. Reversionary Rights
Reversionary rights will extend to the property owner.
9. Public Welfare and Safety Issues
Abandoning this street and opening a new section will have
no adverse effects on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of Cottondale Lane abandonment from
Riverfront Drive to first cul-de-sac subject to:
1. Dedication of 60 feet of right-of-way with approved
alignment and street plans for the new location.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 8.1 (Cont.) FILE NO.: G-23-288
2. Providing assurance of improvements prior to physical
closure of existing street.
3. Public Works approval of construction and providing
maintenance bond.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Robert Brown was present representing the applicant. This item
was discussed as a part of the parking expansion for the same
agenda.
PLANNING COMMISSION ACTION: (September 3, 1998)
The Staff presented a positive recommendation on this
application, as there were no further issues for resolution.
After a brief discussion, the Commission determined to approve
this item as presented. A motion to approve passed by a vote of
10 ayes, 0 nays, 1 absent.
q
September 3, 1998
ITEM NO.: 9
NAME•
LOCATION•
FILE NO.: Z-6541
Short - Conditional Use Permit
9002 West Markham Street
OWNER/APPLICANT: Elizabeth Anne Short
PROPOSAL: A conditional use permit is
requested to allow for the use of
the 558 square foot accessory
garage as an accessory dwelling.
The applicant is also requesting a
variance to allow both the
principal and accessory dwellings
to be rental units. The property
is zoned R-2.
BACKGROUND•
The property currently contains three (3) single-family
residential units; two within the principal structure and one
within the garage structure. According to the applicant, this
arrangement has existed for several years, but no nonconforming
status was ever established for the property.
This application was initially filed as a rezoning to PD -R, in
order to continue the use of the property for three (3) single-
family dwelling units. This required a land use plan change
(item 9.1 on this agenda) and Public Works issues relating to
multifamily property.
With these issues in mind, the applicant has decided to convert
the principal structure back to a single-family residence (one
dwelling unit) by eliminating one of the two kitchen units within
the structure. Therefore, the applicant has converted the
rezoning application to a conditional use permit (and withdrawn
the land use plan change) to allow for the use of the accessory
garage structure as an accessory dwelling. There will be a total
of two (2) single-family units on the property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the north side of West Markham
Street, approximately 130 feet west of Brookside Drive.
September 3, 1998
SUBDIVISION
ITEM NO • 9 (Cont.) FILE NO.: Z-6541
2. Compatibility with Neighborhood:
The property located north, east and west of this site is
zoned R-2 and contains single-family residences. There is a
large commercial strip center and a service station located
to the south, across West Markham Street. The proposed use
of the garage structure as an accessory dwelling should have
no adverse effect on the surrounding residential property.
The Santa Fe Heights, Treasure Hills and Pennbrook/Clover
Hill Place Neighborhood Associations were notified of the
public hearing. As of this writing, no negative comments
have been received from the neighborhood.
3. On -Site Drives and Parking:
There are two access points to the property from West
Markham Street (circular drive). There is an existing
gravel parking area on the property, which will be adequate
to serve both dwelling units. No change in the driveway
design or parking area is required, due to the fact that
this is a single-family application.
4. Screening and Buffers:
No Comments.
5. Public Works Comments:
No Comments.
6. Utility and Fire Department Comments:
Wastewater: Sewer available along south side Markham Street,
not adversely affected.
AP&L: No Comments received.
ARKLA: No Comments received.
Southwestern Bell: No Comments received.
Water: No objection. Contact the Water Works if additional
meter(s) are desired.
Fire Department: No Comments.
County Planning: No Comments received.
LATA: No Comments received.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6541
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the use of the 558 square foot accessory garage
structure as an accessory dwelling. The applicant will
convert the principal structure from a two-family dwelling
to a single-family dwelling in order to qualify for the
conditional use permit. Each dwelling will have separate
utility meters.
There are no building setback issues due to the fact that
both the principal structure and accessory structure are
existing and no new building construction is proposed.
Adequate parking exists on the site to serve both dwellings.
According to the City's Zoning Ordinance Section 36-252(3),
referring to accessory dwellings, "In the R-2 district, one
(1) of the dwelling units must be occupied by the
landowner." The applicant is requesting a variance from
this standard, as the landowner will rent both units. Staff
can foresee no problems with this variance request.
To staff's knowledge, the past use of the property as three
single-family residential dwellings has had no adverse
effect on the surrounding residences. There are no
outstanding issues associated with this application and
staff feels that the proposed conditional use permit (for a
total of two single-family dwellings on the property) should
continue to be compatible with the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit with
the following conditions:
1. The principal dwelling must be converted back to a
single-family residence.
2. Staff recommends that the applicant remove the second
kitchen facility from the principal structure within 90
days and contact the zoning staff to schedule a visual,
walk-through inspection of the structure.
3. Staff recommends approval of the variance to allow both
dwellings to be rental units.
4. Each dwelling will have separate utility meters.
3
September 3, 1998
SUBDIVISION
ITEM NO • 9 (Cont.) FILE NO.: Z-6541
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Casey Tucker and Jason Taylor were present, representing the
application. Staff gave a brief description of the proposed
rezoning to PD -R.
The various aspects of the rezoning were discussed, including
Public Works and parking requirements. Staff noted that if the
applicant converted the principal structure from a two-family to
a single-family dwelling and requested a conditional use permit
for the garage dwelling then the Public Works and parking issues
would go away due to the fact that the property would be
considered single-family.
Ms. Tucker indicated that the application would most likely be
converted to a conditional use permit.
Staff also noted that separate utility meters should be requested
if necessary.
After the brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 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
10 ayes, 0 nays and 1 absent.
4
September 3, 1998
ITEM NO.: 9.1 FILE NO.: LU98-02-01
Name: Land Use Plan Amendment - Rodney Parham District
Location: 9002 West Markham Street
Recuest: Single Family to Low Density Residential
Source: Anne Short, Casey Tucker - Agent
STAFF UPDATE•
Staff received a letter from the applicant dated August 18, 1998
to amend the petition to a Conditional Use Permit. With the
change of the application, a Land Use Plan is no longer necessary
and should be withdrawn.
STAFF RECOMMENDATIONS:
Staff supports the withdrawal of the application without
prejudice.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
This item was placed on Consent Agenda for withdraw and was
approved with a vote of 10 ayes, 0 nays and 1 absent.
September 3, 1998
ITEM NO.: 10 FILE NO.: Z -6521-A
NAME: Dunn - Conditional Use Permit
LOCATION: 9222 Chicot Road
OWNER/APPLICANT: Reginald J. Dunn
PROPOSAL: To allow a beauty shop to
operate in an existing
building at 9222 Chicot Road.
An application has been filed
to rezone this property from
R-2 to 0-1.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The property is located on the west side of Chicot
Road, approximately three -tenths of a mile south of
Baseline Road.
2. Compatibility with Neighborhood:
The proposed beauty shop site is located within an area
of Chicot Road which contains a mixture of uses and
zoning.
The property to the north, along the west side of Chicot
Road, contains single-family residences with a mixture
of commercial uses further north. There is a single-
family residence immediately south of the site, with a
church, daycare center and multifamily residential
structures further south. The property to the west
contains single-family residences within the Chicot
Terrace Subdivision. The property to the east, across
Chicot Road, contains single-family residences, with
commercial uses and zoning just further north.
The proposed use should be compatible with the
neighborhood considering the small scope of this
business as long as proper screening and landscaping is
provided.
The west Baseline and Chicot Neighborhood Associations
and Norman Floyd were notified of the public hearing.
September 3, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6521-A
3. On -Site Drives and Parking:
The property is accessed by way of an existing driveway
from Chicot Road. There is a small area of existing
paved parking in front of the building and a concrete
drive which extends along the south side of the
building into the rear yard. The applicant proposes to
modify the front parking and add parking in the rear in
compliance with ordinance requirements. His proposal
will provide six spaces which exceeds the required five
spaces.
4. Screening and Buffers:
The applicant must provide the required 6 foot wide on
site landscape buffer along the west, north, and east
side of the rear yard parking area, adjacent to
residential property. Additionally, provide
landscaping along the existing green area along Chicot
Road and between public parking areas and the building.
A 6 foot high opaque screen is required along the
north, east and west of this site. This screen may be
a wood fence with its face side directed outward or
dense evergreen plantings.
5. Public Works Comments:
1. Prior to occupancy repair or replace any curb and
gutter or sidewalk that is damaged in the public
right-of-way. Chicot Road is listed on the Master
Street Plan as a principal arterial; dedication of
right-of-way to 45 feet from centerline will be
required.
2. Revise parking layout to meet minimum Ordinance
standards.
3. Chicot Road has a 1996 average daily traffic count
of 16,000 vehicles.
6. utility and Fire Department Comments:
Water: No objection. An RPZ backflow preventer prior
to the first outlet is required on the domestic
service of all beauty shops.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6521-A
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is located on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
use an existing vacant structure for a two chair beauty
shop. A request to rezone this property from R-2 to 0-
1 is also on this agenda (Z-6521). This structure had
been occupied by a variety of commercial and office
uses for a number of years under a nonconforming use
status. It lost its nonconforming use status in July
1997.
Any added lighting would have to be low level, directed
downward onto the applicant's property so as not to
bleed over onto adjacent residential areas. Building
height and setback requirements are met. A small 3' X
5' ground sign is proposed in the front.
The applicant plans to be open 8:00 a.m. to 6:00 p.m.,
Wednesday through Saturday. Based on the fact that
this will be a small 2 chair operation and the previous
long term nonresidential use, staff feels that this is
a reasonable use. As long as proper screening and
buffers are provided along adjacent residential
property, this use should not have an adverse affect on
the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. The property must be rezoned to 0-1.
2. The beauty shop is to be limited to a maximum of
two operators/chairs.
3. Compliance with Public Works and Utility Comments
4. Compliance with the City's Landscape and Buffer
Ordinances
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Reginald Dunn was present representing his application.
Staff gave a brief description of the proposal. A revised
site plan and cover letter were provided by the applicant.
W
September 3, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6521-A
Staff comments by Public Works, the comments regarding
landscaping and buffers, and parking were reviewed with the
applicant in detail.
The applicant agreed to provide another revised site plan
incorporating the changes discussed.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for
final resolution, pending the applicant submitting a revised
site plan as agreed to.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Tim Dunn was present representing the applicant. There were
no objectors present. Staff presented the Item with a
recommendation for approval subject to compliance with
conditions referred to in Staff Recommendations.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 10 ayes, 0 nays, and
1 absent.
4
September 3, 1998
ITEM NO.: 10.1 FILE NO.: Z-6521
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Reginald Dunn
Reginald Dunn
9222 Chicot Road
Rezone from R-2 to 0-1
Convert existing residence into
a beauty shop.
0.18 acres
vacant residence
SURROUNDING LAND USE AND ZONING
North - Single Family and a variety of commercial uses;
Zoned R-2 and C-3
South - Single Family and Church; zoned R-2
East - Single Family across Chicot Road; zoned R-2
West - Single Family; zoned R-2
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. Chicot Road is listed on the Master Street
Plan as a principal arterial; dedication of right-of-way
to 45 feet from centerline will be required.
2. Revise parking layout to meet minimum Ordinance
standards.
3. Chicot Road has a 1996 average daily traffic count of
16,000 vehicles.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The West Baseline and Chicot Neighborhood Associations and
Mr. Norman Floyd were notified of the rezoning request. The
West Baseline and Legion Hut Neighborhood Associations had
previously sent letters of support for a planned development
to allow use of this building as a beauty shop. The
September 3, 1998
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-6521
associations also supported amending the Land Use Plan from
Suburban Office to Neighborhood Commercial.
LAND USE ELEMENT
The site is in Geyer Springs West District. The Plan
recommends Suburban Office for the site. The Chicot West -
I-30 South Neighborhood Plan completed in November 1997,
reviewed this area. As part of that effort, this area was
changed from Office to Suburban Office. The site was a
nonconforming, mixed office and commercial site which has
lost its conforming status. The request is to have a
totally commercial development. A Land Use Plan amendment
had been filed to change the site to Neighborhood
Commercial. This Amendment request was withdrawn by the
applicant after Staff indicated an ••0-1" zone with CUP would
be in conformance with the Plan and allow the applicant to
do what they wish. The site design should be reviewed to
assure that the use comfortably fits with the residential to
the west.
STAFF ANALYSIS
The request before the Commission is to rezone this lot from
"R-2" Single Family to "O-1" Quiet Office. The site is
occupied by a one-story brick and frame residential
structure which has a history of use as a variety of
commercial and office uses since its annexation to the City
in December 1980. The building has been unoccupied for over
a year and the property has lost its nonconforming status.
The applicant desires to convert the structure into a beauty
salon. A conditional use permit to allow a beauty salon is
also on this agenda (Z -6521-A).
An application for a Planned Development - Commercial was
originally filed on June 16, 1998. At that time, staff
determined that the PD -C request did not conform to the
adopted Land use Plan which recommends Suburban Office for
this site. The applicant subsequently filed a Land Use Plan
Amendment request which was heard by the Planning Commission
at its August 6, 1998 meeting. Staff recommended denial of
the amendment and suggested that the proposed beauty shop
could be permitted through rezoning to 0-1 and a conditional
use permit. Such a process would conform to Suburban Office
and would not require a plan amendment. After a brief
discussion with the Commission, the applicant withdrew the
Land Use Plan Amendment request and subsequently filed this
O-1 request and the associated conditional use permit
application.
ra
September 3, 1998
SUBDIVISION
ITEM NO • 10.1 (Cont.) FILE NO.: Z-6521
Staff believes the 0-1, Quiet Office, rezoning request is
appropriate for this site. The property has a history of
use by a variety of nonresidential uses including offices
and a beauty salon. 0-1 is appropriate for conversion of
older structures no longer useful, serviceable or desirable
in their present uses to office uses. Development
regulations are designed to assure that uses will be
compatible with adjacent residential districts. The west
side of Chicot Road in this area is characterized by a
patchwork of uses including residential, churches and a
variety of conforming and nonconforming office and
commercial businesses.
The Geyer Springs West Planning District Land Use Plan
recommends Suburban Office for this site as well as the
properties adjacent to the north and south. The Chicot
West/I-30 South Neighborhood Action Plan, adopted on
November 4, 1997, supports Quiet Office (Suburban Office)
for the site.
STAFF RECOMMENDATION
Staff recommends approval of the 0-1 rezoning request as
being compatible with uses and zoning in the area and in
conformance with the adopted Land Use Plan.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
The item was placed on the Consent Agenda and approved by a
vote of 10 ayes, 0 noes and 1 absent.
3
September 3, 1998
ITEM NO.: 11 FILE NO.: Z -3459-D
NAME•
LOCATION•
OWNER/APPLICANT•
Sonic Drive -In - Conditional
Use Permit
9001 Baseline Road
Rick Ashley/Cory Roberts for
Sonic Drive -In
PROPOSAL: To obtain a conditional use
permit at 9001 Baseline Road
to allow for construction of a
drive-in type eating facility
on this C-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This property is located on the south side of I-30 near
the intersection with Baseline Road.
2. Compatibility with Neighborhood:
This site is surrounded by C-3 zoning on three sides.
The northeast property line abuts the frontage road
along I-30. Across Mabelvale Plaza Boulevard to the
south is a commercial business area with a variety of
stores. The C-3 zoned areas to the east and west are
vacant. The proposed use is compatible with the
surrounding zoning and uses.
The West Baseline and Mavis Circle Neighborhood
Associations, along with Norman Floyd, were notified of
the public hearing.
3. On -Site Drives and Parking:
There will be two access driveways to this site, one 25
feet wide from the I-30 frontage road on the northeast
corner, and one 30 feet wide from Mabelvale Plaza
Boulevard. There are 35 on site parking spaces
exceeding the requirement for 13.
4. Screening and Buffers:
Areas set aside for landscaping appear to meet
ordinance requirements. Interior landscape areas
should be clearly defined.
September 3, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -3459-D
Prior to a building permit issued, three copies of a
detailed landscape plan must be submitted and approved.
5. Public Works Comments:
1. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.
2. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
3. Baseline Road has a 1996 average daily traffic
count of 15,000 vehicles.
6. Utility and Fire Department Comments:
Water: An acreage charge of $150 per acre applies in
addition to normal connection charges.
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 a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for construction of a drive-in restaurant on a
developing commercial site. This area was originally
submitted as one large commercial development with
phased construction. This part of the original
development was planned to be a fast food restaurant.
Now, the developer is selling this particular lot
rather than develop it himself.
An eating facility without drive-in is permitted by
right in C-3 zoning. This has to be approved by a
C.U.P. only because of the specific type of eating
facility, one which is primarily for food consumption
outside of the structure and in motor vehicles.
Height and setback requirements are all exceeded.
The site can readily accommodate this use and the use
is compatible with the surrounding area. The hours of
E
September 3, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -3459-D
operation are intended to be Sunday through Thursday
from 10:00 a.m. to 11:00 p.m., and Friday and Saturday
from 10:00 a.m. to midnight.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
1. Compliance with Public Works and Utility Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Cory Roberts with CEI Engineering represented the
application. Staff gave a brief description of the
proposal.
Public Works went over their comments. It had been
determined that the access road along the west side of the
property is an access right-of-way not a through street.
There being no further issues, the Committee accepted the
proposal and forwarded it on to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 1998)
The applicant was present. There were no objectors present.
Staff presented the item with a recommendation of approval
subject to compliance with conditions referred to in Staff
Recommendations. It was also noted that Wal-Mart has agreed
to pay for signalizing the intersection of Baseline Road and
the east entrance to their property when it is warranted.
That question came up in relation to concerns over
increasing traffic congestion as development continues in
this area.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 10 ayes, 0 nays and
1 absent.
3
September 3, 1998
ITEM NO.: 12
NAME•
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z -3692-A
Metropolitan Baptist Church -
Revised Conditional Use Permit
1923 Commerce Street
Metropolitan Baptist
Church/Pastor John Summons
PROPOSAL: To amend an existing
conditional use permit to
allow for a new 50' by 90'
sanctuary building seating 300
people, to be located on this
R-4 zoned property at 1923
Commerce Street.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The new sanctuary is located on the southeast corner of
19th Street and Commerce Street. The new parking lot is
on the southwest corner of 19th Street and Commerce
Street.
2. Compatibility with Neighborhood:
This property is zoned R-4, Two Family Residential, and
is surrounded by R-4 zoning. To the north across 19th
Street and to the east are single family residences. To
the west and northwest across Commerce Street are vacant
lots. The church has been at this location since the
early 1980'x. This expansion should not negatively
impact the neighborhood.
The East Broadway, Meadowbrook, and MacArthur Park
Neighborhood Associations, along with the East End Civic
League, were notified of the public hearing.
3. On -Site Drives and Parking:
There is an entry into an existing parking lot on the
south end of the property. That lot serves the
existing sanctuary. There is another entry just south
of the proposed new sanctuary site off of Commerce into
a small drop off area. There will be no new driveways
directly to the new sanctuary. The new parking lot
September 3, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -3692-A
across Commerce Street from the new sanctuary will
have access from Commerce and 19`h Street.
The new sanctuary will require an increase in on site
parking of 25 spaces. The new parking lot will not
provide more than 13 spaces. Therefore, a variance
will be needed to permit the reduced on site parking.
4. Screenina and Buffers:
A landscaping upgrade of the existing vehicular use
area will be required toward compliance with the
Landscape Ordinance equal to the eighty-eight percent
building expansion proposed.
The proposed new parking area does not allow for the 7
% foot wide street and land use buffers along the east
and west perimeters nor the 2 % foot wide street and
land use buffers to the north and south. Additionally,
it does not allow for the average 6 foot wide landscape
strips along all site perimeters required by the
Landscape Ordinance.
The Landscape Ordinance also requires parking areas
exceeding fifteen spaces to have six percent of the
interior of the parking area to be landscaped with
interior islands.
On the new parking area a 6 foot high opaque screen is
required to the south and west. This screen may be a
wood fence with its face side directed outward or dense
evergreen plantings.
Prior to a building permit being issued, three copies
of a detailed landscape plan must be submitted and
approved.
5. Public Works Comments:
1. Construct handicap ramps at 19`h and Commerce
(southwest and southeast corners).
2. Construct 5 foot sidewalk on Commerce (eastside)
19`h to 20`h Streets including ramps.
3. Reconstruct existing driveway (westside of
Commerce) to align with parking. (variance on the
spacing from intersection is required by Planning
Commission and Board of Directors).
4. Remove unused driveways.
5. Revise parking layout as approved by Traffic
Engineer.
6. Entrance to parking on 19`h Streets must be 25 feet
minimum from property line.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -3692-A
7. A 20 foot radial dedication of right-of-way is
required at all street corners. Modify existing
and planned parking to accommodate. (Building
corner needs to be relocated due to 50 -foot sight
triangle).
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 not on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a revised conditional use
permit to build a new 300-320 sanctuary on the north
end of their property. The increased seating capacity
raises the required parking spaces by 25-30. The
applicant is proposing to build an additional parking
area, but it would accommodate only 13 spaces maximum.
A variance for reduced on site parking will be
required. There is on street parking available on 19`h
and 20`h Streets so staff feels the variance would be
reasonable. The applicant is continuing to search for
more parking.
The original C.U.P. for this property permitted an
addition to the original sanctuary and was approved in
July 1981.
This new building is difficult to fit on the property
and meet all setbacks. The applicant proposes setbacks
of 15 foot front, 5 foot sides and 15 feet to an
adjacent building. The requirement is 25 foot front
from 19`h Street, 5 foot sides and 6 foot minimum
between buildings. Therefore, the building needs to be
moved further away from 19`h Street by 10 feet. This
issue is related to Public works Comments regarding the
building creating a corner visibility problem because
of its closeness to the corner.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -3692-A
Overall staff feels this would be a reasonable use of
the property if all staff comments are complied with.
8. Staff Recommendation:
Staff recommends approval of the revised conditional
use permit subject to compliance with the following
conditions:
1. Compliance with Public Works and Utility Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
Staff also recommends approval of the variances for
reduced on-site parking and reduced setbacks of 15 feet
from the corner of 19`h and Commerce Streets.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 13, 1998)
Pastor John Summons, Assistant Minister Anthony Webb and
Deacon Curtis Hooks represented the application. Staff gave
a brief description of the proposal.
Public Works discussed in some detail their comments
regarding sidewalks, revising the parking layout and their
concerns over a visibility problem caused by the new
building being too close to the corner of 19`h and Commerce.
The applicant said they would address all the issues and
provide a revised plan and a letter addressing variance
requests by August 19.
There was a brief discussion between staff and the applicant
regarding the landscaping and buffer comments.
There being no further issues, the Committee accepted the
application and forwarded the item to the full Commission
for final resolution.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 1998)
Pastor John Summons, Deacon Curtis Hooks and Al Phillips
were present representing the application. There were no
objectors present. Staff presented the item with a
recommendation for approval subject to compliance with the
revised parking layout agreed to with Public Works, the
conditions stated in Public Works Comments, and compliance
with the City's Landscape and Buffer Ordinances.
4
September 3, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -3692-A
Staff also supported the variances for reduced setback to 15
feet from 19t° Street and reduced new on-site parking to only
12 spaces.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 10 ayes, 0 nays and
1 absent.
67
September 3, 1998
ITEM NO.: 13
NAME:
FILE NO.: Z -4043-B
McDonald's Corp. Car Wash -
Conditional Use Permit
LOCATION: 4115 South University Avenue
OWNER/APPLICANT: McDonald's Corp./Roland Yates
PROPOSAL: To obtain a conditional use
permit to allow for a car wash
to be located at 4115 South
University on this C-3 zoned
property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of University
Avenue, just south of Asher Avenue and the Village
Shopping Center.
2. Compatibility with Neighborhood:
The property is zoned C-3, General Commercial, and is
almost surrounded by C-3 property. At about 350 feet to
the southeast is residential single family R-2 zoning
which is vacant land. Diagonally 400 feet to the
southwest is I-2, Light Industrial property. Neither of
those areas abut this site. To the north is a shopping
center which includes fast food restaurants. Other
commercial and office establishments lie across
University Avenue to the west.
This area of University Avenue is developed as
commercial and this use would be compatible with the
area.
The Geyer Springs, Curran Conway, and College Terrace
Neighborhood Associations were notified of the public
hearing.
3. On -Site Drives and Parking:
The proposal includes three accesses, one off of
University Avenue at the southwest corner of the
property. The other two enter from the drive into the
shopping center to the north.
September 3, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: z -4043-B
The proposed 57 space parking area exceeds the 52
spaces required. Staff believes the stacking areas for
the drive through lanes are sufficient.
4. Screening and Buffers:
The plan submitted does not allow for the minimum 4
foot wide landscape strips required by the Landscape
Ordinance along portions of the southern and northern
perimeters of the site. Additionally, the plan
submitted is 1,490 square feet short of the 3,042
square feet (6%) of the interior landscaping required
within the paved area.
Prior to a building permit being issued, three copies
of a detailed landscape plan must be submitted and
approved.
5. Public Works Comments:
1. University Avenue is listed on the Master Street
Plan as a principal arterial, dedication of right-
of-way to 55 feet from centerline will be required
if not present.
2. Sidewalks shall be constructed conforming to Sec.
31-175 and the "MSP" on University Avenue.
3. Plans of all work in right-of-way shall be
submitted to AHTD and City of Little Rock for
approval prior to start of work.
4. Stormwater detention Ordinance applies to this
property.
5. Easements for proposed stormwater detention
facilities are required.
6. University Avenue has a 1996 average daily traffic
count of 37,000 vehicles.
6. Utility and Fire Department Comments:
Water: An acreage charge of $150/acre may apply in
addition to normal fees. If any water facilities
need to be relocated the work will be at the expense
of the developer. Contact the water works regarding
meter size and location.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: z -4043-B
Fire Department: Contact the fire department, Dennis
Free at 501-918-3752, about fire hydrants.
CATA: This site is on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
construct a car wash on this vacant C-3 zoned, General
Commercial, property as part of a commercial
development. This development consists of a McDonald's
restaurant with a convenience store, gas pumps, self -
serve car wash and drive up ATM. All but the car wash
are permitted by right in C-3. The site is surrounded
by C-3 zoning, some of which is vacant. This site was
previously occupied by a motel.
The proposed development as amended satisfies ordinance
height and area requirements, as well as parking and
landscaping requirements. The dumpster enclosure and
vacuum air/water station are not considered buildings
unless a roof is placed over them. Therefore, their
locations don't violate building setbacks.
The applicant is requesting two pole signs 35 feet
high, one for McDonald's, one for their oil/gas
partner, which meet ordinance requirements; plus
several wall signs for each use. The hours of
operation are planned to be 6:00 a.m. - 11:00 p.m.
Sunday through Thursday, and 6:00 a.m. to 12 midnight
Friday and Saturday. The gas pumps, car wash, and ATM
will be open 24 hours per day.
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
3
September 3, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4043-B
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 13, 1998)
Barksdale McKay and Michael Westerfield represented the
application. Staff gave a brief description of the
proposal.
Staff briefly reviewed the comments by Public Works and the
comments under Landscaping and Buffers about which the
applicant had questions. These issues primarily involved
driveway placement and landscape buffers. The applicant
agreed to make the changes requested. There being no
further issues, the Committee accepted the proposal and
forwarded it to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Fred Murphy was present representing the application. There
were no objectors present. Staff presented the item with a
recommendation for approval subject to compliance with all
staff comments listed in the Staff Recommendations.
Commissioner Adcock asked for and received from Mr. Murphy
his agreement to move the vacuum and water and air equipment
station from the area in the front along University Avenue
to somewhere in the rear of the property.
The item was placed on the Consent Agenda and
the change to the site plan and as recommended
The vote was 10 ayes, 0 nays and 1 absent.
4
approved with
by staff.
September 3, 1998
ITEM NO.: 14 FILE NO.: Z -6079-B
NAME: Walnut Valley Christian
Academy - Revised
Conditional Use Permit
LOCATION: 19010 Highway 10
OWNER/APPLICANT: Walnut Valley Christian
Academy/the Wilcox Group,
Steve Rinzler
PROPOSAL: To amend an existing
conditional use permit to
revise the overall Master Plan
and change what is included in
Phase 2 at 19010 Highway 10 on
this R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the north side of Highway 10
approximately 0.5 mile west of the city limits and
about 0.4 mile east of the intersection of Chenal
Parkway and Highway 10. It is within the City's
extraterritorial zoning jurisdiction.
2. Compatibility with Neighborhood:
This property contains 30 acres of R-2 zoned, single
family residential land, surrounded by large tracts of
tree covered R-2 zoned land on all sides including
across Highway 10 to the south.
There is a single family residence located immediately
to the east and one to the west.
With property screening of this site from the adjacent
residential zoned properties and compliance with the
Highway 10 Overlay District Ordinance, this proposed use
should have no adverse effects on the surrounding
properties.
The Aberdeen Court Neighborhood Association was notified
of the public hearing.
September 3, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a single
driveway from Highway 10, limited to 40 feet in width.
The school proposes 496 parking spaces which will
exceed the requirement. Drop off areas appear to be
adequate.
4. Screening and Buffers:
Areas set aside for landscaping meet Highway #10
Overlay District and Landscape Ordinance requirements
with the allowed transfers. However, a portion of the
proposed western landscape buffer projects 13 feet and
the northernmost ballfield dugout about 20 feet into
the 25 foot full width requirement of the Highway 10
Overlay District.
A 6 foot high opaque screen, either a wooden fence with
its face side directed outward or dense evergreen
plantings are required to help screen this site from
the residential zoned properties to the north, south,
east and west.
A sprinkler system to water landscaped areas is a
requirement of the Highway #10 Overlay District.
Curb and gutter or another approved border to protect
landscaped areas from vehicular traffic will be
necessary.
Dumpster locations must be screened on three sides to a
height of 8 feet.
The City Beautiful Commission recommends saving as many
of the existing trees on the site as feasible. Extra
credit toward fulfilling Landscape Ordinance
requirements can be given when saving trees of six inch
caliper or larger.
Prior to a building permit being issued, three copies
of a detailed landscape plan must be submitted and
approved.
5. Public Works Comments:
1. Cantrell Road is listed on the Master Street Plan
as a principal arterial; dedication of right-of-way
to 55 feet from centerline will be required.
E
September 3, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B
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. Eastbound
stack and left turn required, AHTD and City of
Little Rock approval of plans required.
3. Stormwater detention Ordinance applies to this
property.
4. Easements for proposed stormwater detention
facilities are required.
5. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for
flood hazard areas are required. Arkansas
Department of Pollution Control and Ecology (ADPCE)
and NPDES permit are also required.
6. Hwy. 10 has a 1996 average daily traffic count of
1100 vehicles.
7. Original plan approved required westward drive to
be 25 feet from property line. The existing
driveway was approved in the 25 -foot setback as a
temporary driveway only. There is a minimum
setback of 25 feet required in the street and alley
ordinance for driveway distance from property
lines. Driveway should be moved away from the west
property line to meet the 25 foot setback.
6. utility and Fire Department Comments:
Water: Additional on-site fire protection will be
required with future phases.
Wastewater: Sewer available along highway, 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, Walnut Valley Christian Academy, is
requesting a revised conditional use permit to revise
their plan for the phased construction of a private
school on this R-2 zoned, 30 acre site. The proposed
site is located approximately % mile outside the Little
Rock city limits, but within the City's extraterritorial
3
September 3, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B
zoning jurisdiction. The proposed site is within the
Highway 10 Overlay District.
On December 12, 1995, the Planning Commission granted
Walnut Valley Christian Academy a conditional use
permit for the phased construction of a private school
on the 20 acre, R-2 zoned site. After that date,
Walnut Valley Christian Academy obtained an additional
10 acres along the north end of the original 20 acres.
A revised conditional use permit was obtained on June
26, 1997 to add the 10 acres, revise the master plan
and obtain approval for a specific Phase 1.
The Academy is requesting to change their master plan
and Phase 2. This Phase 2 will result in the first
permanent buildings on the site.
All on site lighting must be designed and oriented such
that the lighting is focused on the property and the
lighting located in such a manner as not to disturb the
scenic appearance preserved in this corridor. The
lighting and sound system for the football and baseball
fields as well as the lighting for the parking areas
should be directed inward and away from the adjacent
residential parcels.
Proposed buildings will be a mix of one and two story
construction and exceed the setback requirements of the
Highway 10 Overlay District Ordinance. The proposed
number of parking spaces also exceeds ordinance
requirements. Any signage must comply with the Highway
10 Overlay District Ordinance.
Due to facility planning issues and budget restraints,
the school desires to switch the locations of the Gym
and the elementary building. This will allow the
elementary building to be the first permanent building
built on the campus without requiring extensive site
work. The size of the Middle/High School as been
revised based on further programming, and the Cafeteria
and Band/Vocal Suite, once housed in the Elementary and
Middle/High buildings, have been placed in separate
buildings. The total number of students has increased
by 60 to accommodate a four-year-old kindergarten
program. That would raise the maximum to 1,100
students.
There is an existing paved drive on site, which is
located too close to the west property line. This
drive is to be relocated 25 feet from the property
line, as indicated on the master plan. The school
would like to request a deferral on this relocation
4
September 3, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B
until the last remaining house on the site is removed.
Utility lines that serve this house are located under
the future road location, and the utilities need to
remain in service at this time. The school would also
like to request a deferral on the construction of the
sidewalks until the existing house is removed and the
existing road is relocated. There are currently no
sidewalks in close proximity to the school.
There is an existing sign on site now. No changes to
it were proposed.
with proper screening of this site from the adjacent
residential properties and conformance to the Highway
10 Overlay District Ordinance, this proposed school
development should have little adverse impact on the
surrounding properties.
8. Staff Recommendation:
Staff recommends approval of the revised conditional
use permit subject to the following conditions:
1. Compliance with the City's Highway 10 Overlay
District Ordinance
2. Compliance with all staff review comments
3. Staff recommends approval of the deferrals for
relocation of the entry drive and also on the
construction of the sidewalks until the last house
on this property is removed.
4. The lighting of the football field, baseball field
and parking areas must be directed inward and away
from adjacent parcels.
5. The sound system for the football and baseball
fields must also be directed inward and away from
adjacent parcels.
6. Staff recommends seriously considering a flashing
school caution light on Highway 10. This would
have to be approved by the State Highway
Department.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Jason Landrum and Steve Kinzler were present representing
the application. Staff gave a brief explanation of the
proposal.
Staff responded to questions from the applicant regarding
review comments. Particular attention was given to the
access drive and its setback from the west property line,
5
September 3, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B
easements for stormwater detention, landscape buffers, and
setback distances for structures around the baseball field.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Jason Landrum, Steve Kinzler and others were present
representing the application. No objectors were present.
Staff presented the item with a recommendation for approval
subject to comments in Staff Recommendations.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 10 ayes, 0 nays and
1 absent.
6
September 3, 1998
ITEM NO.: 15 FILE NO.: Z-6545
NAME•
Barber/Chukes - Conditional
Use Permit
LOCATION: 2011 East Roosevelt Road
OWNER/APPLICANT: Ray Barber/Mack Chukes
PROPOSAL: To allow a private club to
locate in an existing building
at 2011 E. Roosevelt on I-2
zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the south side of East
Roosevelt Road at the intersection with Dugan Street.
2. Compatibility with Neighborhood:
This property is zoned I-2 Light Industrial, and is
surrounded by I-2 zoned property on all sides. Harvest
Food warehouse is located to the north across Roosevelt
Road. To the east across Dugan Street is a fenced lot
for 18 wheel trailer parking. To the south is a
warehouse for an air conditioning business. To the
southwest are more warehouses. Homer's restaurant is
just down the street to the west. This use could be
compatible with the area if ordinance design issues such
as parking and signage are addressed.
The Community Outreach Neighborhood Association and the
East End Civic League were notified of the public
hearing.
3. On -Site Drives and Parking:
The property would be accessed by two existing drives,
one off of Roosevelt and one from Dugan. The parking
area on the east side is paved. The one on the west is
gravel and would have to be paved.
There is a requirement for 50 parking spaces. The
proposed parking areas provide only 32. Of the 32
spaces proposed on the site plan, 4 are unusable since
they do not meet ordinance standards. This leaves only
28 parking spaces, 56 percent of the required number.
A variance would be required for the reduced number of
September 3, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6545
on-site parking spaces or committed off site spaces
within 300 feet.
4. Screening and Buffers:
Portions of the proposed landscape strips around the
perimeter of the vehicular use areas drop below the
minimum width of 4 feet required by the Landscape
Ordinance.
The zoning street buffer requires that the on site
street buffer along East Roosevelt not drop below 5
feet in width. A portion of the proposed street buffer
drops to a width of 1 foot.
The Landscape Ordinance requires a 3 foot wide building
landscape area between the public parking area and
building. Some flexibility is allowed with this
requirement.
Prior to a building permit being issued, three copies
of a detailed landscape plan must be submitted and
approved.
5. Public Works Comments:
1. Roosevelt 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. Dougan Street is a commercial 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 of Roosevelt and Dugan Road.
4. Provide widening to equal 15% of construction costs
or provide in -lieu as approved by Public Works
Department.
5. Stormwater detention Ordinance applies to this
property.
6. Easements for proposed stormwater detention
facilities are required.
7. Move driveway on Roosevelt to 25 feet from property
line.
8. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
9. Reduce driveway width to 40 feet maximum on Dugan
and locate 25 feet from property line.
10. Roosevelt Road has a 1996 average daily traffic
count of 15,000 vehicles.
6. Utilitv and Fire Department Comments:
Water: No objection.
2
September 3, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6545
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARRLA: 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 requests a conditional use permit to
allow a private club to operate in the existing 5,000
square foot building located on the I-2 zoned property
at 2011 East Roosevelt Road. The private club would
include the sale of food and liquor to members and
guests and will be known as "The Millennium." The main
purpose of the club would be a meeting place for
dancing and dining as well as the sales of beverages.
Application has been made to the Arkansas Alcohol
Beverage Control Board. The proposed club's hours of
operation are 9:00 p.m. to 2:00 a.m. (7 days a week?).
The property is located in the Airport Industrial Park.
All surrounding properties and zoned I-2. A wide range
of industrial uses are located in the immediate
vicinity. Allowing the occupancy of this existing
building could be compatible with uses in the area.
There is one outstanding issue which precludes staff
from supporting the item. This use requires 50 on-site
parking spaces. The applicant has submitted a site
plan proposing only 32 spaces. Of those 32 spaces, 4
do not meet ordinance requirements for depth or
maneuvering area, leaving only 28 on-site parking
spaces. uses such as that proposed by the applicant
are typically high volume traffic generators. Staff is,
concerned that there is not adequate on-site parking
for the use. The applicant has not submitted an
agreement from any nearby property owner to allow off-
site parking. On street parking is limited in the area
which is characterized by a high volume of heavy truck
traffic.
In light of the lack of on-site parking, which could
potentially lead to unsafe street parking and improper
use of adjacent properties, staff cannot support the
requested conditional use permit.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6545
8. Staff Recommendation:
Staff recommends denial of the conditional use permit.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Mac Chukes was present representing the application. Staff
gave a brief description of the proposal.
Staff responded to questions to clarify comments from Public
Works, and regarding landscape buffers and parking.
There being no further issues, the Commitee accepted the
application and forwarded it to the full Commission for
final resolution.
(Since this meeting, the applicant has provided a revised
survey and site plan which reflects a full 50 feet front
setback.)
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Mack Chukes and Ron Woods were present representing the
application. Three objectors were present. Staff presented
the item with a recommendation for denial primarily due to a
lack of parking.
Mack Chukes and Ron Woods explained what was intended to be
done, responded to questions, and stated they desired a
variance for the reduced parking.
Capt. Sam Williams from Little Rock Police Department, Kenny
Henderson of Arkla Gas Company, and Joe Ramer, the Acting
Director of the Airport Industrial Park, all spoke against
the proposal. A dozen letters and a petition with several
names had also been received in opposition. Captain
Williams clarified the Police Department letter and the
relation between this club and manager, and a previous club.
Commissioner Rahman asked Mr. Woods that in light of all the
opposition if the applicant had communicated with the
neighbors in the area about the proposal. Mr. Woods wasn't
sure what exactly took place in that regard.
A motion was made to approve the application as applied for.
The motion failed by a vote of 0 ayes, 9 nays, 1 abstain
(Nunnley), and 1 absent.
4
September 3, 1998
ITEM NO.: 16 FILE NO.: Z-6547
NAME•
Rebsamen Park Golf Course -
Conditional Use Permit
LOCATION: Rebsamen Park
OWNER/APPLICANT: City of Little Rock
PROPOSAL: To allow for the remodeling of
the existing 380 acre, 27 hole
golf course which is located
on R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the north side of Rebsamen Park
Road in Rebsamen Park.
2. Compatibility with Neighborhood:
This site consists of 380 acres zoned R-2, Single Family
residential. The Arkansas River abuts this property to
the north. It's surrounded by R-2 property along the
other three sides. The course has been at this location
since the mid -19501x. Staff feels the course will
continue to be compatible with the neighborhood.
The Sherrill Heights Garden Club was notified of the
public hearing.
3. On -Site Drives and Parking:
There is one driveway entering the golf course from
Rebsamen Road. It goes to the clubhouse and parking
area. There are 120 on-site parking spaces which
should be adequate. An additional area for future
parking expansion has been shown on the site plan.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet or
exceed ordinance requirements.
September 3, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6547
5. Public Works Comments:
1. Rebsamen Park 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 collector
standards with bike lane. Construct curb and
gutter and 5 -foot sidewalks with planned
development or seek waiver.
3. Rebsamen Park has a 1996 average daily traffic
count of 2,600 vehicles.
6. utility and Fire Department Comments:
Water: Contact the water works regarding water
requirements.
Wastewater: Existing sewer main outfall located on
property. Contact Little Rock Wastewater Utility
for details.
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 City of Little Rock requests a conditional use
permit to allow for remodeling of this existing golf
course. The course has been in operation since the
mid -1950'x. A major renovation is being proposed at
this time. Therefore, the applicant has applied for
this C.U.P. to bring the course into full conformity.
The course consists of 380 acres with 27 holes and is
zoned R-2, Single Family Residential. All the
development standards are met. Staff believes this use
and the remodeling do not have a negative impact on the
area.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with Public Works and Utility
Comments.
September 3, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6547
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Mark Webre was present representing the application. Staff
briefly described the proposal.
A brief discussion took place regarding the Public Works
Comments.
There being no further issues, the Committee accepted the
application and forwarded it to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Mark Webre 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 Utility Comments. The existing bike path
fulfills the requirement for the sidewalk. Staff also
supported the request for a waiver to the requirement for
curb and gutter along Rebsamen Park Road.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 10 ayes, 0 nays, and
1 absent.
K
L�
City of Little Rock
Department of City HallttR�oom 108
Parks and Recreation 500 West -Markham
Little Rock, Arkansas 72201-1495
MEMORANDUM
TO: Jim Connell, Planning and Development
FROM: kWark Webre, Parks and Recreation
DATE: July 29, 1998
SUBJECT: Conditional Use Permit for Rebsamen Golf Course
501-371-4770 / Fax 501-371-6832
The Parks and Recreation Department is applying for a conditional use permit for
Rebsamen Golf Course. It is our desire to begin Phase I remodeling of the existing golf
course by mid October. Upon completion, approximately one year from start, of this
project, Little Rock will have a facility that is equal to or exceeds the finest public and
daily fee golf courses in Arkansas.
Rebsamen Golf Course is a 380 acre area, zoned R-2 and comprising of twenty seven golf
holes, club house, golf superintendent's residence, maintenance buildings, storage yard
and a 170 car parking lot. Surrounding land uses adjacent to the golf course are Murray
Park to the west, Arkansas River to the north, a twenty foot high levee and multi -family
use to the east and a bikeway, Rebsamen Parkway, Little Rock and Western Railway and
bluffs to the south.
Proposed Phase I improvements consist of remodeling the entire golf course with
emphasis on the existing eighteen. A larger, practice range facility is also planned in this
phase. Along side it will be a chipping and sand bunker practice area, regular practice area
and in another corner will be the professional instructions area.
The Phase I remodeling design process balances playability, maintenance and aesthetics of
the golf course. Specifically, as a product of the remodeling effort, additional ponds;
native floral areas, frequent mounding and large, unique sand bunkers will be integrated
with the golf holes thereby increasing shot value, biological diversity, and interest in the
course. Some trees will be removed due to the careful consideration of the above along
with the golfer's experience, park and golf user's safety and maintenance of the course;
the trees removed will be replaced strategically, which comply with the above, in the same
number or better.
Future improvements will consist of the development of an area east of the golf course
which will be used for picnicking, pavilion rental, boat mooring, bike rental facility and
supporting drive and parking lot. Within the golf course at the practice range, a small
canopy will be installed for golfers to provide shade and protection from inclement
weather.
We appreciate your assistance in this request. If you have any questions or want further
information, please let me know.
September 3, 1998
ITEM NO.: 17 FILE NO.: Z-6549
NAME: Second Baptist Church -
Conditional Use Permit
LOCATION: Between Cumberland and Rock
and 6th and 7th 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 6th and 7th
Streets. The property is
zoned HDR.
STAFF NOTE:
This item has been deferred until October 15th 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 15th
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.
September 3, 1998
ITEM NO.: 18 FILE NO.: Z -5115-A
NAME:
LOCATION•
Telecorp, I-30
Permit
11209 I-30
- Tower Use
OWNER/APPLICANT: Ed Cullin/Telecorp
PROPOSAL: To allow the installation of a
150 foot monopole Wireless
Communication Facility on the
Reaves Fasteners property at
11209 I-30. The property is
zoned I-2. A variance is
requested from the setback
requirement from residential
property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is on the south side of I-30 near the
intersection with I-430 on Reeve Fastners property.
2. Compatibility with Neighborhood:
The site is located on property zoned I-2. To the east
and west are properties zoned R-2, occupied by
nonconforming commercial uses. To the south the
property is zoned R-2 and is being used for Single
Family. Most of the surrounding area is
commercial/industrial use. The area to the south has
trees partially shielding it from the proposed tower
site. Staff believes this wireless communication
facility should be compatible with the neighborhood.
The Mavis Circle and Pinedale Neighborhood Associations,
as well as Norman Floyd, were notified of the public
hearing.
3. On -Site Drives and Parking:
There is one access point to the site from the frontage
road along I-30. Adequate space is provided for
parking for one or two maintenance vehicles.
September 3, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z -5115-A
4. Screening and Buffers:
No Comment.
5. Public Works Comments:
Meadow Lane is a commercial street, dedication of
right-of-way to 30 feet from centerline will be
required.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer service not required for this issue.
No comment.
Southwestern Bell: Approved as submitted.
ARRLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Approved as submitted.
CATA: This site is not on a LATA bus route.
7. Staff Analysis:
The applicant is requesting a 150 foot monopole
.wireless communication facility on this I-2 zoned,
Light Industrial, property. The proposed tower will
- be located near the west end of the existing metal
building which is occupied by Reaves Fastners.
Chapter 36, Article XII of the Code of Ordinances
established development standards for wireless
communications facilities. If the proposed facility
conformed to all standards, it could be approved
through a staff level review process. This proposed
facility does not conform to the setback standards for
WCF with support structures abutting residential
property. Section 36-593(b)(3) states:
WCF with Support Structures which abuts
residential property on any side shall be
set back a distance at least the height of
the tower measured from the base of the
tower to the property line of the
residential lot.
E
September. 3, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z -5115-A
The proposed tower has a setback of less than 150 feet
from residentially zoned property to the west and south
necessitating the tower use permit. The equipment
location exceeds all setbacks (50 feet front, 25 feet
rear, 15 feet side). The facility is 180 feet from the
R-2 zoned property to the east.
A variance is requested to the 150 feet setback from
residential property to allow the tower facility to be
only 111 feet from the south R-2 property and 58 feet
from the west R-2 property. There is a nonconforming
commercial business on the property to the west and
single family residences to the south. Staff believes
the request to be reasonable.
Telecorp has stated in writing that they searched
unsuccessfully for alternatives to a new tower such as
co -locating on an existing tower or attaching to an
existing structure. They also have agreed to construct
this tower for co -location of at least one other user,
as required in the ordinance.
Staff believes this is a reasonable additional use of
the property.
8. Staff Recommendation:
Staff recommends approval of the requested tower use
permit to allow a wireless communication facility with
a 150 foot tall monopole support structure at this site
subject to compliance with the following conditions:
-1. Compliance with Public Works Comment
2. Compliance with the development standards for WCF's
in Section 36-593
3. Constructing the structure to be capable of
supporting at least one additional user.
Staff also recommends approval of the variance to allow
a reduced setback of 111 feet from the R-2 property to
the south and 58 feet from the R-2 property to the
west.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998)
Chris Villines was present representing the applicant.
Staff briefly presented the item.
Public Works discussed the required right-of-way of 30 feet
form centerline on Meadow Lane.
r�
September 3, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z -5115-A
The Planning staff explained the setback requirements and
what the differences were which necessitated the need for a
tower use permit with a setback variance.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
Randy Fraiser, Telecorp Attorney, as well as Don Brown and
Chris Villines from Entel working for Telecorp, were present
representing the application. One objector was present.
Staff presented the item with a recommendation for approval.
Mr. Fraiser explained their proposal and why they chose this
location. He stated they did explore co -location
possibilities and found none that met their needs. He also
stated this new tower would be available for future co -
location.
Mr. Norman Floyd, although having submitted a letter of
support, addressed his questions and concerns regarding
their attempt for co -location and the height of the tower.
He was satisfied about co -location, but still felt the tower
was higher than needed.
Mr. Woodrow Butler spoke in opposition. He lives on Meadow
Lane and does not want the tower in front of his house. In
response to his concern over TV interference the applicant
stated that this antenna would not interfere with radio or
television reception. Mr. Butler asked about moving the
tower to a different location. A lengthy discussion ensued
regarding the location and impact on Mr. Butler.
Commissioner Berry made the point he felt this location had
the least impact of all the tower requests he had seen.
A motion was made to approve the application as submitted
to include staff comments and setback variance. The motion
passed by a vote of
7 ayes, 3 nays and 1 absent.
4
September 3, 1998
ITEM NO.: 19 FILE NO.: Z -6275-A
NAME:
LOCATION•
Telecorp, Booker Street -
Tower Use Permit
2700 Booker Street
OWNER/APPLICANT: Bugman, Inc./Telecorp
PROPOSAL: To allow for the installation
of a 150 foot monopole
wireless Communication
Facility on the R-3 zoned
Bugman property at 2700 Booker
Street, with a variance to the
setback requirement from
residential property.
STAFF NOTE:
This item was withdrawn by the applicant as a Tower Use
Permit. The applicant worked out an agreement to co -locate
on an existing Alltel Wireless Communication facility on the
same property that was granted a C.U.P. on June 26, 1997,
Z-6275. Telecorp will apply through the normal
administrative staff review process for approval.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998)
No presentation or discussion of this item took place since
the applicant had requested in writing that the item be
withdrawn. Staff supported the withdrawal.
The item was placed on the Consent Agenda for withdrawal
which was approved by a vote of 10 ayes, 0 nays and
1 absent.
September 3, 1998
ITEM NO.: 20
FILE NO.: Z-6548
NAME:
Telecorp, Asher Avenue - Tower
Use Permit
LOCATION:
8616 Asher Avenue
OWNER/APPLICANT:
Rosedale Optimist Club/Telecorp
PROPOSAL:
To allow the installation of a
190 foot monopole Wireless
Communication Facility on the
R-3 zoned Optimist Club
property at 8616 Asher Avenue
with a variance to the maximum
height requirement.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the north site of Asher Avenue,
just east of John Barrow Road on the Rosedale Optimist
Club property.
2. Compatibility with Neighborhood:
This site is located on property zoned R-3 Single Family
residential. To the east and north is also R-3 zoned
property. To the northwest is R-4 and 0-3 zoned
property. To the southeast is C-3 and C-4 zoned
property. To the southwest is R-4 and C-3 zoned
property. This wireless communication facility sits on
the back end of the property near the baseball fields.
To the north, east and west is fairly dense tree covered
land. The only part of this tower that will be visible
from off site will be the part above the trees. Staff
believes this WCF will be compatible with the
neighborhood.
The Westwood and John Barrow Neighborhood Associations
were notified of the public hearing.
3. On -Site Drives and Parking:
There is one access point to the WCF site by entering
the property from Asher Avenue and traveling all the
way behind the ballfields to the tower site. Adequate
access and parking for maintenance personnel is
planned.
September 3, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6548
4. Screening and Buffers:
No comment.
5. Public Works Comments:
Asher Avenue is listed on the Master Street Plan as a
principal arterial; dedication of right-of-way to 45
feet from centerline will be required.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer service not required for this issue.
No comment.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
AP&L: No Comments received.
Fire Department: Require 15 foot wide gate into tower
lease area.
LATA: This site is on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a 190 foot high monopole
wireless communication facility on the back end of this
R-3, Single Family residential, property. Currently,
the Optimists have a clubhouse and ballfields on this
property.
Chapter 36, Article XII of the Code of Ordinances
establishes development standards for wireless
communications facilities. If the proposed facility
conformed to all standards, it could be approved
through a staff level review process. This proposed
facility does not conform to the height restriction of
150 feet. Setbacks are all met. The only standard not
met is the maximum 150 feet.
A variance is requested to the 150 foot maximum height
to allow the tower to be 190 feet tall. Staff believes
the request to be reasonable.
Telecorp verified in writing that they did search
unsuccessfully for alternatives to a new tower such as
2
September 3, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6548
co -locating on an existing tower or attaching to an
existing structure. The height needed was the main
difficulty in that search. Telecorp has agreed to
construct this tower to support co -location of at least
one other user as required in the Tower Ordinance.
Staff believes this is a reasonable additional use of
the property.
8. Staff Recommendation:
Staff recommends approval of the requested tower use
permit to allow a wireless communication facility with
a 190 foot tall monopole support structure at this site
subject to compliance with the following conditions:
1. Compliance with Public Works Comment
2. Compliance with the development standards for WCF's
in Section 36-593
3. Constructing the structure to be capable of
supporting at least one additional user.
4. Provide a 15 foot wide minimum gate into the tower
area.
Staff recommends approval of the variance to permit
exceeding the 150 foot maximum height and building to
190 feet.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 13, 1998)
Chris Villines was present representing the applicant.
Staff briefly presented the item.
Public Works discussed the required right-of-way of 45 feet
from centerline on Asher Avenue.
The Planning Staff explained the height limitation and how
exceeding that limit triggered the requirement for a tower
use permit and a height variance.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 1998)
Randy Fraiser, Telecorp Attorney, as well as Don Brown and
Chris Villines from Entel working for Telecorp, were present
representing the application. One objector was present.
Staff presented the item with a recommendation for approval.
3
September 3, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-6548
Mr. Fraiser briefly reviewed the proposed and why they
needed 190 foot height.
He also touched upon a discussion held between themselves,
representatives from the Optimist Club, Bill Jones and Darin
Grable, and Mr. John Bracey, adjacent property owner
immediately to the east. Mr. Bracey's issue was, at least
in part, that he owns property that would be closer than 190
feet from the new tower. It appeared that they had worked
out the issue and Mr. Bracey left. Mr. Bracey did not speak
to the Commission.
A motion was made to approve the application as submitted
to include staff comments and height variance. The motion
passed by a vote of
9 ayes, 0 nays and 2 absent.
4
September 3, 1998
ITEM NO.: 21 FILE NO.: S-1213
NAME: Reif - Waiver of Subdivision Requirement
LOCATION: 819 N. Pine Street
DEVELOPER:
ENGINEER•
Mike and Ellen Reif S. Davis Consulting
819 N. Pine Street 5301 West 8th Street
Little Rock, AR 72205 Little Rock, AR 72204
AREA: 0.23 Acre NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-3
PLANNING DISTRICT: 4
CENSUS TRACT: 15
VARIANCES/WAIVERS REQUESTED:
1. Waiver of the requirement to subdivide property.
A. BACKGROUND:
In July of 1995, Mike and Ellen Reif, owners of Lot 3,
Whitlock's Replat (of Lots 4-9, Block 13, Pulaski Heights
Addition) purchased a 12 foot by 86 foot portion of Lot 2,
Willock's Replat from Tom and Cathie St. Amour, the then
owners of Lot 2 (Deed instrument 95-41380). A replat was
never filed recognizing this purchase. The remainder of Lot
2 has since been sold to a new owner, Denise Greenwald.
On March 30, 1998, the Board of Adjustment approved front
and side yard setback variances for additions to the
existing residence on Lot 3. The proposed addition to the
south side of the structure extends into the 12 foot by 86
foot portion of Lot 2. During review of the item, staff
noted that a replat would need to be done, recognizing the
1995 purchase of the portion of Lot 2, before a building
permit can be issued.
The Reifs have compiled the necessary documents to file the
replat. However, Ms. Greenwood, the new owner of Lot 2 will
not sign the replat nor the Bill of Assurance and refuses to
be a party to the replat.
September 3, 1998
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: S-1213
Therefore, one of two things can be done at this point:
1. The City can pursue the subdivision violation against
Ms. Greenwood, or
2. The Planning Commission can recommend a waiver of the
required replat to the City Board of Directors.
B. PROPOSAL:
Mike and Ellen Reif request that the Planning Commission
recommend a waiver of the required replat to the City Board
and that the City not pursue the subdivision violation
against Ms. Greenwood.
C. ANALYSIS:
A minor replat such as this would typically be handled at
staff level. Due to the fact that the new owner of Lot 2
will not sign the replat nor the Bill of Assurance, a staff -
level replat cannot be accomplished.
Since the current property owner of Lot 2 was not directly
responsible for the illegal subdivision, staff can support
the waiver request. The net outcome will be that the Reif's
property will be held under two separate deed instruments.
D. STAFF RECOMMENDATIONS:
Staff recommends approval of the waiver of required
subdivision (replatting) of Lots 2 and 3, Willock's Replat
(of Lots 4-9, Block 13, Pulaski Heights Addition to the City
of Little Rock).
An ordinance dealing with the waiver will be required to be
filed with the County Recorder so as to assure that future
title work on the property reflects the waiver.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 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
10 ayes, 0 nays and 1 absent.
M
September 3, 1998
ITEM NO.: 22 FILE NO.: G-23-289
Name: Elm Street - Right -of -Way
Abandonment
Location: A portion of Elm Street between
4`h and 5th Streets
Owner/Applicant: Board of Trustees University of
Arkansas
Request: To abandon the 50 feet wide by
140 feet long street in Block 12,
Reyburn and Wright Subdivision.
STAFF REVIEW•
1. Public Need for This Right -of -Way
The existing road is used by emergency vehicles as an access
road to hospitals and apartments located south of fire
station on West Markham.
2. Master Street Plan
This portion of Elm Street connects Cedar Street at I-630
exit with West Markham Street.
3. Need for Right -of -Way on Adiacent Streets
If right-of-way is closed, a cul-de-sac or other means to
turn around needs to be provided by applicant.
4. Development Potential
The applicant desires to use abandoned right-of-way for
pedestrian walkway and green space.
5. Neighborhood Land Use and Effect
The general area is made up of a doctor's offices, clinics
and hospitals.
6. Neighborhood Position
There is no neighborhood opposition on record at this time.
7. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
Southwestern Bell - has no objection to the abandonment.
September 3, 1998
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: G-23-289
7. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
Southwestern Bell - has no objection to the abandonment.
Water Works - has no objection to the abandonment.
Wastewater Utility - has no objection to the abandonment.
Neighborhood and Planning - encourages applicant to close
full block not just a portion.
Fire Department - District Chief requests the street be left
open for emergency vehicle.
ARKLA - has no objection to the abandonment, but needs
easement to access existing system.
8. Reversionary Rights
The applicant has not provided a letter from the abstract
company as of August 14, 1998.
STAFF RECOMMENDATION:
Staff has no objections to closing Elm Street providing they
comply with Public Works design requirement and contingent upon
approval by public agencies and other entities.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 13, 1998)
The applicant was not present after a brief discussion of the
issue, the Committee forwarded the item to the full Commission.
PLANNING COMMISSION AGENDA;
(September 3, 1998)
The Staff reported to the Commission that there were no
continuing items for discussion. The UAMS and Fire Department and
Public Works have resolved their points of conflict. After a
2
September 3, 1998
SUBDIVISION
ITEM NO • 22 (Cont.) FILE NO.: G-23-289
brief discussion of this item, it was determined by the
Commission that the matter be placed on the Consent Agenda for
approval. A motion to that effect was made and passed by the vote
of 10 ayes, 0 nays, and 1 absent.
3
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September 3, 1998
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 6:01 p.m.
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Chairman
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