pc_02 05 1998subI.
II.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
FEBRUARY 5, 1998
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being eleven in number (all members).
Approval of the Minutes of the Previous Meeting
The Minutes of December 18, 1997 and January 8, 1998
were approved as mailed.
Members Present: Richard Downing
Craig Berry
Rohn Muse
Judith Faust
Hugh Earnest
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Obray Nunnley
Pam Adcock
Members Absent: None
City Attorney: Cindy Dawson
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
FEBRUARY 5, 1998
I. DEFERRED ITEMS:
A. Chenal Valley Phase 14-D Preliminary (S-867-HHH)
B. One Source Rezone/Plat Requirements (Z -4933-B) and (S -981-B)
C. Westpark Executive Building - Conditional Use Permit
(Z -2232-A)
D. Lutheran High School - Conditional Use Permit (Z-6425)
II. PRELIMINARY PLATS:
1. Westside Office Park (S -1003-A)
2. Hughes Subdivision (S-1174)
3. Iris Addition (S-1173)
4. Wedgewood Creek Preliminary (S-1172)
5. Value Health Preliminary Revised (5-956-B)
III. PLANNED ZONING DEVELOPMENTS:
6. Blair PD -C Short -Form (Z -4167-D)
7. Leisure Arts P.C.D. Long -Form Re-establish (Z -4343-C)
8. Trumpet in Zion Short -Form P.O.D. (Z-6449)
9. Gibralter Heights PD -O Short -Form (Z-6428)
10. Wilson PCD Short -Form (Z -6332-A)
11. Kocinski PD -C Short -Form (Z-6403)
12. McDonald Short -Form PCD (Z-6446)
13. Raymond Rodgers #1 Short -Form PRD (Z -6416-A)
14. Raymond Rodgers #2 Short -Form PRD (Z -6417-A)
15. Gaines Short -Form PD -C (Z-6414)
15A. Maxmart Short -Form PCD (Z-6451)
16. Chenal Office Plaza Short -Form POD (Z -3292-C)
Agenda, Page 2
IV. SITE PLANS REVIEW:
17. Westside Office Park - Zoning Site Plan (Z -4554-A)
18. Gill Site Plan - Subdivision Plan (5-1176)
V. CONDITIONAL USE PERMITS:
19. St. James UMC - Conditional Use Permit (Z -3739-A)
20. Pulaski Academy - Revised Conditional Use Permit (Z -4246-C)
21. Pilgrim Valley Baptist Church - Conditional Use Permit
(Z -4685-A)
22. Crouch - Revised Conditional Use Permit (Z -5228-C)
23. Doyle Springs Mini -Storage - Conditional Use Permit
(Z -5485-A)
24. Olivet Baptist Church - Conditional Use Permit (Z -5991-C)
25. Church of the Living God - Revised Conditional Use Permit
(Z -6146-A)
26. Hall - Conditional Use Permit (Z-6438)
27. Remmel Park - Conditional Use Permit (Z-6442)
28. Hilbourne - Conditional Use Permit (Z-6450)
29. Item converted to PCD - see item 15A.
30. Darby - Conditional Use Permit (Z-6452)
31. Value Health - Conditional Use Permit (Z -6453-A)
VI. OTHER MATTERS
32. Z-6453 - South of Labette Drive, west of Barrow Road;
rezoning from MF -12 to MF -18
33. West 16th Street - Right -of -Way Abandonment (G-23-281)
34. Wilson Road - Right -of -Way Abandonment (G-23-282)
35. Walnut Street - Right -of -Way Abandonment (G-23-283)
36. Proposed Bylaws Amendment
February 5, 1998
ITEM NO.: A FILE NO.: S-867-HHH
NAME: Chenal Valley - Bayonne Preliminary Plat (PH. 14-D)
LOCATION: A large tract of land lying south of Chenenceau Blvd.
and east of Chenal Parkway.
Deltic Timber Corporation
#7 Chenal Valley Circle
Little Rock, AR 72211
821-5555
ENGINEER•
White-Daters and Assoc., Inc.
401 Victory Street
Little Rock, AR 72201
374-1666
AREA: 99.0 acres
NUMBER OF
LOTS:
150 FT. NEW STREET: 9,260
ZONING: R-2
ALLOWED
USES:
Single Family
PROPOSED USE: Single Family
VARIANCES/WAIVERS REQUESTED:
1. Pipe stem lots (33, 34 and 35)
2. Sidewalks as an interpretation of how the ordinance should
apply.
BACKGROUND•
This large tract is a continuing development of the north slope,
Deltic Development. The area was reflected on the Deltic Plan
and City Land Use Plan as single family.
A. PROPOSAL/REQUEST:
To develop 150 lots in a conventional subdivision format,
public streets and utilities.
B. EXISTING CONDITIONS:
This is a heavily wooded area on rolling terrain much like
land developed to the east along Hinson Road and north to
Hwy. 10. Then are no physical improvements at this time.
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-HHH
C. NEIGHBORHOOD COMMENTS:
None received at this writing. However all the abutting
lands are Deltic.
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.
2. Stormwater detention ordinance applies to this property.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Provide striping and signage plans for the development,
Traffic Engineering approval.
5. Prior to construction obtain barricade permit for work
done within right-of-way.
6. All new street names approved.
7. All streets shall conform to centerline radii, tangent
distances, and street grades per MSP and be shown on the
plat.
8. Bayonne Drive, Bayonne Court, and Nemours Drive need to
be designed to standard residential street standards
their entire length and not be reduced to minor
residential street standards in any portion of the
street. Therefore sidewalks apply.
E. UTILITIES•
Wastewater: Sewer main extension required with easements.
AP&L: No comment at this writing.
Arkla: OK as submitted.
Southwestern Bell: An additional 5 foot easement beyond the
street right-of-way along all front lot line.
Water: water main extension, required.
Fire Department:
County Planning: No comment, inside city.
CATA: No bus service this area.
Planning Division: No comment on plat.
Landscape: No comment on plat.
2
Fe.uruary 5, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-HHH
F. ISSUES/TECHNICAL/DESIGN:
1. 30 feet minimum on pipe stems on lots
2. Vicinity map needs work.
3. Show building line on Lots 48-50, Block 25
4. Show narrow dimension on Tract E, where do Tracts E and
F separate.
5. Show contours on Lots 31, 32, 33, Block 25.
6. Show sidewalks on balance of Bayonne Dr. (at cul-de-
sac) also on Nemours Dr. and Bayonne Court.
7. Show city limits.
8. Discuss commitment to widen Chenal relative to abutting
property development.
G. ANALYSIS•
This is a well -thought through plat and appears to work at
every design level. The several items in issues above are
typical kinds of plat issues and staff feels comfortable
that they can be resolved.
H. STAFF RECOMMENDATIONS:
Approval of the plat subject to resolving the points in
Public Works, Engineering write-up as well as planning
comments.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 20, 1997)
The applicant was represented by the engineer for the plat.
Numerous questions were posed abut street design, width of
pipestems. Mr. White, the engineer, was asked to discuss the
commitment on Deltics part to build the remaining lanes on Chenal
Parkway. Mr. White stated that he believed that 600 lots along
the corridor was the key but that he would check. Sidewalk
waivers were discussed with staff and commission requesting a
basis for the deletion at the cul-de-sac ends. Mr. White said
that he thought policy permitted reduction to minor street
standards in these designs where the street narrows to serve a
few lots.
The Committee wanted more on this. It will require full
discussion at the public hearing. A question arose about what
was the future use of the large green space along Chenal Parkway.
The answer was permanent open space due to severe grades and very
steep slopes along Chenal Parkway.
3
February 5, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-HHH
PLANNING COMMISSION ACTION: (DECEMBER 18, 1997)
Staff reported to the Commission this applicant has requested
that this plat be deferred to the regular public hearing on
February 5, 1998. It was reported there are apparently some
concerns from property owners in the Johnson Ranch area as well
as property owners immediately to the north along Bayonne Drive
and other adjacent streets.
After a brief discussion, the Commission determined that this
item should be placed on the Consent Agenda for deferral to allow
sufficient time for the applicant to meet with the neighborhood.
A motion was made to defer the application to February 5, 1998.
A vote on the motion produced 11 ayes, 0 nays and 0 absent.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Tim Daters was present, representing the application. There were
several persons present with concerns. Staff gave a description
of the preliminary plat. Staff stated that the plat had been
revised, adding only 26 lots to the Bayonne Subdivision.
Tom Beach, of the Bayonne Subdivision, addressed the Commission.
He stated that several of the residents of the subdivision had
not seen the revised plat.
The Chairman instructed the applicant to meet with the residents
in the hall and describe the revised plat to them.
Tim Daters and Tom Beach returned to the hearing room. Mr.
Daters stated that he had explained the revised plat to the
interested parties. Mr. Beach stated the residents were
satisfied with the plat and that no further changes would be made
to the plat. Mr. Daters confirmed that this plat would finish
the Bayonne Subdivision.
A motion was made to approve the preliminary plat as revised by
the applicant. The motion passed by a vote of 10 ayes, 0 noes
and 1 absent.
4
February 5, 1998
ITEM NO.: B FILE NO.: Z -4933-F
Owner:
Applicant:
Location:
Request:
Purpose:
size:
Existing Use:
Eugene M. Pfeifer, III
James E. Hathaway, Jr.
15701 Chenal Parkway
Rezone from PCD to C-3
Future retail development
1.09± acres
Vacant, wooded tract
SURROUNDING LAND USE AND ZONING
North - Chenal Parkway Right -of -Way and undeveloped/
wooded tracts zoned 0-3 and C-2
South - One Source Warehouse and Lumber yard, zoned PCD
East - Construction office and contractor's storage
yard, zoned R-2
West - One Source Warehouse and Lumber Yard, zoned PCD
PUBLIC WORKS COMMENTS
Below is the result of discussion with the developer and
Board of Directors action:
1. Ordinance 17,009 gives the developer permission to
install a drive onto the new north -south arterial and
establishes a procedure for when this drive would need
to be removed.
2. The Board of Directors determined that the $20,000
requested for contribution towards construction of the
intersection of the arterial with Chenal was not an
appropriate request. To our knowledge there was not
formal waiver but a determination that this request was
not appropriate.
3. That Public Works and the developer's engineer agreed to
an area of additional right-of-way at the northeast
corner of the lot for purposes of construction of a
right -turn lane at a future date. This right-of-way is
shown on a plat of the amended PCD prepared by White-
Daters dated 1-16-96.
4. That One Source agreed to an in -lieu for the
construction of a right -turn lane on Chenal Estimated
cost is $25 to $30 thousand dollars.
5. That the developer agreed to construct 1/2 of the length
of the arterial on the east side of the property, but
February 5, 1998
ITEM NO.: B (Cont.) FILE NO.: Z -4933-F
that the cost would not exceed 1/2 of the cost of 1/2 of
the width for the total boundary length.
6. That the Board of Directors denied the request for a
waiver of 1/2 commercial street improvements to Kanis
Road on the frontage of the property.
Additional requirements:
7. Dedication of right-of-way to 30 feet from centerline of
Kanis including a 20 feet radial dedication at the
northeast and southeast corner of property.
8. Dedication of right-of-way to 45 feet from centerline of
the new arterial to the east.
9. With development construct half street improvements
including sidewalks, for Kanis Road to collector
standards. Provide design of streets in accordance with
Master Street Plan prepared by Professional Civil
Engineer.
10. Construct 5 feet wide sidewalk including access ramps,
on the back of right-of-way of Chenal Parkway, and the
new arterial.
11. Stormwater detention ordinance applies to this property.
12. Chenal Parkway has a 1995 average daily traffic count of
11,000.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a Central Arkansas Transit Bus
Route.
LAND USE ELEMENT
The site is in the Ellis Mountain District. The Plan
recommends Commercial use. There is no land use plan issue.
STAFF ANALYSIS
The request before the Commission is to rezone this 1.09±
acre tract from "PCD- Planned Commercial Development to "C-
3" General Commercial. The property is currently
undeveloped and wooded. The applicant proposes unspecific
future retail development for the site once it is rezoned.
The parcel is part of the larger One Source Home Center PCD.
On December 26, 1990, Mechanics Lumber Company PCD was
approved for the 8.8± acre tract located at the southeast
corner of Chenal Parkway and Kanis Road. The PCD
established a 3 lot development with a hardware store/lumber
yard to be built on the larger of the 3 lots (Lot 1). No
uses or site plans were approved for the two smaller lots at
that time, including this subject property which was
2
February 5, 1998
ITEM NO.: B (Cont.) FILE NO.: Z -4933-F
identified as Lot 3. On December 20, 1994, Worthen Bank
Branch amended PCD was approved for Lot 2, at the corner of
Chenal and Kanis, with a bank listed as the only approved
use. On November 21, 1995, One Source Home Center amended
PCD was approved which combined the subject Lot 3 with the
larger Lot 1 to allow for expansion of the hardware
store/lumber yard and all permitted and conditional uses in
the C-3 district. On September 16, 1997, the Worthen Bank
Branch amended PCD was revoked for Lot 2 and that lot was
zoned C-3. The applicant is now requesting that this lot
(Lot 3) also be zoned C-3. This technically means the One
Source Home Center PCD will be amended to remove this 1.09±
acre tract from the PCD. This action will have the effect
of leaving the One Source Home Center on Lot 1, as it is
now. This subject property, Lot 3, can then be developed
for C-3 uses.
Staff believes the C-3 zoning request is reasonable for this
site. The Ellis Mountain District Land Use Plan recommends
Commercial for this site and the properties abutting to the
east, west and south. The Plan recommends Commercial and
Office for properties across Chenal Parkway, to the north.
The PCD zoned property to the west and south is occupied by
the One Source Home Center and Lumber Yard. A construction
company/contractor's storage yard is located to the east.
The large tracts of 0-3 and C-2 zoned properties across
Chenal Parkway are currently undeveloped and heavily wooded.
The PCD which currently covers this lot allows for all
permitted and conditional uses in the C-3 district.
Rezoning the site to C-3 will eliminate the conditional uses
as "by -right." Development of the site will have to comply
with the Chenal/Financial Centre Design Overlay District
guidelines regarding signage, lighting and utilities.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-3 zoning as
conforming to the Land Use Plan and being compatible with
uses and zoning in the area.
PLANNING COMMISSION ACTION: (NOVEMBER 13, 1997)
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 9 ayes, 0 noes and 2 absent.
3
February 5, 1998
ITEM NO • B (Cont.) FILE NO.: Z -4933-F
STAFF UPDATE•
A disagreement has arisen between the developer and Public
Works regarding the Public Works requirements related to the
rezoning. These issues have been brought back to the
Planning Commission for resolution.
Revised Public Works Comments as of January 27, 1998.
Below is the result of discussion with the developer and
Board of Directors action:
1. Ordinance 17,009 gives the developer permission to
install a drive onto the new north -south arterial and
establishes a procedure for when this drive would need
to be removed.
2. The Board of Directors determined that the $20,000.00
requested for contribution towards construction of the
intersection of the arterial with Chenal was not an
appropriate request. To our knowledge there was not a
formal waiver but a determination that this request was
not appropriate.
3. That Public Works and the developer's engineer agreed
to an area of additional right-of-way at the northeast
corner of the lot for purposes of construction of a
right -turn lane at a future date. This right-of-way is
shown on a plat of the amended PCD prepared by White-
Daters dated January 16, 1996.
4. That One Source agreed to an in -lieu for the
construction of a right -turn lane on Chenal Estimated
cost is $25 to $30 thousand dollars or developer may
construct lane.
5. That the developer agreed to construct half of the
length of the arterial on the east side of the
property, but that the cost would not exceed half of
the cost of half of the width for the total boundary
length. With development construct half street
improvements including sidewalks for the arterial or
construct full width improvements half the length of
the arterial.
6. That the Board of Directors denied the request for a
waiver of half collector street improvements to Kanis
Road on the frontage of the property.
N
February 5, 1998
ITEM NO.: B (Cont.) FILE NO.: Z -4933-F
Additional requirements:
7. Dedication of right-of-way to 30 feet from centerline
of Kanis including a 20 feet radial dedication at the
northeast and southeast corner of property.
8. Dedication of right-of-way to 45 feet from centerline
of the new arterial to the east.
9. With development construct half street improvements
including sidewalks, for Kanis Road to collector
standards. Provide design of streets in accordance
with Master Street Plan prepared by Professional Civil
Engineer.
10. Construct 5 feet wide sidewalk including access ramps,
on the back of right-of-way of Chenal Parkway, and the
new arterial,
11. Stormwater detention ordinance applies to this
property.
12. Chenal Parkway has a 1995 average daily traffic count
of 11,000.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that the applicant requested a
deferral to the February 19, 1998 agenda. The item was
placed on the Consent Agenda and the deferral was approved
by a vote of 11 ayes and 0 noes.
5
February 5, 1998
ITEM NO.: C FILE NO.: Z -2232-A
NAME•
LOCATION•
Westpark Executive Building -
Conditional Use Permit
7101 W. 12th Street
OWNER/APPLICANT: Moore Investments/Daryl Peeples
of Flake and Kelley
PROPOSAL: A conditional use permit is
requested to allow for the use
of 750 square feet of the
existing office building as a
massage therapy clinic. The
property is zoned I-2.
NOTE: The applicant has not provided adequate site plan
information to allow staff time to properly review this
application. Therefore, staff recommends that this item be
deferred to the February 5, 1998 Subdivision agenda.
THERE ARE NO GRAPHICS FOR THIS ITEM.
PLANNING COMMISSION ACTION: (DECEMBER 18, 1997)
The Staff informed the Commission that the applicant failed
to submit adequate site plan information to staff. Staff
recommended deferral of this item to the February 5, 1998
Subdivision Agenda.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
February 5, 1998 Agenda. A motion to that effect was made.
The motion passed by a vote of 11 ayes and 0 nays.
STAFF UPDATE•
There has been no further action on this item. Staff has
had no contact with the applicant and considers the
application abandoned. Staff recommends that the item be
withdrawn.
February 5, 1998
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z -2232-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The applicant was not present. There were no objectors
present. Staff informed the Commission that there had been
no further contact with the applicant and the application
was considered abandoned. Staff recommended that the item
be withdrawn.
The item was placed on the Consent Agenda and withdrawn by a
vote of 11 ayes, 0 noes and 0 absent.
2
February 5, 1998
ITEM NO.: D
FILE NO.: Z-6425
NAME: Lutheran High School -
Conditional Use Permit
LOCATION: 6711 W. Markham Street
OWNER/APPLICANT: Olivet Baptist Church/
Lutheran High School, Inc.
by Gary Langlais
PROPOSAL: A conditional use permit is
requested to convert the
existing church/school
facilities to a High School
(9th through 12th grades).
The property is zoned R-5 and
is currently occupied by
Olivet Baptist Church and
School. No new construction
is proposed with this
application.
ORDINANCE DESIGN STANDARDS:
1.
Site Location:
The existing church site is located at the southeast
corner of West Markham and Hughes Streets.
2. Compatibility with Neighborhood:
Existing single-family residential uses are located to
the west across Hughes Street and to the north across
West Markham Street. There is one single-family
residence located immediately south, with .the Christ
Lutheran Church and School located further south. The
property immediately east of this site was recently
approved for the expansion of the Christ Lutheran
Church and School facilities.
Converting the existing church/school facilities to a
high school should not have an adverse effect on the
general area. The site has been used for some time as
a church and private school.
The Briarwood and Apache Crime Watch Neighborhood
Associations were notified of the public hearing.
February 5, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6425
3. On -Site Drives and Parking:
Access to the site is gained by utilizing three drives
from Hughes Street.
A total of 108 off-street parking spaces is required
by ordinance. The existing site contains 108 parking
spaces.
4. Screening and Buffers:
Existing trees located in areas designated on the site
plan submitted as "landscaped lawn areas" should be
retained. These fine stately trees are an asset to the
area and some of which are required by ordinance.
5. Public Works Comments:
1. West Markham is listed on the Master Street Plan as
a reduced standard minor arterial. A dedication of
right-of-way will be required to 35 feet from
centerline of West Markham including a 20 foot
radial dedication at the northwest corner of the
property.
2. The applicant be required to contribute to a
possible future traffic signal at Hughes Street and
West Markham Street when a signal is warranted or
requested. Public Works recommends that the
applicant and Christ Lutheran Church and School
together contribute 25% of the cost of a possible
future traffic signal at the previously mentioned
intersection.
6. Utility and Fire Department Comments:
No comments received.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
convert the existing church/school facilities to a high
school (9th through 12th grades). The property is
located at 6711 West Markham Street and is zoned R-5.
The property is currently occupied by Olivet Baptist
Church and School. The existing structure is a multi-
story, 40,000 square foot building which sits on
approximately 4.8 acres. The applicant plans to make
no exterior changes to the building or parking area.
Therefore, no new construction is proposed.
`a
February 5, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6425
The applicant has stated that the existing building
will accommodate approximately 18 classrooms. The
school plans to have one (1) ninth grade class of 25
students the first year, and ultimately two (2)
classes each for grades 9, 10, 11 and 12. The total
future enrollment would be 200 students. The hours of
operation would be from 8:00 a.m. to 3:30 p.m., Monday
through Friday, with occasional night activities.
A total of 108 off-street parking spaces is required by
ordinance, based on the total number of classrooms
proposed. There are 108 parking spaces existing on the
site.
No new signage is proposed with this application. The
school will change the copy on the existing church
signs.
As noted in paragraph 5, Public Works is requiring that
the applicant contribute to a possible future traffic
signal at Hughes and W. Markham Streets when it is
warranted or requested. The applicants have stated
that they would be willing to participate in the cost
of a future traffic signal at this intersection when it
is warranted, however, they would not be financially
able to participate for approximately five years. The
applicants also stated that they cannot speak for
Christ Lutheran Church. Christ Lutheran Church stated
(as part of their proposal for their recent conditional
use permit) that they would be willing to participate
in the cost of the future traffic signal.
Based on the past and present use of the property, the
conversion of the existing church/school facilities to
a high school should not have an adverse effect on the
neighborhood. The applicant is planning to retain all
of the landscaped areas on the property in their
current state.
8. Staff Recommendation:
Staff recommends approval of the application, subject
to the following conditions:
1. Compliance with the Screening and Buffers Comments
2. Compliance with the Public Works Comments
3. The maximum enrollment will be 200 students.
3
February 5, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6425
SUBDIVISION COMMITTEE COMMENT:
Gary Langlais and Don Henson were
application. Staff gave a brief
conditional use permit.
(NOVEMBER 20, 1997)
present representing the
description of the proposed
David Scherer and Bruce Kemmet reviewed the Public Works
issues. Mr. Scherer noted that Public Works will request
that the high school participate in the traffic signal that
will be installed at the Hughes Street and West Markham
Street intersection in the future, when conditions warrant
the signal.
Mr. Henson stated that the school would submit a written
response to staff concerning Public Work's request. There
was additional discussion concerning the future traffic
signal.
The applicant noted that the areas noted on the site plan as
"landscaped lawn areas" would be maintained in their current
state.
Staff noted that the existing number of parking spaces
complies with ordinance requirements and no variance is
required.
After further discussion concerning the proposed school use
and the existing church and school use, the Committee
accepted the presentation and forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION:
(DECEMBER 18, 1997)
Ralph Olson and Gary Langlais were present, representing
the application. Staff gave a brief description of the
application and recommendation of approval.
Ralph Olson addressed the Commission in support of the
application. He stated that he agrees with the conditions
required by staff.
Dana Deree addressed the Commission. He stated that he was
not opposed to the use of the property as a high school. He
stated that he had concerns relating to the volume of
traffic in the area. He offered several suggestions to help
ease the traffic problem.
Nora Harris also expressed traffic concerns to the
Commission.
4
February 5, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6425
Jim Thewatt also had concerns relating to the volume of
traffic and the driveway placement on the church/school
property.
Sue Thweatt stated concerns relating to parking and the
possibility of on -street parking.
Roxane Tackett also addressed the Commission stating
concerns relating to the traffic in the area.
Bobbie Hempel discussed parking concerns.
Commissioner Adcock asked David Scherer to address the
traffic concerns.
David Scherer, of Public Works, made several suggestions
which might help the traffic problem in the area. This
included "no parking" signs on Hughes Street, "no through
traffic" signs, and speed bumps.
Ralph Olson stated that the Lutheran High School and the
Christ Lutheran Church are two different organizations.
There was a general discussion relating to traffic concerns
in this area.
A motion was made to defer the item to the February 5, 1998
agenda. The motion passed by a vote of 8 ayes, 2 nays and
1 absent. The Commission deferred the item to allow time
for the neighborhood and applicant to meet with Public
Works, representatives to discuss the traffic concerns.
STAFF UPDATE:
On January 22, 1998 a meeting was held between the Briarwood
Association; Mr. Doug Henson of the Lutheran High School
Association; Mr. Bill Henry, Traffic Engineer; and Mr. Bruce
Kemmet, Design Review Engineer; to discuss traffic and
parking issues.
The Lutheran High School Association has agreed to the
following requests:
1. To construct additional parking on site once the
existing parking is continually at 90% capacity.
2. To participate in the cost of signalization of the
intersection at Markham and Hughes Streets. Mr.
5
February 5, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6425
Henry indicated that 10% of the cost come from the
Lutheran High School, 10% from Christ Lutheran and
80% from Central Arkansas Transit Authority.
3. The Lutheran High School would pay for the
installation of solar powered flashing school zone
signs.
The work on the signal and school zone signs could take
place immediately.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The applicant was present. There was one other interested
party present who arrived after the item had been approved.
Staff presented the item and gave the Commission an update
based on the results of the January 22, 1998 meeting between
City Staff, the applicant and the Briarwood Neighborhood
Association. Staff stated that terms agreed to at that
meeting would be added as conditions. Staff recommended
approval of the requested conditional use permit subject to
the following conditions:
1. Compliance with the Screening and Buffer Comments
2. Compliance with Public Works Comments
3. The maximum enrollment will be 200 students
4. Compliance with the following terms agreed to at the
January 22, 1998 neighborhood meeting.
a. The school will construct additional parking on the
site once the existing parking reaches 90%
capacity.
b. The Lutheran Association and Christ Lutheran Church
will share the cost with the City for a traffic
light at the intersection of Hughes and Markham
Streets. Their part will be between 20-25% of the
cost of the traffic light, with the City paying the
remaining 75-80%.
c. The applicant will submit a plan showing how cars
will enter and exit the parking lot for dropping
off and picking up children at the school.
d. The applicant will pay the cost for the
installation of two flashing school zone signs on
Hughes Street.
February 5, 1998
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6425
The Commission was informed that a revised plan had been
submitted which showed the future location of an addition 50
on-site parking spaces. The plan also showed that the
northern and southern driveways will be one-way entering the
site with the center driveway to be one-way exiting the site
to provide maximum stacking space on the property.
The item was placed on the Consent Agenda and approved
subject to compliance with those conditions as recommended
by staff. The vote was 11 ayes, 0 noes and 0 absent.
7
Fe.oruary 5, 1998
ITEM NO.: 1 FILE NO.: S -1003-A
NAME: Westside Office Park - Preliminary Plat
LOCATION: East side of Shackleford Road, approximately .2 mile
south of Colonel Glenn Road.
DEVELOPER:
Bill Brandon
P. O. Box 475
Hensley, AR 72065
AREA: 10.53 Acres
ZONING• I-1
PLANNING DISTRICT:
CENSUS TRACT: 24.05
ENGINEER:
Pat McGetrick
McGetrick Engineering
11225 Huron Lane
Little Rock, AR 72211
NUMBER OF LOTS: 4
12
VARIANCES/WAIVERS REQUESTED:
None Requested.
sT
PROPOSAL:
FT. NEW STREET: 480
The applicant proposes to subdivide 10.53 acres into four
(4) lots including a 480 foot cul-de-sac. The applicant
plans to construct an office warehouse on each of the four
lots.
The property is zoned I-1 which requires a site plan review
for any development. The site plan review for this property
was submitted as item #17 on this agenda.
B. EXISTING CONDITIONS:
The site has been mostly cleared of trees over time. There
are existing trees and undergrowth within the OS zoned strip
along the east property line.
February 5, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -1003-A
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Pecan Lake Property Owners Association was notified of
the site plan review (Item #17).
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 will be
required to 45 feet from centerline for this 5 lane
minor arterial.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets include 5 foot sidewalks.
3. Stormwater detention per ordinance applies to this
property. Stormwater discharge is shown at an unnatural
point, off-site drainage easement will be required.
4. Grading permit will be required on this new development,
if it disturbs more than one acre.
5. Street name Westside Court disapproved it duplicates
another Westside. Submit a new name.
6. Provide striping and signage plans for the development,
for Traffic Engineering approval.
7. All driveways shall be concrete aprons per City
Ordinance.
8. Shackleford Road has a 1995 average daily traffic count
of 750 vehicles.
9. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
10. Prepare letter for street lights as required by Sec.
31-403.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comment.
Water: 20 -foot easement from Godwin Road required.
Acreage charge of $150 per acre applies in addition to
normal connection charges. Deficiencies remain in
installation of water main.
Fire Department: Show fire hydrants.
Counter Planning: No Comment - inside city limits
CATA• No Comment.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -1003-A
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
Other Issues:
Special attention should be paid to the 100, open space
zoning along the east property line. This open space should
be fenced off prior to any construction or additional site
work.
G. ANALYSIS•
A revised plat was submitted to staff on January 22, 1998.
The revision addresses most of the staff concerns.
With the exception of a couple of minor notes that need to
be shown, the preliminary plat appears to be in good shape.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject
to compliance with the conditions noted in paragraphs D, E
and F.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the plat.
There was a brief discussion regarding the Planning Staff
concerns. This included the preservation of the OS zoning to the
east and need to show additional handicap ramps at the entry
drives.
Bruce Kemmet, of Public Works, reviewed the Public Works
concerns.
After a brief discussion, Mr. McGetrick indicated that the plat
would be revised to satisfy the Planning and Public Works
concerns.
The Committee accepted the presentation and forwarded the issue
to the full Commission for final action.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S -1003-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4
Fenruary 5, 1998
ITEM NO.: 2 FILE NO.: S-1174
NAME: Hughes Subdivision - Preliminary Plat
LOCATION: 10,020 Nash Lane
DEVELOPER•
ENGINEER•
Robert and Debra Hughes Pat MCGetrick
10,020 Nash Lane MCGetrick Engineering
Little Rock, AR 72103 11225 Huron Lane
Little Rock, AR 72211
AREA: 6.45 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING• R-2
PLANNING DISTRICT: 15
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
Conditional waiver of street improvements to Nash Lane for a
residential subdivision.
A. PROPOSAL•
The applicant proposes to subdivide 6.45 acres into two (2)
single-family residential lots. The property owners live in
an existing manufactured home on Lot 1. Lot 2 is being
formed to provide a site for the property owner's mother to
construct a residence.
B. EXISTING CONDITIONS:
This site, which is immediately south of the River of Life
Assembly of God Church property, is partially cleared and
partially wooded. Single-family residential structures
exist to the south and east, across Nash Lane.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing.
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1174
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Nash Street is 16'-8" wide pavement, dedication of
right-of-way to 30 feet from centerline will be
required.
2. Provide design of Nash Lane conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
this street including 4 foot sidewalk, or request a
waiver.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Stormwater Detention Ordinance applies to this property.
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: Relocation of existing meter will be required if
this plat causes a private line connection. Acreage
charge of $150/acre may apply.
Fire Department: No Comments.
County Planning: No Comment - inside city limits.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
G. ANALYSIS•
A revised plat was submitted to staff on January 22, 1998.
The revision addresses all outstanding issues as discussed
in the Subdivision Committee meeting.
The applicant is requesting a conditional waiver of street
improvements to Nash Lane. Public Works has indicated
support of this conditional waiver.
2
February 5, 1998
SUBDIVISION
ITEM NO • 2 (Cont.) FILE NO.: 5-1174
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions noted in paragraphs D and E.
Staff also recommends approval of the conditional waiver of
street improvement to Nash Lane.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick and Debra Hughes were present, representing the
application. Staff gave a brief description of the plat.
The main topic of conversation was the requirement for one-half
street improvements to Nash Lane. After a brief discussion,
David Scherer of Public works indicated that his department could
support a conditional waiver of the street improvements.
Mr. McGetrick indicated that a revised plat would be submitted to
staff which will satisfy the other Public works and Planning
concerns.
The Committee accepted the presentation and forwarded the issue
to the full Commission for final action.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
3
February 5, 1998
ITEM NO.: 3 FILE NO.: S-1173
NAME: Iris Addition - Preliminary Plat
LOCATION: End of Zanzibar Street, south of Pride Valley Road
DEVELOPER:
ENGINEER•
Shirley P. Herndon Pat McGetrick
Trust #2 McGetrick Engineering
720 Zanzibar Street 11225 Huron Lane
Little Rock, AR 72211 Little Rock, AR 72211
AREA: 9.68 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING• R-2
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1. Variance for pipe stem lot (Tract 8AR).
2. Waiver of street improvements to Zanzibar Street.
A. PROPOSAL•
The applicant proposes to subdivide 9.68 acres into two (2)
single-family residential lots. There is an existing house
and manufactured home on Tract 8R. The property owner is
proposing Tract 8AR to provide her daughter with a site to
construct a single-family residence.
B. EXISTING CONDITIONS:
The site is partially cleared and partially wooded. A new
gravel access drive has been constructed to Tract 8AR.
Construction of a new residence has begun on Tract 8AR and a
small pond has been dug out.
February 5, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1173
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Right-of-way 50 feet wide will need to be obtained for
the existing Zanzibar Street or Zanzibar Street will
need to be constructed per the "MSP" by the applicant in
the existing right-of-way.
2. Right-of-way dedication and construction of a cul-de-sac
turnaround at the end of Zanzibar is required.
3. Stormwater detention ordinance applies to this property.
4. Grading permit will be required on this new development,
if it disturbs more than one acre.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary. No comment.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: Outside City. Water main extension required along
with execution of Pre -annexation Agreement and approval
by City. Acreage charge of $300/acre applies in addition
to normal connection charges.
Fire Department:
1. Show fire hydrants.
2. Drives should be 20 feet wide.
County Planning: Outside city limits. No comments
received.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
Other Issues:
1. Provide source of title for existing Zanzibar Street.
2. Provide plan for moving Zanzibar Street or rededicating
the right-of-way to align with the existing roadway.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1173
G. ANALYSIS•
As of this writing, the outstanding issues related to
Zanzibar Street have not been resolved. Staff feels that a
deferral is needed to allow the applicant additional time to
work out these issues and meet with the Planning and Public
Works Staffs for discussion.
H. STAFF RECOMMENDATIONS:
Staff recommends deferral of this item to the March 19, 1998
Subdivision agenda.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the plat.
The main topic of discussion was the Zanzibar Street issue.
Solutions to the existing situation were discussed. These
included dedicating new right-of-way at the existing street
location, abandoning the old right-of-way and constructing a
gravel T -turnaround at the end of the street.
The Committee asked Mr. McGetrick to locate the owner of the
property where the existing Zanzibar Street is located and
determine if new right-of-way can be dedicated. The Committee
asked Mr. McGetrick to try and resolve this issue prior to the
public hearing.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that the applicant had requested a
deferral of the item to the March 19, 1998 agenda.
The Chairman placed the item on the Consent Agenda for deferral.
The item was deferred to the March 19, 1998 agenda by a vote of
11 ayes, 0 noes and 0 absent.
3
Fenruary 5, 1998
ITEM NO.: 4 FILE NO.: S-1172
NAME: Wedgewood Creek - Preliminary Plat
LOCATION: 13,401 Baseline Road
ENGINEER•
Hunnicut Construction Raymond Hickey
and Development, Inc. Central Arkansas Engineering
24 Pine Manor 1012 Autumn Road
Little Rock, AR 72207 Little Rock, AR 72211
AREA: 27.99 Acres NUMBER OF LOTS: 106 FT. NEW STREET: 4,000
ZONING• R-2
PLANNING DISTRICT: 16
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
Deferral of street improvements to Baseline Road for a period of
two (2) years.
A. PROPOSAL•
The applicant proposes to subdivide 27.99 acres into 106
single-family residential lots with 4,000 linear feet of new
streets.
B. EXISTING CONDITIONS:
The site is mostly wooded and undeveloped. There is one
single-family residence on the property. The Otter Creek
Neighborhood is located to the west, with a large multi-
family/golf course development located to the north across
Baseline Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
February 5, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • S-1172
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is listed on the Master Street Plan as a
principal arterial. A dedication of right-of-way will
be required to 55 feet from centerline for this 5 lane
principal arterial.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks.
3. Need to provide temporary cul-de-sacs for phase I or
extend Wedgewood Creek Drive straight south to Woodside
Drive to make a complete loop.
4. Stormwater Detention Ordinance applies to this property.
5. Grading permit will be required on this new development,
if it disturbs more than one acre.
6. Obtain barricade and street cut permits prior to
construction within right-of-way.
7. Provide striping and signage plans for the development,
for Traffic Engineering approval.
8. All driveways shall be concrete aprons per City
Ordinance.
9. Baseline Road has a 1995 average daily traffic count of
3,600 vehicles.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: Need minimum 10 foot rear lot easements.
Water: An acreage charge of $150/acre applies to the
portion of this project that is within 1/4 mile of the
16" water main. Water main extensions will be required.
Request water main be stubbed out to the south with Water
Works participation in that portion.
Fire Department:
1. Fire Department has concerns with the single access
point.
2. Show fire hydrants.
County Planning: No Comment - inside city limits.
CATA: No comments received.
E
February 5, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1172
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
Other Issues:
Staff suggests a secondary access to the property for safety
purposes.
G. ANALYSIS•
A revised plat was submitted to staff on January 22, 1998.
The revision addresses all outstanding issues as discussed
in the Subdivision Committee meeting.
The applicant is requesting deferral of street improvements
to Baseline Road for a period of two (2) years. Public
Works staff has indicated support of this request.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
the conditions noted in paragraphs D, E and F.
Staff recommends approval of the deferral of street
improvements to Baseline Road for two (2) years.
SUBDIVISION COMMITTEE COMMENT:
Raymond Hickey and Randy Alberius were present, representing the
application. Staff gave a brief description of the plat.
Bruce Kemmet, of Public works, explained the 75 foot radius
requirement for wedgeside Drive. Other Public Works issues were
discussed, including the need for temporary and cul-de-sacs for
Phase I.
Mr. Hickey explained that the two "P.O.A." lots at the
subdivision's entrance would have decorative brick walls and
landscaping. He stated that the other "P.O.A." lot (southeast
corner of the property) would be for stormwater detention.
After a brief discussion, the Committee forwarded the issue to
the full Commission for final action.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1172
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4
Fenruary 5, 1998
ITEM NO.: 5 FILE NO.: S -956-B
NAME: Value Health - Revised Preliminary Plat
LOCATION: Labette Drive, west of Barrow Road
DEVELOPER•
Bill Brandon
and Bessie Sullivan
P. 0. Box 475
Hensley, AR 72065
AREA• 11.03 Acres
ZONING: MF -12/0-3
PLANNING DISTRICT:
CENSUS TRACT: 24.04
ENGINEER:
Pat McGetrick
McGetrick Engineering
11225 Huron Lane
Little Rock, AR 72211
NUMBER OF LOTS• 4
11
VARIANCES/WAIVERS REQUESTED:
None requested.
A. PROPOSAL•
FT. NEW STREET: 600
The applicant proposes to subdivide 11.03 acres into four
(4) lots. Lot 1 is zoned 0-3, Lot 2 is zoned MF -12
(proposed re -zoning to MF -18, see Agenda Item #32), and Lots
3 and 4 are zoned MF -12. The applicant is also requesting a
conditional use permit for Lot 2 (see Agenda Item #31).
Construction of Labette Drive and final platting of Lot 2 be
Phase I. The remaining lots will be final platted as
development is planned.
B. EXISTING CONDITIONS:
The site is currently wooded and undeveloped. The general
area contains a mixture of residential and office
developments.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S -956-B
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way is required to 60 feet wide
for Labette Drive.
2. The reverse tangent on Labette Drive is too severe.
Straighten the "S" curve of a smoother transition to
meet "MSP", or provide a "T" intersection at the west
property line.
3. Barrow Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way will be
required to 45 feet from centerline for this 5 lane
minor arterial.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct street improvements to Labette
Drive including 5 foot sidewalks.
5. Stormwater detention ordinance applies to this property.
6. Eliminate drive way and access across Lot 1 parking lot.
The driveway does not meet City Ordinance and creates
traffic congestion at Barrow Road.
7. Driveway entrance on Labette Drive does not meet City
Ordinance Sec. 31-210. Redesign with a 25 foot wide
median and 18 foot lane.
8. Grading permit will be required on this new development,
if it disturbs more than one acre.
9. Barrow Road has a 1995 Average Daily Traffic count of
20,000 vehicles.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: Five foot easements required on Lots 1
thru 4.
Water: A charge of $15/front foot applies to 12- main
across this property. Any relocation of water facilities
will be at the expense of the developer. It appears the
12" main will need to be moved. On site fire protection
and RPZ backflow preventer required.
Fire Department: Show fire hydrants.
Counter Planning: No comments - inside city limits.
CATA : No Comments.
2
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S -956-B
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
G. ANALYSIS:
A revised plat was submitted to staff on January 22, 1998.
The revision addresses all outstanding issues as discussed
by the Subdivision Committee.
The applicant has redesigned Labette Drive, providing a "T"
intersection at the west property line as requested by
Public Works. The access drive across Lot 1 has been
removed from the plat.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions noted in paragraphs D and E.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
briefly introduced the item.
Several of the Public Works concerns were discussed. These
included the reverse curve on Labette Drive the access drive
across Lot 1, and the double drive entrance to Labette Drive.
Mr. McGetrick indicated that he would not be able to achieve the
appropriate curve radii and would likely request a waiver of the
requirement. He also indicated that a revised plat would be
submitted to staff addressing as many of the concerns as
possible.
The Committee determined that the lot size for Lot 4 meets the
minimum size requirement of one (1) acre due to the fact that the
density for multi -family lots is measured to the street
centerline.
After additional discussion, the Committee forwarded the plat to
the full Commission for final action.
3
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S -956-B
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
N
Fenruary 5, 1998
ITEM NO.: 6 FILE NO.: Z -4167-D
NAME: Blair - Short -Form PD -C
LOCATION: 9715 Colonel Glenn Road
DEVELOPER:
ENGINEER•
Daniel Utility Pat McGetrick
9715 Colonel Glenn Road McGetrick Engineering
Little Rock, AR 72204 11225 Huron Lane
Little Rock, AR 72211
AREA: 1.02 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: 0-3 ALLOWED USES: Office
PROPOSED USE: Office, inside storage of
equipment and supplies
(warehouse), parking of
service trucks (3/4 ton or
less).
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND:
The property was rezoned from R-2 to 0-3 on March 20, 1984
(Ordinance #14,623). On May 30, 1989 the Planning Commission
denied a requested zoning to C-4. On August 22, 1989 the
Commission also denied a re -zoning request to Short -Form PCD.
The applicant was proposing to utilize the property for temporary
storage of repossessed vehicles. Staff recommended denial of
both rezoning requests as being inappropriate to this area.
On September 10, 1991 the Planning Commission approved a
conditional use permit to allow an office, showroom/warehouse on
the property. This approval was for a business which provided
and serviced cable boxes for cable companies. Currently, a
utility business is operating in violation of the approved
conditional use permit and the Zoning Ordinance. This is due to
the fact that there is outdoor storage of vehicles and materials
which extends well onto the R-2 zoned property to the south.
Fcnruary 5, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z -4167-A
A. PROPOSAL•
The applicant proposes to rezone the 1.02 acre site to PD -C.
The applicant proposes the continuing operation of a utility
maintenance business at this location. There would be 5,800
square feet of building addition for the enclosed storage of
equipment and supplies. Additional parking is proposed for
employees as well as service trucks.
The applicant states that there will be no additional
signage on the property. Any site lighting will be low-
level and directed away from the adjacent R-2 zoned
properties.
B. EXISTING CONDITIONS:
The site currently contains an office/warehouse building and
associated parking areas. There is a large amount of
outside storage of equipment and materials in the side and
rear yards, extending approximately 200 feet onto the R-2
zoned property immediately south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Westbrook and Barrow Neighborhood Associations were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
2. Provide design of left turn lane with 75 feet stacking
and 100 feet transition on Colonel Glenn Road conforming
to "MSP" (Master Street Plan). Construct one-half
street improvements to these streets including 5 foot
sidewalks, or provide in -lieu contribution.
3. Stormwater detention ordinance applies to this property.
4. A grading permit and development permit for special
flood hazard area are required prior to construction.
5. Provide striping and signage plans for the development,
for Traffic Engineering approval.
6. Colonel Glenn has a 1995 average daily traffic count of
5,800 vehicles.
7. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
8. Contact the AHTD for work within the State Highway
right-of-way.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z -4167-A
9. Parking lot cannot extend into right-of-way (55 feet
from centerline).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: The Fire Department needs to evaluate this area to
determine whether an additional public and/or private
fire hydrant(s) will be required.
Fire Department: Show fire hydrants.
County Planning: No Comment - inside city limits.
CATA: POSSIBLE AFFECT. Route #14 is in the vicinity of
the proposed PDC. It looks as though there would be
sufficient R -O -W for bus stop, however, it is some distance
for a pedestrian to walk from the street to the
office/storage space.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
Shown on the Plan as Single Family in the 65th Street West
District, this site was denied an amendment to the Plan to
Commercial by the Planning Commission (0 for, 10 nays, 1
absent). The area west of Panther Creek is shown on the
Plan for Light Industrial use. The area is a mix of
industrial and single family uses. The creek has a large
flood plain, which is shown on the City Parks Master Plan as
a First Priority acquisition Open Space. The area east of
the creek is vacant; where developed use is mixed. The Plan
uses the creek as the dividing line between nonresidential
and single family uses.
Currently, Colonel Glenn is a two lane "rural" road. To the
east is the intersection of Colonel Glenn and Stagecoach
Roads which is a major intersection (two principal
arterials). The Land Use Plan recommends Commercial use at
this intersection. Between the Creek and this commercial
area is Marigold. This street is a residential, single
family, area of about a dozen homes. In 1997, the
Commission was asked to rezone a vacant parcel at Marigold
and Colonel Glenn Road to commercial. The Land Use Plan
recommended the change; however, the residents were strongly
opposed. After much debate the zoning request was denied.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z -4167-A
The Commission indicated they wished the Plan to be changed
from Neighborhood Commercial to Single Family. At the
request of the Neighborhood and Commission, Staff prepared a
plan amendment to make this change. The Board of Directors
approved the Plan change in June of 1997.
The site in question represents about a third of the
property between the Marigold residential and the creek.
The City's previous actions of supporting the single family
require the opposition to a change to commercial here.
Staff recognizes that some of the site is already zoned
office. However, if the City is serious about preserving
and strengthening the existing residential area, no change
from residential can be supported.
Landscape Issues:
With the additional right-of-way dedication, the proposed
plan does not provide the required 31 foot average on site
buffer width required along Colonel Glenn Road. The minimum
width required at any given point is 6 feet.
Six percent of the interior of the vehicular use area must
be landscaped with interior islands.
A 6 foot high opaque screen, either a wood fence with its
face side directed outward or dense evergreen plantings are
required to screen business activity from adjacent
residential properties.
This site will be required to be brought into compliance
with the Landscape Ordinance. 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 on January 22,
1998 which appears to address most of the technical issues
as raised by the Subdivision Committee. However, the area
of pavement for vehicular parking has been expanded and now
extends well onto the R-2 zoned tract immediately south of
the current 0-3 zoning. Part of the proposed new building
also extends onto the R-2 tract.
The applicant also submitted a letter with the revised plan
stating that they have agreed to the right-of-way dedication
and will contribute 15% in -lieu for street improvements to
Colonel Glenn.
4
Fe.oruary 5, 1998
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z -4167-A
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the rezoning request. The
proposed zoning does not conform to the City's Future Land
Use Plan and staff feels that the proposed use would be
inappropriate to the area.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
The Public Works Comments were discussed. This included the
dedication of additional right-of-way and street improvements to
Colonel Glenn Road. Mr. McGetrick indicated that the applicant
would apply for a waiver of street improvements.
After a brief discussion of other technical issues, including
landscape requirements, the Committee forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that the applicant had requested a
deferral of the item to the March 19, 1998 agenda.
The Chairman placed the item on the Consent Agenda for deferral.
The item was deferred to the March 19, 1998 agenda by a vote of
11 ayes, 0 noes and 0 absent.
61
Fcnruary 5, 1998
ITEM NO.: 7 FILE NO.: Z -4343-C
NAME: Leisure Arts - Long -Form P.C.D. re-establish
LOCATION: 5701 Ranch Drive
DEVELOPER: ENGINEER:
Leisure Arts Pat McGetrick
5701 Ranch Dr. McGetrick Engineering
Little Rock, AR 72212 11225 Huron Lane
Little Rock, AR 72211
AREA: 26.69 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PCD ALLOWED USES: Existing Leisure Arts facility
PROPOSED USE: Expansion of the Leisure Arts
facility
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND•
On November 2, 1993, this property was rezoned to PCD. The
rezoning was approved to allow the construction of an additional
office building (six stories) and an approximate 126,000 square
foot expansion to the existing shipping/warehouse facility. The
property was originally zoned 0-2.
With the construction of the new 6 -story office building, office
will remain as the dominate use of the property.
A. PROPOSAL•
The applicant is proposing to re-establish the PCD zoning
due to the fact that the original PCD has expired without
any construction being initiated.
The applicant is requesting approval of the site plan as
previously approved. This includes a new 6 -story office
building and a 126,000 square foot addition to the existing
shipping/warehouse building. Phase I will be a 65,000 square
foot addition to the shipping/warehouse building. Phase II
will include the 6 -story office building and an additional
FeAruary 5, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -4343-C
61,000 square foot addition to the shipping/warehouse
building.
B. EXISTING CONDITIONS:
The site currently contains a 4 -story office building and an
89,500 square foot shipping/warehouse building.
The site for the addition and for the new office building is
currently undeveloped, but is partially cleared.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Johnson Ranch Neighborhood Association was notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
There is an existing agreement requiring the improvement of
the bridge on Katillus Road with any further development of
this property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comments.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: Water main extension and additional on-site fire
protection may be required.
Fire Department: No Comments.
County Planning: No Comment - inside city limits.
LATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as
Office. No further comments.
Landscape Issues: No Comments.
2
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -4343-C
G. ANALYSIS•
The only apparent outstanding issue involves the improvement
of the bridge on Katillus Road. Public Works indicates that
there is an existing agreement requiring the improvement of
the bridge with any further development of this property.
The applicant states that an in -lieu contribution of $18,000
was made with the previous construction on the property.
The applicant states that this money could go toward the
bridge improvement.
Staff will attempt to work out this detail prior to the
public hearing.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the re-establishment of the PCD
subject to the applicant working out details associated with
Katillus Road with Public Works.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
Staff informed Mr. McGetrick that a revised site plan would need
to be submitted denoting the two planned phases.
David Scherer, of Public Works, indicated that improvements to
Katillus Road (including the existing bridge) would need to be
looked at. He stated that additional comment from his office
would be forthcoming.
After a brief discussion, the Committee forwarded the item to the
full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
3
Fe.oruary 5, 1998
ITEM NO.: 8 FILE NO.: Z-6449
NAME: Trumpet in Zion - Short -Form P.O.D.
LOCATION: 900 S. Pine Street
DEVELOPER:
ENGINEER•
Trumpet in Zion Ministries None
900 S. Pine Street
Little Rock, AR 72204
AREA: 1.74 Acres NUMBER OF LOTS: 12 FT. NEW STREET: 0
ZONING: R-4 ALLOWED USES: Church
PROPOSED USE: Church, daycare, educational
center, bookstore, video/audio
production facility,
commercial print shop.
VARIANCES/WAIVERS REQUESTED:
None requested.
The current use of this property is the Trumpet in Zion
International Ministries, Inc. The church has a 2,000 plus
member congregation and is the parent church of 25 covenant
churches in Arkansas, Texas, Kansas, Missouri and Oklahoma.
A. PROPOSAL:
The applicant proposes to utilize approximately 7,504 square
feet (25%) of the existing church building for the
additional church -related uses as outlined below. There is
no new construction planned and primary use of the building
will remain as the church and church -offices (75%).
The proposed additional church -related uses are as follows:
1. Not Home Alone Daycare
Maximum capacity of 84 students
• 8 full-time employees, 5 part-time employees,
3 staff
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6449
• operating hours: 6:00 a.m.
- 6:00
p.m.
Mon. - Fri.
6:00 p.m.
- 10:00
p.m.
Mon. - Fri.
10:00 a.m.
- 2:00
p.m.
Sunday
6:00 p.m.
- 10:00
p.m.
Sunday
• Area: 4,000 square feet
5. Trumpet in Zion - TV and Video
2. Destiny Outreach School
• Maximum enrollment of 120 students (Grades 1-12)
• 6 teachers and 3 staff
• operating hours: 8:50 a.m. - 3:40 p.m. Mon. - Fri.
• Area: 2,065 square feet
3. Trumpet in Zion Bookstore
• Serves the congregation and general public
• 6 part-time employees
• operating hours: 11:00 a.m. - 2:00 p.m. Tues. - Fri.
10:00 a.m. - 2:00 p.m. Sunday
6:00 p.m. - 10:00 p.m. Sunday
• Area: 850 square feet
4. Printing 4U Services
•
Serves churches, organizations and the business
community.
•
2 full-time employees
•
operating hours: 9:00 a.m.
- 5:00 p.m.
Mon. - Fri.
•
Area: 415 square feet
5. Trumpet in Zion - TV and Video
•
Serves the congregation and
general
public
•
3 part-time employees
•
Operating hours: 6:00 p.m.
- 8:00
p.m. Tuesday
6:00 p.m.
- 10:00
p.m. Thursday
10:00 a.m.
- 1:00
p.m. Sunday
6:00 p.m.
- 10:00
p.m. Sunday
•
Area: 174 square feet
B. EXISTING CONDITIONS:
The site, which encompasses as entire block, contains an
existing 29,153 square foot church building and associated
parking areas.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received two (2) phone calls
from concerned citizens. The Pine to Woodrow, Forest Hills,
Oa
Fe.oruary 5, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6449
and Capitol View Stifft Station Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way to 30 feet from centerline of
9th and 10th Streets are required including 20 foot
radial dedication at each intersection.
2. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction.
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: No Comments.
Fire Department: No Comments.
County Planning: No Comment - inside city limits.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
Located in the I-630 Plan District the site is shown as
Public Institutional. Office is shown on the Plan to the
east and west with Low Density Residential to the south.
The extended uses are linked to the Trumpet in Zion and are
part of the ministry's operation. They meet the spirit of
the Plan, as long as the church continues to be the dominate
use. No independent signage for these uses should be
allowed.
Landscape Issues: No Comments.
G. ANALYSIS•
The additional uses proposed for the property are part of
the Trumpet in Zion Ministry operation. As noted in
paragraph A, the operating times vary for the proposed uses.
There are approximately 133 parking spaces on the site.
3
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6449
This should be sufficient for the additional uses during the
week when church services are not in session.
Compliance with the Planning Division Comments as noted in
paragraph F, the proposed additional uses should not have an
adverse impact on the area.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to POD subject to
the following conditions:
1. The church must continue to be the dominate use of the
property and the added uses must be ancillary uses to
the church use.
2. No additional signage for the ancillary uses.
3. Compliance with the Public Works Comments
SUBDIVISION COMMITTEE COMMENT:
Odies Wilson along with other members of the church were present,
representing the application.
Staff asked for additional information on the proposed uses,
including hours of operation and number of students and
employees. Mr. Wilson stated that a letter would be submitted to
staff with the additional information.
Mr. Wilson indicated that the church would dedicate the required
right-of-way. He informed Public Works that there would be no
new construction.
After a brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Odies Wilson was present, representing the application. Staff
gave a description of the proposal, noting that letters of
opposition had been received from three neighborhood
associations. Staff noted that the notification to the
surrounding property owners was not done according to the bylaws
and that the Commission would need to waive the bylaws to accept
the notification and proceed with the public hearing.
Mr. Wilson addressed the Commission. He stated that the church
office personnel did not send the notices certified mail by
mistake.
4
February 5, 1998
SUBDIVISION
ITEM NO • 8 (Cont.) FILE NO.: Z-6449
There was a brief discussion between the Commission, Mr. Wilson
and the City Attorney as to whether a waiver of the bylaws would
be in order.
A motion was made to defer the item to the March 19, 1998 agenda.
This would allow the applicant time to re -mail the notices
(certified mail) and meet with the neighborhood groups. The
motion passed by a vote of 11 ayes and 0 noes.
5
February 5, 1998
ITEM NO.: 9 FILE NO.: Z-6428
NAME: Gibralter Heights - Short -Form PD -O
LOCATION•
ENGINEER•
Dr. Robert Rice Pat McGetrick
10801 Executive Ctr. Dr. McGetrick Engineering
Little Rock, AR 72211 11225 Huron Lane
Little Rock, AR 72211
AREA: 5.70 Acres
NUMBER OF LOTS:
1 FT.
NEW STREET: 0
ZONING: R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED:
1. Deferral of detention pond construction until Phase II.
2. Waiver to allow a private drive to connect two public
streets.
BACKGROUND•
The Planning Commission reviewed a proposed change in the City's
future Land Use Plan for this site on December 18, 1997. A
change from single-family to Suburban Office was denied by a vote
of 1 for, 9 against and 1 absent.
A. PROPOSAL•
The applicant is proposing to rezone the 5.70 acres site to
PD -O. The applicant proposes to construct a two-story,
10,000 square foot office building and associated parking
lot as Phase I (3.55 acres). Phase II will include two
office buildings (two-story and 10,000 square feet each) and
associated parking areas on 2.15 acres.
The first phase will be constructed within one year with the
second phase being constructed within the next three years.
February 5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6428
The proposed uses are general offices and medical offices.
Lighting of the site will be low-level and directed away
from residential properties. The hours of operation will be
from 8:00 a.m. - 5:00 p.m. Monday - Friday.
The applicant proposes to file a right-of-way abandonment
application for Sequin Street, Trumpler Street and the
internal alleys if the rezoning is approved.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. Part of the
north half of the property is low, sloping downward to the
south. This will require construction of a retaining wall
with Phase I.
C. NEIGHBORHOOD COMMENTS:
The proposed Land Use Plan change received a great deal of
opposition from the neighborhood. The Parkway Place
Neighborhood Association was notified of this public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way to 30 feet from centerline of
Gamble Road, Arthur Street and Atkins Street is
required.
2. Dedication of right-of-way and half street improvements
will be required for Sequin Avenue unless a closure is
requested through Public Works.
3. The private drive between Atkins Street and Gamble Road
violates City Ordinance, a private drive is not allowed
to connect two public streets. This will require a
waiver.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks.
5. All driveways shall be concrete aprons per City
Ordinance.
6. Stormwater detention ordinance applies to this property.
7. Grading permit will be required on this new development,
if it disturbs more than one acre.
8. It is suggested the drive between Atkins Street and
Gamble Road be named. Addresses could then be assigned
off that street name.
9. Obtain barricade and street cut permit for any work done
in right-of-way prior to construction.
10. Prepare letter for street lights as required by Sec.
31-403.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6428
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property. No pump stations will be accepted.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: An acreage charge of $300 per applies in addition
to normal connection charges. On site fire protection
may be required.
Fire Department: Gates should be at least 15 feet wide.
County Planning: No Comment - inside city limits.
LATA: NO AFFECT. The proposed site is not in CATA's
service area, although it is close to #5 Route. This could
be a potential service point in the near future, so it would
be best to encourage multiple land uses there without a lot
of physical barriers that inhibit pedestrian access and
transit stops between destinations.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Ellis Mountain District and shown on the
Plan for Single Family. The requested area is surrounded by
Single Family use (planned and zoned). There are vacant and
undeveloped areas to the north and south shown on the Plan
for Office or Transition use. A change to Suburban Office
was denied on December 18, 1997 with the Planning Commission
voting 1 for, 9 against, 1 absent. The request is not in
conformance with the Plan.
Landscape Issues:
Areas set aside for street buffers meet with ordinance
requirements.
Six percent of the interior of the proposed parking lots for
buildings #1 and #3 must be landscaped with interior
islands.
If dumpsters are to be used, they must be shown on the site
plan and screened on three sides with an 8 foot high screen.
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
3
February 5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6428
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS:
The applicant submitted a revised site plan on January 22,
1998. The revised plan addresses many of the outstanding
issues as discussed by the Subdivision Committee. Issues
left unresolved include:
1. Signage plan
2. Angle of entry drives from Gamble Road and Atkins
Street.
The applicant has agreed to construct improvements to Arthur
Street, Atkins Street, and Gamble Road.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed rezoning to PD -O, as
the proposed zoning is not in conformance with the City's
future Land Use Plan.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
Staff informed Mr. McGetrick that a survey was needed for the
file.
Mr. McGetrick indicated that a waiver would be requested to allow
the private drive to connect two public streets. He also stated
that an abandonment request would be filed for Sequin Avenue at a
later date.
Staff informed Mr. McGetrick of additional information needed.
This included hours of operation, parking lot lighting and
signage plan.
The Committee accepted the presentation and forwarded the item to
the full Commission for resolution.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6428
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Pat McGetrick, Randy Frazier and Ralph Boozman were present,
representing the application. Staff gave a brief description and
a recommendation on the item. Staff also noted that a large
amount of neighborhood opposition had been voiced. There were
several objectors present.
Randy Frazier addressed the Commission in support of the project.
Mr. Frazier along with Pat McGetrick, project engineer, and Ralph
Boozman, project architect, gave a very detailed description of
the proposed development.
Chris Rule addressed the Commission in opposition to the proposed
rezoning. Mr. Rule stated that he would like for the residential
character of this area to be maintained.
Shirley MCFarlin also spoke in opposition to the proposed
development. She stated that she is in the process of building a
house just south of this proposed site.
Ruth Bell, League of Women Voters, also addressed the Commission
in opposition to the proposed development. She stated that the
office development would not be appropriate for the area.
There was a brief discussion regarding the other uses in the
general area and the property ownership to the south.
Commissioner Adcock asked traffic related questions of Public
Works.
David Scherer, of Public Works, stated that a traffic projection
had not been done based on the proposed use. He stated that the
applicant had proposed to do street improvements.
There was a brief discussion regarding the process by which the
property would gain sewer service.
There was additional discussion regarding the traffic concerns
for the area.
Mr. McGetrick and Mr. Boozman gave a description of the proposed
uses and number of employees.
After a brief additional discussion, a motion was made to approve
the application. The motion failed by a vote of 2 ayes, 8 noes
and 1 abstention (Muse). The application was denied.
5
February 5, 1998
ITEM NO.: 10 FILE NO.: Z -6332-A
NAME: Wilson - Short -Form P.C.D.
LOCATION: 8209 Baseline Road
DEVELOPER•
ENGINEER•
Agnes Wilson None
7820 Evening Shade Dr.
Mabelvale, AR 72103
AREA: 1.03 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Pawn shop (non -conforming)
single-family residential
PROPOSED USE: Pawn shop with C-3 uses within
the existing building and
sales of out of pawn vehicles.
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND•
The applicant requested rezoning of this property to C-4 in July
1997. That request was denied by a vote of 0 ayes, 8 noes, 1
absent and 2 abstentions. The west Baseline Neighborhood
Association expressed opposition to a blanket C-4 zoning of the
property. Jim Kester, president of the Association, stated that
the association was willing to accept C-3 uses and an auto sales
lot and that a planned zoning district (PCD) was a reasonable
alternative.
A. PROPOSAL•
The applicant proposes to re -zone the 1.03 acre site to PCD.
The applicant proposes the continuing operation of a pawn
shop in the existing building with associated auto
sales/display within the side yard immediately east of the
building. The PCD re -zoning would be for the list of
permitted C-3 uses and an auto sales lot. No new signage is
proposed.
F=Druary 5, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6332-A
B. EXISTING CONDITIONS:
A one-story metal building exists on the site and houses the
pawn shop business. The rear and side yards are vacant and
contain small areas of asphalt and/or concrete. The
applicant is currently holding pawned vehicles in the rear
yard and vehicles for sale in the side yard.
C. NEIGHBORHOOD COMMENTS:
The West Baseline Neighborhood Association was notified of
the public hearing. Jim Kester, president of the
Association, called staff and confirmed that the association
was in support of the PCD request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is listed on the Master Street Plan as a
principal arterial with reduced standards, dedication of
right-of-way to 45 feet from centerline will be
required.
2. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction.
3. Stormwater detention ordinance applies to this property.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Baseline Road has a 1995 average daily traffic count of
15,000 vehicles.
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: No Comments.
Fire Department:
1. Drive should be at least 20 feet wide.
2. Show fire hydrants.
Counter Planning: No Comment - inside city limits.
CATA: NO AFFECT. Property is on Routes #17 and #17A,
however there shouldn't be an adverse effect on the transit
route.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6332-A
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as CS -
Community Shopping with a PUD required. The areas to the
east, west and south are also community shopping with a PUD
required on the Plan, with single-family to the ,southwest.
The area across Baseline Road to the north is designated as
Light Industrial.
Landscape Issues:
If this site is to be viewed from the perspective of a
typical outdoor display zone, then no display of automobiles
should be allowed within the front 20 feet of the property.
A 6 foot high opaque screen is required to help screen this
site from the residential zoned properties to the south,
east and west. However, since the property to the south and
east is used for AP&L storage screening may not be deemed
appropriate along these two sides. Screening may be a wood
fence with its face side directed outward or dense evergreen
plantings.
G. ANALYSIS•
The applicant needs to submit a revised site plan to staff
showing the areas in the rear and side yards to be used for
vehicle storage or display. The areas devoted to the
display or storage of vehicles must be all weather pavement
or concrete where not existing.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PCD to allow
the list of C-3 uses and an auto sales lot. The auto sales
use shall be accessory to the pawn shop use only. Only out -
of -pawn vehicles can be sold/displayed. The approval is
subject to the conditions listed in paragraphs D, E, and F
of this report.
SUBDIVISION COMMITTEE COMMENT:
Agnes Wilson was present, representing the application.
Bruce Kemmet, of Public Works, reviewed the Public Works Comments
with the Committee. Mrs. Wilson indicated that she would
request a waiver of the right-of-way dedication. Mr. Kemmet
indicated that he would visit with her further on the Public
Works issues.
3
February 5, 1998
SUBDIVISION
ITEM NO • 10 (Cont.) FILE NO.: Z -6332-A
Staff informed Mrs. Wilson that the areas of outdoor
display/storage of vehicles must be paved or concreted.
Mrs. Wilson stated that a concrete business that previously
occupied the site had concreted portions of the side and rear
yards.
After a brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval
as recommended by staff. The item was approved by a vote of
11 ayes, 0 noes and 0 absent.
4
February 5, 1998
ITEM NO.: 11 FILE NO.: Z-6403
NAME: Kocinski - Short -Form PD -C
LOCATION: 17,024 Burlingame Road
DEVELOPER:
ENGINEER•
Jerry Kocinski None
17,024 Burlingame Rd..
Little Rock, AR 72211
AREA: 3.00 Acres
NUMBER OF LOTS:
1 FT.
NEW STREET: 0
ZONING: R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Motorcycle repair shop
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND:
This property was reviewed by the Planning Commission on October
30, 1997 for an amendment to the City's future Land Use Plan from
Single -Family to Commercial. The Commission denied the
Commercial request by a vote of 0 ayes, 9 noes and 2 absent.
A. PROPOSAL:
The applicant proposes to re -zone the 3 acre site to PD -C.
The applicant proposes to operate a motorcycle repair shop
within the existing metal building. The applicant also
proposes a commercial sign.
B. EXISTING CONDITIONS:
The existing site contains two (2) commercial -type buildings
which are of metal and frame construction. The site
contains a number of mature trees and the terrain is gently
rolling. There is a fence across the front of the property
and a gravel driveway.
The uses in this general area are scattered single-family
residences on large lots.
FcDruary 5, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6403
C. NEIGHBORHOOD COMMENTS:
Staff has received one letter of opposition to this item.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Burlingame Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
2. Prior to construction, provide design of street
conforming to "MSP" (Master Street Plan). Construct
one-half street improvements to these streets including
5 foot sidewalks or provide in -lieu contribution of 15
percent of new development cost.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
5. Appropriate handicap ramps will be required per current
ADA standards.
6. Stormwater detention ordinance applies to this property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comments.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: No water service is available to this property at
the present time.
Fire Department: No Comments.
County Planning: Outside city limits - no comments
received.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This property is in the Burlingame Plan District and shown
for Single Family. Burlingame Road from Colonel Glenn to
Kanis is predominately large lot residential/farms and
undeveloped woods. The nearest non-residential land use
designation is approximately one and a half miles away.
This item was presented to the Planning Commission on
October 30, 1997 as an amendment to the Land Use Plan from
`A
February 5, 1998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6403
Single Family to Commercial. The Commission denied the
commercial request voting - 0 for, 9 nays, 2 absent. The
Planning Commission requested the Planning Staff undertake a
land use plan study of the area. The review, beginning in
January 1998, should be completed later in the spring. A
commercial use at this site would need to reflect the
character of the neighborhood and signage should be small
and unobtrusive.
Landscape Issues: No Comments.
G. ANALYSIS•
The proposed site plan and cover letter submitted to staff
are deficient with respect to the following:
1. All vehicular use areas must be paved and landscaped.
2. No details on site lighting, if any.
3. No details on the proposed sign.
4. No details on hours of operation.
No variances, waivers or deferrals are requested.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the rezoning request. The
proposed zoning is not in conformance with the City's future
Land Use Plan and staff feels that the proposed use will not
be compatible with the surrounding zoning and uses.
SUBDIVISION COMMITTEE COMMENT:
The applicant was not present. Staff gave a brief description of
the proposal.
Staff noted the outstanding issues involved with the site plan.
These are noted in paragraph G of this report.
The Committee accepted the presentation and forwarded the issue
to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Jerry Kocinski was present, representing the application. Staff
gave a brief description of the proposal and a recommendation.
There were several objectors present.
Jerry Kocinski addressed the Commission in support of the
application. Mr. Kocinski stated that when he built the building
he thought he was outside the City's jurisdiction.
3
February 5, 1998
SUBDIVISION
ITEM NO • 11 (Cont.) FILE NO.: Z-6403
George Peters addressed the Commission in opposition to the
application. He stated that he owns the property next to Mr.
Kocinski and he bought his property based on the fact that the
area is residential. Mr. Peters presented a petition from the
residents of the area against the proposed rezoning.
Stacey Harmon also spoke in opposition to the application. Mrs.
Harmon stated that she has lived on Burlingame Road for 14 years.
She stated that she has had a problem with motorcycles racing up
and down the street.
An attorney representing a Mr. Richy who owns property across
Burlingame Road from the motorcycle shop also spoke in opposition
to the application. She stated that Mr. Richy would like to
protect his residential investment by having no commercial in the
area.
Gary Sprole also spoke in opposition to the application. He
stated that the motorcycle shop is a detriment to the residential
area.
Chairman Lichty asked that if the application were denied, would
there be a grace period for Mr. Kocinski to cease operation of
the business.
Jim Lawson stated that he was not sure as to the status of the
enforcement case. He stated that a grace period could be
imposed.
Cindy Dawson, City Attorney, stated that Mr. Kocinski would have
time based on the length of time for the legal process to
conclude.
Mr. Kocinski again stated that he thought that his property was
outside the city's jurisdiction when he purchased the property
and built the building.
A motion was made to approve the application. The motion failed
by a vote of 0 ayes, 10 noes and 1 absent. The application was
denied. The Commission asked that a 30 -day grace period be given
to Mr. Kocinski before the continuation of enforcement.
4
Fcnruary 5, 1998
ITEM NO.: 12 FILE NO.: Z-6446
NAME: McDonald - Short -Form P.C.D.
LOCATION: 14,116 Taylor Loop Road
DEVELOPER•
ENGINEER•
Enoch Miller None
14,309 Cantrell Rd.
Little Rock, AR 72212
AREA: .68
Acre
NUMBER OF LOTS:
1 FT.
NEW STREET: 0
ZONING:
R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Single -Family residence and
beauty shop
VARIANCES/WAIVERS REQUESTED:
None requested.
A. PROPOSAL•
The applicant proposes to re -zone the .68 acre site to PCD.
The applicant/property owner proposes to live in the 1,600
plus square foot existing residence and operate a beauty
shop within the 700 square foot basement. The beauty shop
will consist of one hair stylist and one manicurist. The
applicant proposes to maintain the residential character of
the site.
The applicant proposes a single ground -mounted sign to
identify the beauty shop business. The sign will be
monument -type (masonry), 3 feet in height and 6 square feet
in area (2 feet by 3 feet).
B. EXISTING CONDITIONS:
The site contains a one-story single-family residential
structure and a single driveway from Taylor Loop Road.
There are several mature trees in the front yard.
February 5, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6446
C. NEIGHBORHOOD COMMENTS:
Staff has received one (1) letter in opposition to the
rezoning. The Westchester Neighborhood Association was
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Taylor Loop Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way will be
required to 45 feet from centerline for this 5 lane
minor arterial.
2. Construct a concrete apron at the entrance and sidewalks
at the revised right-of-way line.
3. Taylor Loop has a 1995 average daily traffic count of
4,000 vehicles.
4. Prepare letter for street lights as required by Sec.
31-403.
5. Obtain barricade and street cut permits for any work
down in right-of-way prior to construction.
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: An RPZ backflow preventer will be required on the
domestic service because this is to be a beauty shop.
Contact the Water Works if additional water service is
needed. An acreage charge of $150/acre may apply.
Fire Department: Show fire hydrants.
Counter Planning: No Comment - inside city limits.
CATA: NO AFFECT. Not in service area.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The Land Use Plan for the River Mountain District shows this
site as Transition which allows single and multi -family or
office development. Staff views this request as a home
occupation which would meet the intent of Transition
however, the appropriateness of showing a PCD in Transition
is questionable. Staff would recommend the PCD run only
E
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6446
with this user and be removed when the requested use ceases
to exist.
LandscaAe Issues:
The proposed site plan does not provide for the required 5
foot wide land use buffer along the northern perimeter of
the property.
The proposed parking area would eliminate a number of
existing pine trees. The City Beautiful Commission
recommends saving as many trees as feasible. A redesign of
the proposed paved area could help accomplish this. A 6
foot high opaque wood fence or dense evergreen plantings are
required to help screen this site from adjacent residential
properties to the north, south and west.
Prior to a permit being issued to construct the vehicular
use area, it will be necessary to submit three copies of an
approved landscape plan to Bob Brown, Plans Review
Specialist. His phone number is 371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
January 22, 1998. The revised plan eliminates the parking
spaces along the north property line and the circular drive.
Two (2) parking spaces will be added along the southside of
the drive, working around the existing trees. There are two
(2) existing parking spaces on the site (carport).
The applicant proposes to leave as many of the mature trees
on the site as possible, to help maintain the residential
character of the property. The only trees to be removed
will be for the widening and sidewalk construction along
Taylor Loop Road.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning with the following
conditions:
1. Compliance with paragraphs D, E and F of this report.
2. The PCD zoning of the property will run with Enoch
Miller, property owner. If Mr. Miller sells the
property, the zoning will revert to R-2. This will be
conditioned within the ordinance.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6446
SUBDIVISION COMMITTEE COMMENT:
Enoch Miller was present, representing the application. Staff
gave a brief description of the proposal.
Bruce Kemmet, of Public works, reviewed his comments with the
Committee. Mr. Miller indicated he would comply with these
conditions.
Staff asked Mr. Miller if he would have any problem restricting
the PCD zoning of the property to him as property owner. He
stated that he would have no problem with that condition.
The Committee forwarded the issue to the full Commission for
resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Enoch Miller was present, representing the application. Staff
gave a brief description of the proposed rezoning and noted that
one letter of opposition was received. No objectors were
present.
Enoch Miller addressed the Commission in support of the
application. He stated that he would live in the house and have
a salon in the basement. He stated that he would maintain the
residential character of the property.
Lee Wallace, a resident of Taylor Loop Road, also addressed the
Commission in support of the application.
Commissioner Hawn referenced the letter of opposition that was
received. He stated that he thought the letter contained valid
points and briefly discussed the letter.
A motion was made to approve the application. The motion passed
by a vote of 9 ayes, 1 nay and 1 absent.
4
F-cnruary 5, 1998
ITEM NO.: 13 FILE NO.: Z -6416-A
NAME: Raymond Rodgers #1 - Short -Form P.R.D.
LOCATION: 2117 Cumberland Street
DEVELOPER:
ENGINEER•
Raymond Rodgers None
2008 Scott Street
Little Rock, AR 72206
AREA: .26 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-4 ALLOWED USES: Single -Family and Two -Family
Residential
PROPOSED USE: Convert the existing structure
to a rooming/boarding house
for fourteen (14) individuals.
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND:
The applicant filed an application to rezone this property from
R-4 to R-5 on the January 8, 1998 Planning Commission agenda.
The intent of the rezoning was to convert the existing structure
to a rooming/boarding home.
In response to suggestions from neighborhood residents, the item
was withdrawn from that agenda and refiled as the proposed PRD.
A. PROPOSAL:
The applicant proposes to rezone the .26 acre lot to PRD.
The applicant proposes to convert the existing duplex
structure to a boarding house for a maximum of 14 persons.
The residents of the boarding house will be persons who have
successfully completed a chemical rehabilitation program.
The boarding house will be maintained as a chemical -free
environment.
The boarding home will have a resident manager who will
ensure the observance of chemical -free housing rules. The
February 5, 1998
SUBDIVISION
ITEM NO • 13 (Cont.) FILE NO.: Z -6416-A
structure will have a minimal amount of parking as none of
the residents will drive. No signage is proposed.
B. EXISTING CONDITIONS:
The site currently contains a vacant residential structure
which has been used as a duplex in the past. There is
currently no off-street parking.
C. NEIGHBORHOOD COMMENTS:
Staff has received a couple of informational phone calls and
one phone call in opposition to the proposed rezoning. The
East Broadway, East End Civic League and the Community
Outreach Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction and repair damaged sidewalk.
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: No Comments.
Fire Department: Show fire hydrants.
County Planning: No Comment - inside city limits.
LATA: No affect.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Central City District and shown as Single
Family use on the Plan. The existing zoning pattern is
already more intensive than the existing plan. Currently, a
neighborhood action plan is being developed which covers
this area. The request does not conform to the Land Use
Plan, however with limited rear parking and no signage the
dwellings could embody the character of the neighborhood.
2
P=vruary 5, 1998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -6416-A
Landscape Issues:
A 6 foot high opaque screen, either a wood fence with its
face side directed outward or dense evergreen plantings are
required along the northern and southern perimeters of this
site to help screen the parking area from adjacent single
family and two family uses.
G. ANALYSIS•
The conversion of the existing duplex to a boarding house
will be for a maximum of fourteen (14) residents. The
applicant needs to be aware that any future expansion of the
structure or density will require additional planning
commission approval.
The applicant has indicated that none of the residents of
the boarding house will drive. Therefore, there will be a
minimal amount of parking.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PRD subject to
the following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. The rezoning of the property will run with Raymond
Rodgers, property owner. If Mr. Rodgers sells the
property, the zoning of the property will revert to R-4.
This will be conditioned within the ordinance.
SUBDIVISION COMMITTEE COMMENT:
Raymond Rodgers was present, representing the application. Staff
gave a brief description of the proposal.
Mr. Rodgers addressed the Public works Comment, indicating that
no new construction was planned. He also stated that no parking
was needed on the site due to the fact that none of the residents
will drive. Mr. Rodgers indicated that he had no problem with
the rezoning of the property running with him as owner.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for resolution.
3
February 5, 1998
SUBDIVISION
ITEM NO • 13 (Cont.) FILE NO.: Z -6416-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4
Fenruary 5, 1998
ITEM NO.: 14 FILE NO.: Z -6417-A
NAME: Raymond Rodgers #2 - Short -Form P.R.D.
LOCATION: 2022 and 2024 Cumberland Street
DEVELOPER: ENGINEER:
Raymond Rodgers None
2008 Scott Street
Little Rock, AR 72206
AREA: .35 Acre NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-4 ALLOWED USES: Single -Family and Two -Family
Residential
PROPOSED USE: Convert existing structures
into rooming/boarding houses
for fourteen (14) individuals
each.
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND•
The applicant filed an application to rezone this property from
R-4 to R-5 on the January 8, 1998 Planning Commission agenda.
The intent of the rezoning was to convert the two (2) structures
to rooming/boarding houses.
In response to suggestions from neighborhood residents, the item
was withdrawn from that agenda and refiled as the proposed PRD.
A. PROPOSAL:
The applicant proposes to rezone the two (2) lots to PRD.
The applicant proposes to convert the two (2) existing
duplexes to rooming/boarding houses for a maximum of
fourteen (14) residents each. The residents of the boarding
houses will be persons who have successfully completed a
chemical rehabilitation program. The boarding houses will
be maintained as chemical -free environments.
Fepruary 5, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6417-A
Each boarding house will have a resident manager who will
ensure the observance of chemical -free housing rules. The
structure will have a minimum amount of parking as none of
the residents will drive. No signage is proposed.
B. EXISTING CONDITIONS:
Each lot contains a residential duplex structure. There is
a driveway to each lot with parking for the residential use.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments to this item. The
East of Broadway, East End Civic League and the Community
Outreach Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 20 feet radial dedication of right-of-way is required at
southeast corner.
2. Repair damaged sidewalks and driveway aprons.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any
planned construction and repair damaged sidewalk.
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: No Comments.
Fire Department: Show fire hydrants.
County Planning: No Comment - inside city limits.
CATA• No Affect.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Central City District and shown as Single
Family use on the Plan. The existing zoning pattern is
already more intensive than the existing plan. Currently a
neighborhood action plan is being developed which covers
this area. The request does not conform to the Land Use
2
February 5, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6417-A
Plan, however with limited rear parking and no signage the
dwellings could embody the character of the neighborhood.
Landscape Issues:
A 6 foot high opaque screen, either a wood fence with its
face side directed outward or dense evergreen plantings are
required along the northern and western perimeters of the
site to help screen the vehicular use areas from adjacent
single and two family uses to the north and west.
G. ANALYSIS:
The conversion of the existing duplexes to rooming/boarding
houses will be for a maximum of fourteen (14) residents
each. The applicant needs to be aware that any future
expansion of the structure or density will require
additional planning commission approval.
The applicant has indicated that none of the residents of
the boarding house will drive. Therefore, there will be a
minimal amount of parking.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PRD subject to
the following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. The rezoning of the property will run with Raymond
Rodgers, property owner. If Mr. Rodgers sells the
property, the zoning of the property will revert to R-4.
This will be conditioned within the ordinance.
SUBDIVISION COMMITTEE COMMENT:
Raymond Rodgers was present, representing the application. Staff
gave a brief description of the PRD.
Mr. Rodgers stated that he would dedicate the required right-of-
way. He said that no new construction was planned. Mr. Rodgers
stated that no parking was needed on the site due to the fact
that none of the residents will drive. He indicated that he had
no problem with the rezoning of the property running with him as
owner.
The Committee then forwarded the issue to the full Commission for
resolution.
fl
February 5, 1998
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -6417-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4
Ftwnruary 5, 1998
ITEM NO.: 15 FILE NO.: Z-6414
NAME: Gaines - Short -Form PD -C
LOCATION: 1301 Jones Street
DEVELOPER:
ENGINEER•
Charles L. Gaines None
1307 Jones Street
Little Rock, AR 72202
AREA: .16
Acre
NUMBER OF LOTS:
1 FT.
NEW STREET: 0
ZONING:
R-3
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Beauty/Barber Shop
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND:
On November 13, 1997, the Planning Commission reviewed a proposed
change in the City's future Land Use Plan for this property. The
proposed change was from single-family residential to commercial.
The amendment to commercial was denied by a vote of 0 ayes,
7 noes, 2 absent, and 2 abstentions.
At that meeting there was discussion about utilizing the existing
structure and reviewing the site plan in the form of a PZD.
Therefore, the applicant has filed the present rezoning request.
A. PROPOSAL:
The applicant is proposing to convert the existing 1,360
square foot single-family residence to a barber shop. The
proposed barber shop will consist of four (4)
barber/stylists. The operating hours will be Tuesday
through Saturday from 7:00 A.M. to 7:00 P.M.
The only exterior changes to the structure will be as
follows:
FcAruary 5, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6414
1. The entrance will be changed from the west side of the
building to the north side.
2. A small 6 square foot sign will be attached to a small
awning which will be placed over the entrance.
3. Handicap ramps will possibly need to be constructed to
the north access.
The applicant proposes to construct a parking lot in the
existing rear yard for approximately seven (7) vehicles.
The lot will be accessed from West 13th Street. If
approved, the applicant will pave, stripe and landscape the
parking lot within 120 days.
B. EXISTING CONDITIONS:
The site currently contains a 1,360 square foot single-
family residential structure (one-story). The site also
contains a 420 square foot accessory building, of which the
roof is in need of repair. The accessory building will be
removed with construction of the parking lot.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Central High and Capitol Hill Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required
at the northwest corner of property.
2. Construct a handicap ramp per ADA standards
perpendicular to West 13th Street at the intersection of
Jones Street.
3. Repair any damaged sidewalks.
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: An RPZ backflow preventer will be required on the
domestic service because this is to be a beauty shop.
Contact the Water Works if additional water service is
needed.
Fire Department: Show fire hydrants.
2
F•,=nruary 5, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6414
F.
G.
H.
County Planning: No Comment - inside city limits.
CATA: No comments received.
ISSUES/TECHNICAL/DESIGN:,
Planning Division:
Located in the Central City Planning District, the plan
shows Single Family. The area surrounding the site is shown
as Single Family with Commercial shown one block north on
12th Street. At the November 13, 1997 Planning Commission
meeting there was discussion about using the existing
structure, requiring a PZD, and site design -- Neighborhood
Commercial PUD required. Study of home occupation status
was also discussed. The amendment to commercial was denied
by a vote of 0 for, 7 against, 2 absent, and 2 abstentions.
Use of the existing structure and no more than 4 off street
parking spaces while not conforming with the existing Plan
could maintain the spirit of the existing single family
neighborhood.
Landscape Issues:
A 6 foot wide landscape strip is required north and south of
the proposed parking area, exclusive of the entrance/exit
area by the Landscape Ordinance.
ANALYSIS•
The applicant submitted a revised site plan to staff on
January 22, 1998. The revised plan conforms to the
landscape and buffer issue noted in paragraph F. A
screening fence is proposed along the south property line.
As part of the site plan proposal, the applicant will pave
the parking lot within 120 days of approval of the
ordinance.
STAFF RECOMMENDATIONS:
Staff recommends denial of the rezoning as it is not in
conformance with the City's future Land Use Plan, and staff
feels that the proposed use would not be compatible with the
immediate area.
3
February 5, 1998
ITEM NO.: 15 (Cont.) FILE NO.: Z-6414
SUBDIVISION COMMITTEE COMMENT:
Charles Gaines was present, representing the application. Staff
gave a brief description of the rezoning.
Staff discussed the problem with the parking lot design. These
included buffers, screening and landscaping. Mr. Gaines stated
that he would redesign the lot. He also stated that he needed
120 days to pave and landscape the lot.
Mr. Gaines noted that the entrance to the structure would be
moved to the north side and would include a handicap access.
Bruce Kemmet, of Public Works, reviewed his comments with the
Committee. These included right-of-way dedication and ADA
standards.
The Committee accepted the presentation and forwarded the issue
to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Charles Gaines was present, representing the application. Staff
gave a brief description of the proposed rezoning. There was one
person present with concerns.
Charles Gaines addressed the Commission in support of the
application. He stated that he would leave the existing
structure as is and only do minor exterior changes. He stated
that the entrance would be moved from the west side of the
structure to the north.
Cliff Riggs, of the Central High Neighborhood Association,
addressed the Commission. He stated that he was not for or
opposed to the application. Mr. Riggs discussed the goals and
objectives of the Central High Neighborhood Association. He
stated that the Association was supportive of "cottage industry"
but was also interested in preserving the character of the
residential structures in the area. He stated that the proposed
parking lot was a point of concern.
Victoria Gaines also spoke in support of the application. She
stated that the character of the residential structure would be
preserved.
Commissioner Adcock asked if the structure would continue to look
like a house.
Mr. Gaines restated that the only exterior change to the
structure would be moving the entrance from the west side to the
4
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6414
north side. He stated that he would have a small sign on an
awning above the entrance.
Commissioner Earnest stated that a number of the homes in this
area were boarded -up and vacant.
Commissioner Hawn stated that Mr. Gaines has come back to the
Commission with a plan that they requested.
There was a brief discussion relating to the neighborhood issues.
Jim Lawson, Director of Planning and Development, stated that the
Commission might consider having the rezoning run with Mr. Gaines
as the property owner and that if he ceases his barber shop
business, the property will revert back to residential.
Commissioner Earnest discussed issues relating to the
neighborhood.
Commissioner Berry asked if the parking shown on the site plan
could be reduced.
Mr. Lawson stated that the amount of parking could be reduced.
There was a brief discussion relating to parking. Mr. Gaines
started that he could limit the parking to the three (3) spaces
closest to the structure.
A motion was made to approve the application subject to the
rezoning running only with Mr. Gaines as the property owner and
only three (3) parking spaces being constructed. The motion
passed by a vote of 10 ayes, 0 nays and 1 absent.
5
FGaruary 5, 1998
ITEM NO.: 15A FILE NO.: Z-6451
NAME: Maxmart - Short -Form PCD
LOCATION: 19,424 Cantrell Road
ENGINEER:
Barksdale McKay Tim Daters
Pinnacle Properties White-Daters and Associates
3801 Woodland Heights Rd. 401 Victory Street
Little Rock, AR 72221 Little Rock, AR 72201
AREA: 1.63 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 ALLOWED USES: General Commercial
PROPOSED USE: Convenience store with gas
pumps, car wash and C-3
permitted uses.
VARIANCES/WAIVERS REQUESTED:
1. Deferral of Highway 10 Street improvements.
2. Waiver of the requirement for a right-in/right-out only
entrance on Highway 10
BACKGROUND:
This application was originally filed as a conditional use permit
to allow construction of a car wash as part of a convenience
store with gas pumps development. Staff noted that all of the
Highway 10 Overlay District design standards could not be met
with the proposed site plan, specifically the front yard setback
(100 feet required) and the proposed sign's height (maximum 6
feet allowed) and style (monument -type required).
Therefore, the application was refiled as a PUD as required by
the Highway 10 Overlay District Ordinance.
A. PROPOSAL•
The applicant proposes to rezone the 1.63 acre lot to PCD.
The applicant is requesting all C-3 permitted uses with the
addition of a car wash for the property.
FeDruary 5, 1998'
SUBDIVISION
ITEM NO.: 15A (Cont.) FILE NO.: Z-6451
The applicant is proposing construction of a convenience
store with gas pumps and a car wash (automatic and self
serve). The convenience store building will include a fast
food restaurant and possibly a small branch bank.
B. EXISTING CONDITIONS:
The 1.63 acre site is currently vacant and undeveloped.
There is an AP&L utility substation immediately east of the
site and a proposed miniwarehouse development to the north.
The site is bordered by Highway 10 to the south and Chenal
Parkway to the west.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Aberdeen Court Neighborhood Association was notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
2. Stormwater detention ordinance applies to this property.
3. Provide design of half -street improvements for Hwy. 10
including a right turn lane, per Master Street Plan.
Construct these half -street improvements to Hwy. 10 with
new development, or request deferral.
4. Entrance onto Hwy. 10 must be designed for a right -in,
right -out turns only.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: Easements requested:
15 feet - west and south property lines
20 feet - north and east property lines.
Arkla: No comments received.
Southwestern Bell:
Water: Annexation or Pre -Annexation Agreement and approval
by the City required prior to water service. The main
shown in Chenal Parkway has not been installed at this
time. Contact the Water Works regarding meter size and
location. RPZ backflow preventer required.
Fire Department: Show fire hydrants.
County Planning: Outside city limits - no comments
received.
2
Fcaruary 5, 1998
SUBDIVISION
ITEM NO.: 15A (Cont.) FILE NO • Z-6451
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as
Commercial. No further comments.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
Highway #10 Overlay District Standards and Landscape
Ordinance requirements.
The proposed shrubs parallel with Highway #10 will need to
be moved northward so that they will be closer to the on
site curb line and provide a better screening of the paved
area. The species of holly to be used will need to be
identified prior to a building permit being issued.
G. ANALYSIS:
In addition to the proposed uses discussed in paragraph A,
the applicant is proposing a ground -mounted sign for the
site which does not conform to the Highway 10 Overlay
District Ordinance. The applicant is proposing a pole -
mounted sign, thirty (30) feet in height and 72 square feet
in area. The ordinance allows one ground -mounted sign per
site. The sign must be monument -type, a maximum height of
six (6) feet and a maximum area of 72 square feet. Staff
cannot support the signage request.
Other than the proposed sign, staff has no objection to the
site plan or the uses proposed.
The applicant is requesting a deferral of street
improvements to Highway 10 until the Chenal Parkway
improvements are underway. The applicant is also requesting
a waiver of the Public Works requirement for a "right-
in/right-out only" entrance on Highway 10.
As of this writing, staff has not received a recommendation
from Public Works on the deferral and waiver requests.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 15A (Cont.) FILE NO.: Z-6451
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PCD subject to
the following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. The ground -mounted sign must comply with the Highway 10
Overlay District ordinance.
3. The approval will be for all permitted C-3 uses and a
car wash.
SUBDIVISION COMMITTEE COMMENT:
Barksdale McKay and Ed Willis were present, representing the
application. Staff gave a brief description of the rezoning
request.
Bruce Kemmet reviewed the Public Works Comments with the
Committee. Mr. McKay indicated that he would request a deferral
of street improvements. The requirement of a right turn lane on
Highway 10 was discussed.
Mr. McKay stated that the proposed ground -mounted sign would have
a maximum area of 72 square feet and maximum height of 30 feet.
After further discussion the item was forwarded to the full
Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
Fcnruary 5, 1998
ITEM NO.: 16 FILE NO.: Z -3292-C
NAME: Chenal Office Plaza - Short -Form P.O.D.
LOCATION: Southwest corner of West Markham Street and
Atkins Road
DEVELOPER•
ENGINEER:
Ramsey Hall Pat McGetrick
11225 Huron Lane MCGetrick Engineering
Little Rock, AR 72211 11225 Huron Lane
Little Rock, AR 72211
AREA: 4.88 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: 0-3 ALLOWED USES: General Office
PROPOSED USE: General Office and C-3
permitted uses
VARIANCES/WAIVERS REQUESTED:
None requested.
This property was rezoned from Single -Family to 0-3 Office on
January 16, 1979. A rezoning request to C-3 was denied by the
Planning Commission on March 26, 1985. Part of the property was
proposed to be rezoned to PCD in 1993. That request was
withdrawn.
A. PROPOSAL•
The applicant proposes to rezone the 4.88 acre tract to POD.
The applicant proposes to construct two (2) buildings on the
property with an associated parking lot. The larger
building will be two -stories in height and contain 40,500
square feet of office space. The other building will be one
story and contain 18,000 square feet of office and
commercial space.
The applicant also proposes a tower pad to be located along
the west property line. This would be for a tower site for
P-cnruary 5, 1998
ITEM NO.: 16 (Cont.) FILE NO.: Z -3292-C
one of the tenants of the office building. There are 310
parking spaces shown on the site plan.
B. EXISTING CONDITIONS:
The site is vacant and undeveloped. Most of the trees have
been removed from the site over time.
The property across Atkins Street to the east and West
Markham Street to the north is zoned Commercial. Adjacent
zoning to the west include R-2, 0-3 and C-3. Single-family
residential zoning and uses are located to the south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Parkway Place Neighborhood Association was notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way will be required to 30 feet
from centerline of west Markham Avenue, and Atkins Road.
A 20 feet radial dedication is required at northwest
corner of property.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements tc
these streets including 5 foot sidewalks.
3. Parking lot "T" intersection must be 75 feet minimum
from right-of-way for entrances from West Markham and
Atkins.
4. Move West Markham entrance to 100 feet minimum from
Atkins right-of-way.
5. Stormwater Detention Ordinance applies to this property.
6. Applicant must request closure of Lorena Avenue and
Malekin Street through Public Works.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available on site. Contact Little Rock
Wastewater Utility for details.
AP&L: Easements requested:
15 feet along the east and north property lines.
20 feet along the south property line.
Arkla: No comments received.
Southwestern Bell: A 10 foot easement required along the
south and west property lines.
Water: The Water Works has a main in Lorena Dr. We
request Lorena Dr. be retained as a utility easement. On
site fire protection may be required.
2
Fearuary 5, 1998
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -3292-C
Fire Department: Show fire hydrants.
County Planning: No Comment - inside city limits.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Ellis Mountain District and is shown on
the Plan for Office. The area to the south of the site
along Lorena Avenue is Single Family on the Land Use Plan.
There needs to be well designed buffering to protect the
Single Family from the vast amount of parking. The
placement of the dumpster at the southwest corner adjacent
to this single family is inappropriate and should be moved
to an internal placement within the development. As the
site is shown as Office the northern 18,000 square feet
building should not be developed as a strip commercial
center and should have office as its majority use.
Landscape Issues:
The plan submitted does not provide for the 14 foot wide
street buffer along Atkins Road. To comply with this full
buffer requirement it would be necessary to delete the
proposed front row of parking facing Atkins Road. Also, the
land use buffer where Malekin Street is to be closed should
not drop below a width of 9 feet. Additional building
landscaping between the public parking areas and building is
required by the Landscape Ordinance.
The areas set aside for interior landscaping only meets with
the bare minimums of the Landscape Ordinance. Therefore, it
is recommended that additional interior landscaping be
installed to help brake up the sea of asphalt.
The proposed dumpster located toward the southwest corner of
the property should be moved further away from property with
residential use. A possible location could be adjacent to
the other dumpster located toward the center of the site.
A 6 foot high opaque screen is required to screen all
adjacent residential zones. If there are to be no windows
or doors (other than those required by the Fire Department)
west of the proposed northernmost building no additional
screening in that area is required. Prior to a building
permit being issued, three copies of a detailed landscape
plan must be submitted to and approved by Bob Brown, Plans
Review Specialist. He may be reached at 371-4864.
3
February 5, 1998
ITEM NO.: 16 (Cont.) FILE NO.: Z -3292-C
G. ANALYSIS•
There are several issues left to be resolved. Those include
the following:
1. Details on the tower issue.
2. Site lighting.
3. Signage plan.
4. Dumpster location.
5. Number of parking spaces.
6. Amount of commercial uses and specific uses.
7. Buildings, design characteristics.
Following the Subdivision Committee meeting, the applicant
requested a deferral of this item in order to address these
issues and the issues noted in paragraphs D, E and F.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the deferral request. The item
will be deferred to the March 19, 1998 agenda. A revised
site plan will need to be presented to the Subdivision
Committee prior to February 26, 1998.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick and Ramsey Ball were present, representing the
application. Staff gave a brief review of the rezoning.
The various staff concerns and Public works Comments were
discussed. Bob Brown discussed the landscape and buffer
requirements.
The applicants indicated that a revised plan would be worked out
and submitted to staff.
The Committee accepted the presentation after further discussion
and forwarded the issue to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Staff informed the Commission that the applicant had requested a
deferral of the item to the March 19, 1998 agenda.
The Chairman placed the item on the Consent Agenda for deferral.
The item was deferred to the March 19, 1998 agenda by a vote of
11 ayes, 0 noes and 0 absent.
4
F•��ruary 5, 1998
ITEM NO.: 17 FILE NO.: Z -4554-A
NAME: Westside Office Park - Zoning Site Plan
LOCATION: East side of Shackleford Road, approximately .2 mile
south of Colonel Glenn Road.
Bill Brandon
P. O. Box 475
Hensley, AR 72065
AREA• 10.53 Acres
ZONING• I-1
ENGINEER•
Pat McGetrick
McGetrick Engineering
11225 Huron Lane
Little Rock, AR 72211
NUMBER OF LOTS: 4 FT. NEW STREET: 480
ALLOWED USES: Light Industrial
PROPOSED USE: Office Warehouses
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND•
The 10.53 acre site is zoned I-1 (Industrial Park District). The
I-1 zoning district is a site plan review district and any
development of the property must be reviewed and approved by the
Planning Commission.
This item is associated with Item #1 - Westside Office Park
Preliminary Plat (S -1003-A).
A. PROPOSAL:
The applicant is proposing to construct an office/warehouse
building with associated parking on each of the four (4)
lots. Each building will be one story in height.
B. EXISTING CONDITIONS:
The site has been mostly cleared of trees over time. There
are existing trees and undergrowth within the OS zoned strip
along the east property line. The property immediately
F,�ruary 5, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z -4554-A
north and south of this
west across Shackleford
The property to the east
family residences.
C. NEIGHBORHOOD COMMENTS:
site as well as the property to the
Road is zoned I-1, Light Industrial.
is zoned R-2 and contains single -
Staff has received no public comments as of this writing.
The Pecan Lake Property Owners Association was 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 will be
required to 45 feet from centerline for this 5 lane
minor arterial.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks.
3. Stormwater detention per ordinance applies to this
property. Stormwater discharge is shown at an unnatural
point, off-site drainage easement will be required.
4. Grading permit will be required on this new development,
if it disturbs more than one acre.
5. Street name Westside Court disapproved it duplicates
another Westside. Submit a new name.
6. Provide striping and signage plans for the development,
for Traffic Engineering approval.
7. Repair of curb and gutter and/or sidewalk damaged during
or prior to construction with construction.
8. All driveways shall be concrete aprons per City
Ordinance.
9. Shackleford Road has a 1995 average daily traffic count
of 750 vehicles.
10. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
11. Prepare letter for street lights as required by Sec.
31-403.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: 20 -foot easement from Godwin Road required.
Acreage charge of $150 per acre applies in addition to
2
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z -4554-A
normal connection charges. Deficiencies remain in
installation of water main.
Fire Department: Show fire hydrants.
County Planning: No comments - inside city limits.
CATA: No Affect. Not in service area.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues:
The eastern 100 feet of this property is zoned "OS" or Open
Space. This area must be left undisturbed. The screening
fence must be moved back at least 100 feet from the eastern
property line.
The street buffer meets ordinance requirements when averaged
out though portions of it drops below the full requirement
of 16 feet.
A 3 foot wide building landscape area is required between
public parking areas and the building they serve. There is
some flexibility with this requirement. Curb and gutter or
another approved border will be required to protect
landscaped areas from vehicular traffic.
The dumpsters must be screened on three sides to a height of
8 feet.
Prior to a permit being issued, three copies of a detailed
landscape plan must be submitted to and approved by Bob
Brown, Plans Review Specialist. His phone number is
371-4864.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
January 22, 1998. The revised plan addresses all of the
outstanding issues as discussed by the Subdivision
Committee.
The applicant should pay special attention to the OS zoning
along the east property line. This area should be fenced
prior to any construction.
3
Fenruary 5, 1998
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z -4554-A
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. The 100 foot OS zoned area along the east property line
of Lots 2 and 3 must be left undisturbed, and fenced
prior to any construction.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the site plan review.
Bruce Kemmet reviewed the Public works Comments. Mr. McGetrick
indicated that he had no problems with the conditions.
Bob Brown, Site Plan Review Specialist, reviewed the landscape
and buffer issues. Mr. McGetrick stated that the site plan would
be revised to meet these requirements.
The Committee accepted the presentation and forwarded the issue
to the full Commission for final action.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4
Fenruary 5, 1998
ITEM NO.: 18 FILE NO.: S-1176
NAME: Gill - Subdivision Site Plan
LOCATION: 301 Gill Street
DEVELOPER: ENGINEER:
William Ketcher Pat McGetrick
301 Gill Street McGetrick Engineering
Little Rock, AR 72203 11225 Huron Lane
Little Rock, AR 72211
AREA: 4.38 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: I-3 ALLOWED USES: Heavy Industrial
PROPOSED USE: Mini -warehouses
VARIANCES/WAIVERS REQUESTED:
Variance for reduced side yard setbacks along north and south
property lines.
BACKGROUND•
The property at 301 Gill Street is zoned I-3 Heavy Industrial
District. A site plan review is required for this site due to
the fact that the applicant is requesting a multiple building
development.
A. PROPOSAL•
The applicant is proposing the phased construction of seven
(7) one-story miniwarehouse buildings. Phase I will include
construction of buildings 2, 3 and 4. Phase II will include
buildings 1, 5, 6, and 7. Building 1 will consist of 9,000
square feet of conditioned (climate -controlled) space.
Building 2 will include a 1,200 square foot office/manager
living quarters. The entire site will be fenced during
Phase I construction. The buildings' exterior will be metal
construction.
Fearuary 5, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: S-1176
B. EXISTING CONDITIONS:
The site is currently fenced and vacant. Any trees that may
have existed on the site have been removed.
The property immediately north is occupied by a roofing
company and is zoned I-3. The property immediately south is
zoned PCD for a future miniwarehouse development. The area
to the east is vacant and zoned I-3. There are single-
family and multifamily residential uses to the west across
Gill Street.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Capitol View Stifft Station Neighborhood Association was
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way to a total of 60 feet wide is
required for Gill Street.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct 36 feet wide street
improvements to these streets including 5 foot
sidewalks, or provide in -lieu contribution.
3. Stormwater detention per ordinance applies to this
property.
4. Building cannot be constructed over a utility easement
unless approved by Little Rock Wastewater Utility.
5. Obtain barricade and street cut permit prior to any
construction work within right-of-way.
6. Provide striping and signage plans for the development,
for Traffic Engineering approval.
7. All driveways shall be concrete aprons per City
Ordinance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main relocation required prior to start
of construction of project.
AP&L: Relocate 10 foot AP&L easement.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: On site fire protection required. Reinforcement of
feeder lines may be required to provide adequate fire
protection to this project.
Fire Department: Show fire hydrants.
E
February 5, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: S-1176
County Planning: No Comment - inside city limits.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues:
Area set aside for buffers and landscaping meet with
ordinance requirements.
The dumpster should be oriented away from the street. This
current dumpster location would appear to be a good area for
building landscaping.
G. ANALYSIS•
The applicant is requesting a variance for reduced side yard
setbacks along the north and south property lines. The
required setback is 30 feet minimum on each side. The
applicant is proposing a 15 foot setback along the north
property line and a 16.7 foot setback along the south
property line. Given the adjacent zoning and uses, the
reduced side yard setbacks should have no adverse effects.
The applicant submitted a revised site plan to staff on
January 22, 1998. The revised plan addresses the
outstanding issues discussed by the Subdivision Committee.
Any site lighting must be directed away from the residential
property to the west. No signage is shown on the site plan.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. Staff recommends approval of the variance for reduced
side yard setbacks.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the site plan.
3
FeDruary 5, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: S-1176
Mr. McGetrick stated that a variance would be requested for
reduced side yard setbacks. He stated that the AP&L and
Wastewater easements would be relocated.
Mr. McGetrick indicated that a revised site plan would be
submitted and address all staff concerns.
The Committee forwarded the issue to the full Commission for
final action.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Pat McGetrick and William Ketcher were present, representing the
application. There were no objectors present. Staff gave a
brief description of the proposed site plan.
William Ketcher addressed the Commission in support of the
application. He stated that he would respond to concerns.
Commissioner Hawn stated that concerns of the neighborhood
related to hours of operation and site lighting.
Pat McGetrick, project engineer, stated that the hours of
operation would be normal daytime hours, but there would be
24-hour access to the property and 24-hour security.
Jim Lawson, Director of Planning and Development, stated that he
did not think that the hours of operation could be limited on a
site plan review.
Commissioner Berry stated that he had concerns relating to the
exterior design of the buildings. He stated that the location
being near the state capitol that a more compatible building
design, such as a masonry exterior, would be appropriate. He
stated that other cities require higher design standards for
mini -warehouse buildings.
There was a lengthy discussion relating to the surrounding zoning
and land uses. Mr. Lawson stated that the proposed mini -
warehouse project should have no adverse effects on the area.
A motion was made to approve the site plan. The motion failed by
a vote of 5 ayes, 5 nays, and 1 absent.
There was a brief discussion relating to the hours of operation.
There was additional discussion concerning the appeal process.
Commissioner Berry stated that he thought the item needed to go
back to staff to look at exterior design and landscaping.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: S-1176
Chairman Lichty stated that he thought the intent of the
industrial zoning was being exceeded when discussing exterior
design.
Commissioner Berry stated that the discussion of design criteria
was appropriate, based on the fact that the application was for
site plan review.
Cindy Dawson, City Attorney, stated that the Commission would
need to vote to expunge the previous vote in order to send the
item back for further staff review.
There was additional discussion relating to the appeal process
and a possible lawsuit.
A motion was made to expunge the previous vote. The motion
passed by a vote of 9 ayes, 1 nay and 1 absent.
There was additional discussion relating to the site plan review
process and the surrounding zoning and uses. There was also
additional discussion about the appropriateness of imposing
exterior design criteria.
A motion was made to defer the item to allow the applicant time
to meet with staff and the neighborhood. The motion failed.
Another motion was made to approve the application as filed.
The motion failed by a vote of 5 ayes, 3 nays, 1 absent and
2 abstentions (Adcock, Muse).
5
February 5, 1998
ITEM NO.: 19 FILE NO.: Z -3739-A
NAME: St. James United Methodist
Church Revised - Conditional
Use Permit
LOCATION: 321 Pleasant Valley Drive
OWNER/APPLICANT: St. James United Methodist
Church/Fred Perkins
PROPOSAL: St. James United Methodist
Church is requesting a
revision to its previously
approved conditional use
permit to allow for further
expansion of church
facilities, a parking lot and
day-care center as well as the
implementation of a "Senior
Day Out" program. The
property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the southwest corner of Pleasant
Valley Drive and Interstate 430, on the perimeter of
the Pleasant Valley residential neighborhood.
2. Compatibility with Neighborhood:
This large church has been a fixture in the area for
many years. No expansion beyond the existing church
property is proposed. The large R-2 zoned properties
to the north are occupied by a school and a municipal
water works facility. The interstate is adjacent to
the east. An MF -18 zoned condominium development is to
the south and a large area of single family homes
extends to the west. The proposed expansion of
facilities on this existing church site is compatible
with the neighborhood.
The Pleasant Valley Neighborhood Association was
notified of the public hearing.
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
3. On -Site Drives and Parkins:
The site currently has 395 on-site parking spaces as
well as associated drives. A 33 space parking lot
expansion is proposed through this application,
increasing the total to 428 spaces. The sanctuary
currently seats 796 persons, requiring 199 spaces. A
150 seat expansion of the sanctuary is proposed. A 946
seat sanctuary requires 236 parking spaces. The other
activities proposed by the church occur on days other
than Sunday. The 428 spaces are more than adequate to
meet code requirement for the sanctuary and serve the
other uses throughout the week. Any lighting proposed
for the new parking lot is to be low-level and
directional, aimed away from adjacent residences.
4. Screening and Buffers:
The area set aside for the street buffer drops below
the 29 foot full width requirement. However, it does
meet the requirement when averaged out with the rest of
the site. The buffer varies in width from 10 feet to
18 feet to save specific trees.
The City Beautiful Commission recommends that as many
of the existing trees be saved as feasible. Extra
credit can be given for saving trees of 6 inch caliper
or larger.
5. Public Works Comments:
1. Platte Valley Drive is 28 feet wide, dedication of
right-of-way to 30 feet from centerline is
required.
2. Provide design of Platte Valley Drive with a left
turn lane with 150 feet stacking and 100 feet long
taper. Construct one-half street improvements to
these streets including 5 foot sidewalks.
3. Improve corner curb radius to 31.5 feet radius with
construction (existing corner radius is 15 feet).
4. Stormwater detention ordinance applies to this
property. Clean out vegetation and soil from
existing detention facility also.
5. Bring all sidewalks and handicap ramps to ADA
standards.
6. The additional drive requested onto Platte Valley
Drive does not meet City Ordinance and will not be
approved.
The applicant has agreed to dedicate the needed right-
of-way for Platte valley but is requesting a waiver
2
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
of street improvements. The proposed drive onto Platte
Valley has been removed from the proposal (see Comment
#6).
6. Utility and Fire Department Comments:
Water: LRFD needs to evaluate this site to determine
if on-site fire protection is needed.
Wastewater: Sewer main on site, not adversely
affected.
Fire Department: Approved as submitted.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
CATA: Site is located on a "special run" bus route.
7. Staff Analysis:
The request before the Commission is to approve
revisions to the previously approved conditional use
permit for St. James United Methodist Church which is
located on the R-2 zoned property at 321 Pleasant
Valley Drive. This large church has been at this
location for many years. The previous conditional use
permit was approved in 1981 and included a master plan
for future development. Some aspects of that 1981 plan
have been completed. The church is submitting a
revised master plan which includes the following
elements:
1. Construct a parking area for 33 cars adjacent to
Pleasant Valley Drive. Access is from an existing
parking area. This addition will increase the
total parking to 428 on-site spaces.
2. The current C.U.P. allows a building footprint area
of 69,610 sq. ft. and the church requests that this
be increased to approximately 79,500 sq. ft.
Future proposed buildings are:
a. 8,500 sq. ft. recreation building constructed
above an existing parking area.
b. 3,300 sq. ft. administrative expansion.
c. 140 sq. ft. utility room.
d. 6,200 sq. ft. chapel/classroom building.
e. Expansion of the narthex and sanctuary building
by approximately 150 seats, if ever needed.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
The parking to seating ratio would then be 2.2
seats per space. This expansion could occur in
one or two areas as shown on the master plan
and would total approximately 2,000 sq. ft.
f. Additional 1,200 sq. ft. classroom area
constructed at west end of toddler playground.
g. Enclosing the remaining toddler playground with
a 4,250 sq. ft. atrium type structure for an
all-weather activity area.
3. Increase the allowable child care program from 102
to 154 children. Allow a "Life after School"
program for 96 children and 30 youth, and a
"Welfare to Work" program for 25 children. The
total 305 children will not normally be on the site
at the same time.
4. Allow a "Senior Day Out" program with a day care
program for the elderly to serve approximately 50
seniors.
The hours of operating for the Day Care Programs are:
Preschool - 7:30 a.m. to 6:00 p.m., Monday through
Friday. Generally, this is a morning program, but
an extended day (afternoon program) and an after
school stay is offered.
After School Program for elementary school age
children - 2:30 p.m. to 6:00 p.m., Monday through
Friday.
Adult Care - This will be conducted during normal
church offices hours (8:00 a.m. to 5:00 p.m.) with
the possibility of some late pick-ups to 6:00
P.M.).
The time schedule for these amended requests range from
immediate to long-range. The parking expansion is
immediate and building expansion will occur in phases
over a 10 to 15 -year period. The chapel or recreation
building may occur within 3 years; the utility room is
scheduled for January 1998 construction (before review
of this application) since there is a remaining floor
area balance on the existing C.U.P.
The height of any proposed construction does not exceed
35 feet and all building setbacks exceed district
requirements. No additional signage is proposed.
This large church has been a neighborhood fixture for
many years. As is typical with a church of this size,
4
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
it has various activities 7 days a week. The site is
large enough to accommodate the proposed structural
expansions and there is more than adequate on-site
parking to serve the proposed uses. Allowing the
proposed expansions in the building and church programs
should have no additional impact on the neighborhood.
The applicant has agreed to dedicate the required
right-of-way for Platte Valley Drive but is requesting
a waiver of the required half -street and curb radius
improvements. The Public Works staff recommends denial
of the requested waiver.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Landscape and Buffer Ordinances
3. Any lighting proposed for the new parking area is
to be low-level and directional, aims away from
adjacent residences.
Staff recommends denial of the requested waiver of
street improvements.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
Fred Perkins was present representing the application.
Staff presented the item and highlighted the Public Works
and landscaping comments. Mr. Perkins agreed to remove the
proposed drive onto Platte Valley Drive. After a brief
discussion, Mr. Perkins stated that he would be requesting a
waiver of the required street improvements. He stated that
the landscape buffer on the Pleasant Valley Drive side
actually varies from 10-18 feet, not the 10 feet as was
originally shown.
After a further discussion of the item, the Committee
determined that there were no other outstanding issues and
forwarded the item to the full Commission.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Fred Perkins was present representing the church. There
were no objectors present. Several letters and a petition
signed by neighborhood residents asking that Platte Valley
Drive not be widened were presented to the Commission.
5
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
Staff recommended approval of the requested conditional use
permit subject to compliance with the conditions noted in
the staff recommendation. In response to the outpouring
from the neighborhood, the Public works staff stated that
they would support a waiver of the required improvements to
Platte Valley Drive.
The conditional use permit and street
were placed on the Consent Agenda and
recommended by staff by a vote of 11
0 absent.
6
improvement waiver
approved as
ayes, 0 noes and
February 5, 1998
ITEM NO.: 20
NAME•
LOCATION•
OWNER/APPLICANT:
FILE NO.: Z -4246-C
Pulaski Academy Revised
Conditional Use Permit - Time
Extension
12701 Hinson Road
Pulaski Academy/Don Swanson,
Business Manager
PROPOSAL: Pulaski Academy is requesting
an extension of time to allow
the continued use of three
portable classroom buildings
through the end of 1999-2000
school year. The property is
zoned R-2.
Staff Analysis•
On June 30, 1992, Pulaski Academy received Planning
Commission approval of an amendment to their conditional use
permit. Included in this amendment was a new 10 -year Master
Plan and 3 temporary classroom buildings. The school
imposed on itself a 2 year limit for the use of these
temporary buildings. Due to funding, construction of the
first building in the Master Plan did not begin until June
1994.
On August 9, 1994, the Planning Commission approved the
continued use of the three temporary buildings for a period
of one year or until the first building phase was completed.
The new science and fine arts center was completed in April
1995.
From 1994 through 1995, enrollment at the school continued
to increase. Meanwhile, the building program was two years
behind schedule. Rather than rush into the next phase of
the 1992 Master Plan, the school began to consider other
alternatives, including relocating part of the school to
another site. On June 27, 1995, the Commission approved an
additional three years use of the temporary buildings. It
was felt that this additional time would allow the school to
set a definite direction for future growth, including
relocation of part of the school.
Pulaski Academy is now requesting permission to continue use
of the three temporary buildings through the end of the
1999-2000 school year, an additional two years. The school
February 5, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C
has entered into a contract to purchase land which will
allow for the relocation of part of the school. More than
200 of the school's youngest children would be relocated to
the new campus.
Thus far the school has been allowed to use these temporary
buildings for six years. This latest request will bring the
total to eight years. The difference between this latest
request and previous time extensions granted to Pulaski
Academy is that the school has actually made plans to
relocate a portion of its student population. Relocating
the early childhood program should help to alleviate traffic
problems on Hinson Road. As such, staff is willing to
support this request.
Staff Recommendation:
Staff recommends approval of the request to allow use of the
three temporary buildings until June 27, 2000.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
Fred Perkins was present representing Pulaski Academy.
Staff presented the item. After a brief discussion, the
Committee forwarded the item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Fred Perkins and Arch McIntosh were present representing
Pulaski Academy. There were two objectors and one other
interested party present. Four letters of objection had
been received and forwarded to the Commission. A letter of
support from the Marlowe Manor Neighborhood Association had
also been delivered to the Commission. Staff presented the
item, gave the background on the issue and recommended
approval of the time extension.
Arch McIntosh addressed the Commission. He stated that the
school at been at this location for 26 years. He
acknowledged the neighbor's concerns and stated that the
school had worked with the City to address traffic concerns.
Mr. McIntosh informed the Commission that the school had
acquired property on Denny Road and would be relocating the
youngest children from the Hinson Road campus. He stated
that the younger children were being relocated primarily for
three reasons:
0a
February 5, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C
1. To reduce the congestion on Hinson Road, caused in part
by the continued growth of West Little Rock since the
school opened.
2. To provide a safer environment for the children away
from the heavy traffic on Hinson Road.
3. The main traffic congestion at the school site is
caused by parents picking up and dropping off the
youngest children who, by virtue of their age, can't
move as quickly as older children.
Mr. McIntosh stated that he had been made aware of other
neighborhood concerns including the pickup- hours for the
dumpster and the music being played on the loud -speakers
prior to football games. He stated that Pulaski Academy had
failed to communicate adequately with their neighbors and
that they would do better in the future. Mr. McIntosh
stated that although the immediate plans were to move the
younger children, a master plan was being prepared to move
the whole school to the Denny Road site. He stated that the
enrollment at the school was 10 students less than last year
and 25 students less than three years ago. Mr. McIntosh
stated that the school was not trying to increase its
enrollment but must continually advertise to maintain the
current student population.
In response to a question, Mr. McIntosh stated that
approximately 250 students would be relocated to the Denny
Road site.
Dr. Mike Mellon, representing the Marlowe Manor Property
Owners Association, addressed the Commission. He made
reference to the letter which the association sent to the
Commission and also noted that several residents were
opposed to Pulaski Academy's plans.
Dr. Margaret Leigh, of 12604 Janelle Drive, addressed the
Commission. She stated that she was opposed to the
continued use of the portable classroom buildings. Dr.
Leigh asked what assurance there was that the school
wouldn't come back and ask for another extension. She
described the traffic problems created by the school and
spoke of noise and light pollution created by activities on
the campus. Dr. Leigh suggested deferring the item to allow
for continued dialog between Pulaski Academy and the
neighborhood residents. She presented a petition signed by
many neighborhood residents opposed to the time extension.
Sandra Bernet, of 1914 Jennifer Drive, addressed the
Commission. She also spoke of traffic problems in the area.
Ms. Bernet stated that she wanted the buildings removed, the
3
February 5, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C
school's enrollment reduced and additional parking developed
on the site.
In response to a question from Commissioner Hawn, Mr.
McIntosh stated that each building held three classroom with
18-25 students per class. He stated that the school's total
enrollment was 1,260 students.
Commissioner Hawn asked what the school would do if the
Planning Commission denied the time extension and the
buildings had to be removed in June. Mr. McIntosh stated
that it would have a tremendous economic effect on the
school.
Chairman Lichty asked if the Commission could limit the
school's enrollment. Jim Lawson, Director of Planning and
Development, suggested tying the removal of the buildings to
a corresponding reduction of 250 students in the school's
enrollment at the end of the 1999-2000 school year.
Commissioner Muse asked if the neighborhood supported the
extension. Mr. Lawson responded that the Board of the
Marlowe Manor Property Owners Association voted 12-0 in
favor of the extension.
In response to a question from Commissioner Rahman, Mr.
Lawson stated that it would be appropriate for Pulaski
Academy to offer conditions to be placed on the continued
use of the portable classroom buildings.
Mr. McIntosh stated that he was willing to offer the
following conditions:
1. At the end of the 1999-2000 school year 240-250 students
would be moved permanently to the new Denny Road campus.
Those students would not be replaced at the Hinson Road
campus and the enrollment at the Hinson Road site would
be reduced by that number.
2. The school will not play music over the PA system prior
to football games. Occasionally, the dance squad will
use the system to practice during the day.
3. Pulaski Academy will request that the dumpster be picked
up between 6:00 - 6:30 A.M.
4. Pulaski Academy will continue to work with the City to
address traffic problems.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C
A motion was made to approve the requested time extension
subject to the conditions offered by the applicant. The
motion was approved by a vote of 10 ayes, 0 noes and
1 absent.
67
February 5, 1998
ITEM NO.: 21
NAME•
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z -4685-A
Pilgrim valley Baptist Church
- Conditional use Permit
1821 Wolfe Street
Pilgrim Valley Baptist Church/
Ronald Ross, Architect
PROPOSAL: Pilgrim Valley Baptist Church
is requesting a conditional
use permit to allow for
expansion of this existing
church; to include a new
sanctuary and expanded
parking. The property is
zoned R-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The church is located on the east side of Wolfe Street,
1/2 block north of Wright Avenue.
2. Compatibility with Neighborhood:
The church has been a part of this neighborhood for
many years. The properties to the north, east and west
are primarily zoned R-3 and R-4. These properties are,
for the most part, occupied by single family homes.
There are several vacant lots in the blocks to the
north. The property to the south is zoned C-3. This
C-3 property is one of many along this part of Wright
Avenue which contain a variety of commercial uses. The
church expansion is toward the commercial properties.
The proposed expansion should be compatible with uses
in the area. The Downtown and Wright Avenue
Neighborhood Associations were notified of the public
hearing.
3. On -Site Drives and Parkinct:
The existing sanctuary seats 200 persons and there are
18 on site parking spaces. The new sanctuary seats 300
persons, an increase of 100, requiring an additional 25
on site parking spaces. 10 additional parking spaces
are proposed. The church is pursuing the acquisition
February 5, 1998
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z -4685-A
of additional property in the area to develop more
parking area.
4. Screenina and Buffers:
A 7 foot landscaped buffer is provided on the south and
east perimeters of the new use area. The minimum
landscape and buffer requirement is 6 feet. A 6 foot
tall opaque screen is required along the perimeters
which are adjacent to residential properties. Six
percent of the vehicular use area must be landscaped.
5. Public Works Comments:
1. Stormwater detention ordinance applies to this
property.
2. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Driveway is to be a minimum of 25 feet
from the property line or request a waiver through
Public Works.
3. Provide 8 feet deep back out space for stalls 1-5.
(Provided in revised site plan.)
6. Utility and Fire Department Comments:
Water: Contact Water Works if additional water service
is required. 3/4- is the largest meter available
off the existing main.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of fire hydrants, on-
site fire protection may be required.
Southwestern Bell: Approved as submitted.
CATA: Bus routes located on Wright Avenue, 1/2 block
to the south and M. L. King, 3 blocks to the east.
7. Staff Analysis:
Pilgrim Valley Baptist Church located at 1821 Wolfe
Street proposes to expand by adding a new sanctuary,
offices and restrooms. The new sanctuary will have a
seating capacity of 300 persons, an increase of 100
over the seating capacity of the existing sanctuary.
The existing sanctuary will be converted into
classrooms. The height of the new sanctuary is 22
feet. The new building meets or exceeds all district
required setbacks.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z -4685-A
The church has been a part of this neighborhood for
many years. It is located on the perimeter of the
residential development and abuts the commercial
properties along Wright Avenue. The proposed expansion
is toward the commercial development on the south.
The only real issue of concern with this proposal is
the lack of on-site parking. The proposed 100 seat
seating capacity expansion requires that the church
provide an additional 25 on-site parking spaces. This
is a physical impossibility. Staff has worked hard
with the applicant to devise a site plan which provides
the maximum number of legal, on-site parking spaces and
which provides the required perimeter and building
landscaping. 10 new on-site spaces were the most that
could be developed. Even so, staff is supportive of
this request. The church does provide a stabilizing
influence in the area. Members have long parked in
areas other than on the site. The church is pursuing
the acquisition of additional property to provide an
area for more parking. No additional activities which
might generate traffic such as a school or daycare are
proposed. Staff does recommend approval of a variance
to allow the reduced number of parking spaces.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
to allow for expansion of this existing church subject
to compliance with the following conditions:
1. Compliance with the Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. Compliance with Utility and Fire Department
Comments
4. Any new site lighting is to be low-level and
directional, aimed away from adjacent residences.
5. The church should actively pursue the acquisition
of additional property for expanded parking
facilities.
Staff recommends approval of the requested parking
variance.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 15, 1998)
The applicant was present. Staff presented the item.
Discussion focused on the site plan which had shortcomings
in the parking lot and landscape design. The applicant was
advised to work with staff to address those concerns. (The
K,
February 5, 1998
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z -4685-A
applicant subsequently worked with staff to create a revised
site plan which was used as the basis for this agenda write-
up.)
The Committee determined that there were no other issues and
forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Ronald Ross was present representing the church. There were
no objectors present. Staff informed the Commission that a
revised site plan had been received which addressed staff
concerns. Staff recommended approval of the conditional use
permit subject to compliance with the conditions noted in
the staff recommendation. Staff also recommended approval
of the requested parking variance.
The conditional use permit and parking variance were placed
on the Consent Agenda and approved as recommended by staff.
The vote was 11 ayes, 0 noes and 0 absent.
4
February 5, 1998
ITEM NO.: 22 FILE NO.: Z -5228-C
NAME: Crouch Revised - Conditional
Use Permit
LOCATION: 11409 Baseline Road
OWNER/APPLICANT: Tommy Crouch/Pat McGetrick
PROPOSAL: A revised conditional use
permit is requested to allow
for the addition of a third
go-cart track at the outdoor
amusement park located on this
I-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the southeast corner of
Interstate 430 and Baseline Road (State Highway 338).
2. Compatibility with Neighborhood:
Adjacent property to the south is zoned R-2 and is
vacant and wooded. The property immediately east of
the site is zoned I-2 and contains a recreational
vehicle storage area. A small number of single family
homes are located on the R-2 zoned properties further
east. The properties across Baseline Road are zoned R-
2 and I-2. An engineering office is located on the I-2
lot and Arkansas Highway Department facilities are
located on the R-2 zoned property. The elevated I-430
right-of-way is adjacent to the west.
Allowing the addition of the third small go-cart tract
in the center of this outdoor amusement park should not
affect the site's compatibility with the neighborhood.
There is no neighborhood association within the
proximity of this site.
3. On -Site Drives and Parking:
The site currently contains 75 on-site parking spaces
with a single access point on Baseline Road. An
additional 26 spaces will be added through a future
phase.
February 5, 1998
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z -5228-C
4. Screening and Buffers:
No comments. All landscaping and buffers were approved
through the initial conditional use permit.
5. Public Works Comments:
No comments. All necessary street improvements were
constructed with the first phase.
6. Utility and Fire Department Comments:
Water: On-site fire protection may be required.
Wastewater: Sewer available, not adversely affected.
Fire Department: Private fire hydrant will be
required at this time. Show location of fuel tanks and
fuel storage areas.
Southwestern Bell: Approved as submitted.
CATA: Not located on bus route.
7. Staff Analysis:
On January 30, 1996, the Planning Commission approved a
conditional use permit to allow for development of an
outdoor family amusement park on this I-2 zoned
property. The development was to have been built in
three phases. Phase I included two go-cart tracks, an
arcade building and the north parking lot. Phase II
included a bumper boat pond, a baseball batting cage,
maintenance building and the remaining southern part of
the parking lot along the east property line. Phase
III included a miniature golf course which will be
planned at a later date and be submitted to the
Planning Commission at that time.
Portions of Phase I have been constructed, including
the go-cart track closest to Baseline Road.
The applicant is requesting a revision to the
previously approved conditional use permit to allow for
construction of a third go-cart track called a "slick
track" to be located in the center of the development.
Other minor changes are to reduce the previously
approved second go cart track to a smaller "rookie
track-, to relocate the bumper boat pond to the western
side of the development (adjacent to the interstate)
2
February 5, 1998
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z -5228-C
and to relocate the shop building to the center of the
development.
Staff does not believe that allowing the proposed
revisions, including the "slick track" will further
impact the neighborhood. All adjacent properties are
either industrial in use or undeveloped. Only one
outstanding issue remains to be resolved and that is
the Fire Department concerns. A private fire hydrant
is required at this time and the location of fuel tanks
and fuel storage areas must be shown and reviewed.
8. Staff Recommendation:
Staff recommends approval of the requested revision to
this conditional use permit subject to compliance with
the Fire Department Comments.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 15, 1998)
Pat McGetrick was present representing the application.
Staff presented the item. Mr. McGetrick was advised to
address the Fire Department's concerns. After a brief
discussion, the Committee forwarded the item to the full
Commission for final resolution.
STAFF UPDATE:
A revised plan was submitted showing the addition of an on-
site fire hydrant, to be served by a new 6 inch water line,
and the location of a fuel tank. The fuel tank is located
50 -60 feet from the new fire hydrant.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Pat McGetrick was present representing the application.
There were no objectors present. Staff informed the
Commission that a revised site plan had been submitted which
addressed staff's concerns by showing the location of the
fuel storage area and a new on-site fire hydrant. Staff
recommended approval of the conditional use permit subject
to compliance with Fire Department Comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 11 ayes, 0 noes and 0
absent.
KI
February 5, 1998
ITEM NO.: 23 FILE NO.: Z -5485-A
NAME: Doyle Springs Mini -Storage -
Conditional Use Permit
LOCATION: 8801 Doyle Springs Road
OWNER/APPLICANT: Ray Bell/Mark Buerkle
PROPOSAL: A conditional use permit is
requested to allow for the
phased expansion of the
existing mini -warehouse
facility located on this C-3
zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of Doyle Springs
Road, one block north of Baseline Road.
2. Compatibility with Neighborhood:
This mini -warehouse development was in existence at the
time this property was annexed to the City in 1985.
Although much of the surrounding area is zoned R-2,
there are many other nonconforming uses near the site
including a church, a convenience store and a drive-in
restaurant. The proposed expansion does not involve
any other property beyond that already occupied by the
mini -warehouse development. There will be some upgrade
in landscaping and screening required as a result of
this conditional use permit which will benefit adjacent
properties. Allowing the expansion should not affect
the development's compatibility with the neighborhood.
The Upper Baseline Neighborhood Association was
notified of the public hearing.
3. On -Site Drives and Parking:
The site currently has a single access point to the
mini -warehouse development off of Doyle Springs Road.
The area around the three existing buildings is already
paved. The applicant is proposing to improve the
driveway to Doyle Springs Road and to provide paving
around the expanded mini -warehouse buildings. very
little parking is required for this use, only enough
for the site manager and a couple of customers. It is
February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
assumed that most customers
of their storage unit while
proposed site plan provides
through each phase.
4. Screenina and Buffers:
will park directly in front
they are on the site. The
for adequate parking
The proposed width of the street buffer meets with the
ordinance requirement. The proposed buffers along the
northern and southern perimeters do not meet the full
ordinance requirement of 10 feet. Considering the
commercial use of the residential zoned property to the
south the normal buffer requirement may not be
considered needful. Because of the residential use to
the north, it is recommended that a 6 foot high opaque
screen be provided within the northern landscape strip.
This could be a wooden -fence or dense evergreen
plantings.
A landscaping upgrade of the site will be required
equal to the percentage of expansion.
5. Public Works Comments:
1. Dedicate right-of-way to 30 feet from centerline.
2. Doyle Springs Road is 27 feet wide, commercial
standards require 36 feet wide. Construct half
street improvements, including a 5 foot wide
sidewalk.
3. Grading permit will be required on this new
development, if it disturbs more than one acre.
4. Stormwater detention ordinance applies to this
property.
5. All driveways shall be concrete aprons per City
Ordinance.
Public Works will support a deferral of the sidewalk
north of the driveway until the property to the north
develops. Public works also will support a deferral of
half street improvements and right-of-way dedication
until Master Street Plan is amended. The applicant is
requesting a waiver of required street improvements.
6. Utility and Fire Department Comments:
Water: LRFD needs to evaluate this site to determine
on-site and/or additional fire hydrants are
required.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of fire hydrants.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
Southwestern Bell: Approved as submitted.
CATA: Bus route extends down Baseline Road, 1/2 block
to the south.
7. Staff Analysis:
The C-3 zoned property is now occupied by a three
building mini -warehouse development. The use was in
existence at the time the site was annexed into the
City in 1985. At that time, the property was zoned R-2
and the mini -warehouse development rendered
nonconforming. In 1991, the property was zoned C-3,
which allows mini -warehouses only as a conditional use.
Since no conditional use permit has been issued, up to
this point, the use is still nonconforming. The
applicant has now filed a conditional use permit
application which will accomplish two goals; the first
will bring the existing mini -warehouse development into
conformance and the second will allow for the phased
expansion of the development.
The applicant proposes a three phased development
whereby an addition will be added onto each of the
three existing buildings. No specific time frame for
the phases has been proposed. An existing one story
frame office building will be removed and the office
located in a portion of the Phase III expansion at that
time.
The site also contains a single family residence which
is unrelated to the mini -warehouse business. It is the
applicant's desire to continue renting out this
residence until Phase II occurs, at which time the
structure will be removed.
The hours of operation are from 8:00 p.m. to 5:00 p.m.,
7 days a week. There will be an upgrade in
landscaping, buffers and screening. Any new site
lighting will be low-level and directional, aimed away
from adjacent residences. The existing sign is located
in the right-of-way and must be relocated. No
additional signage is requested.
Staff believe the proposed expansion of this existing
mini -warehouse development is a reasonable use of the
property which should continue to be compatible with
development in the area.
E
February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. The existing ground -mounted sign is to be moved
back to a point 5 feet behind the new property
line.
4. Any new site lighting is to be low-level and
directional, aimed away from adjacent residences.
Staff also recommends approval of a deferral of the sidewalk
construction north of the driveway until the property north
develops and a deferral of one-half street improvements and
right-of-way dedication for Doyle Springs Road until the
Master Street Plan is amended.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was present. Staff presented the item. There
was a brief discussion of Public works and landscaping
issues. The applicant was questioned about customer parking
and the office for the development. He was advised to
address those issues and to provide a revised site plan to
staff by January 22, 1998.
There being no other issues, the Committee forwarded the
issue to the full Commission for final resolution.
STAFF UPDATE:
A revised site plan was submitted showing a small office
area and three customer parking spaces at the end of the
Phase III building expansion which has been reduced slightly
in size. A 6 foot tall opaque screen is shown on the
northern perimeter to be constructed with Phase II. The
sign has been relocated on the new plan to a point out of
the right-of-way.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that a revised site plan had
been submitted which addressed staff's concerns.
Staff recommended approval subject to compliance with the
conditions noted in the staff recommendation. Staff also
recommended approval of a deferral of the sidewalk
construction north of the driveway until the property north
develops and a deferral of the one-half street improvements
and right-of-way dedication for Doyle Springs Road until the
Master Street Plan is amended.
The conditional use permit and sidewalk, one-half street
improvements and right-of-way dedication deferrals were
placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
61
February 5, 1998
ITEM NO.: 24 FILE NO.: Z -5991-C
NAME•
LOCATION•
Olivet Baptist Church -
Conditional Use Permit
800 Wellington Village Road
OWNER/APPLICANT: Russell McDonough III/
Mark Buerkle
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a new church
and related facilities on this
R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The property is located on the west side of Wellington
Village Road, at its intersection with Governors Road.
2. Compatibility with Neighborhood:
This 10 acre site is located within the newly
developing Villages of Wellington Neighborhood. All
adjacent properties are zoned R-2 Single Family
although no single family lots directly abut the site.
A 15.27 acre open space area following a drainage way
wraps around the north, west and south perimeters of
the site. A 6 acre lake and a small park are proposed
to be located to the south of the church. A new
church, Wellington Village Assembly of God, is located
across the street from this site. With proper
attention to screening and landscaping the site, the
proposed church should be compatible with the
neighborhood. The St. Charles Neighborhood Association
was notified of the public hearing.
3. On -Site Drives and Parking:
The proposed sanctuary is to seat 300 persons,
requiring 75 on-site parking spaces. 91 spaces are
proposed with initial construction and an additional 39
spaces are to be added later. Two access points are
proposed onto Wellington Village Road. No ancillary
uses such as a school or day care program are proposed
which might affect the parking requirement. All
parking lot lighting is to be low-level and
February 5, 1998
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5991-C
directional, aimed away from adjacent residential
properties.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
and exceed ordinance requirements. Since the property
to the north is zoned residential, screening is
required. Credit toward fulfilling this requirement
can be given for existing trees and vegetation that are
able to provide adequate year-round screening.
The City Beautiful Commission recommends saving as many
of the existing trees as feasible.
5. Public works Comments:
1. Provide design of a left turn for both entrances on
Wellington Village Road conforming to "MSP" (Master
Street Plan). Construct one-half street
improvements to 36 feet wide including 5 foot
sidewalks.
2. National Pollutant Discharge System (NPDES) and
grading permits are required prior to construction,
site grading and drainage plan will need to be
submitted and approved.
3. Stormwater detention ordinance applies to this
property.
4. Address will be 800 Wellington Village Road.
5. Obtain barricade and street cut permits prior to
construction within right-of-way
6. Utility and Fire Department Comments:
Water: An acreage charge of $300/acre applies in
addition to normal charges. On-site fire protection
may be required.
Wastewater: Sewer main extension required with
easements to serve property.
Fire Department: A private fire hydrant is required.
Southwestern Bell: Approved as submitted.
CATA: The site is not located on a bus route.
7. Staff Analysis:
Olivet Baptist Church proposes to build a new facility
on the R-2 zoned, 10 acre site located at 800
KI
February 5, 1998
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5991-C
Wellington Village Road. The conditional use permit is
for only a church, no ancillary activities such as a
private school or day care program are proposed. A
"Mother's Day Out" program was initially considered but
has been dropped from this application. The proposal
includes construction of a single building containing a
300 seat worship center and associated church
classrooms, offices and meeting rooms. Parking is
proposed to be developed in two phases, 91 spaces in
Phase I and an additional 39 spaces at a later date.
The northern portion of the site is to be left
undeveloped at this time but will be developed at a
later date, requiring further Planning Commission
review at that time. The site is wrapped on 3 sides by
a 15.27 acre park -like setting being developed into the
Villages of Wellington. A new church is located across
the street to the east and several new single family
homes are being built in the neighborhood to the east
as well.
No specific signage plan was submitted. Staff
recommends that office district standards be applied to
any ground -mounted sign (6' height and 64 square feet
in area).
The building height will not exceed 35 feet and the
building setback well exceeds district requirements.
A bell tower is shown as a "conceptual" element on the
plan. It will not be constructed without first
returning to the Planning Commission for review.
Staff believes the proposed church to be an appropriate
use for the site which should prove to be compatible
with the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
1. Compliance with the Public works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. The ground -mounted sign is to be limited to 6' in
height and 64 square feet in area.
4. Any site lighting is to be low-level and
directional, aimed away from adjacent residential
properties.
5. Compliance with Utility and Fire Department
Comments \
February 5, 1998
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5991-C
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was present. Staff presented the item. There
was a brief discussion of Public Works Comments and of the
possibility of moving the main entrance to the north. The
applicant was instructed to meet with the traffic engineer
regarding any such changes and to provide a revised site
plan (if necessary) to staff within one week. After
reviewing the item, the Committee determined that there were
no other outstanding issues and forwarded the item to the
full Commission for final resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Mark Buerkle was present representing the church. There
were no objectors present. Staff presented the item and
recommended approval subject to compliance with the
conditions noted in the staff recommendation.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 11 ayes, 0 noes and 0
absent.
4
February 5, 1998
ITEM NO.: 25
NAME•
LOCATION•
OWNER/APPLICANT:
FILE NO.: Z -6146-A
Church of the Living God
Revised - Conditional Use
Permit
924 West 31st Street
Church of the Living God/
Elder Joe Church, Pastor
PROPOSAL: The applicant is requesting a
deferral of the paving
requirement for a new parking
lot which was approved as part
of a conditional use permit
approved on June 6, 1996. The
deferral is requested until
October 1999. The property is
zoned R-3.
Staff Analysis•
On June 6, 1996, the Planning Commission approved a
conditional use permit allowing for expansion of this
existing church and construction of a new 20 space parking
lot. The construction of a new sanctuary will increase the
church's seating capacity from 95 persons to 175. There was
no opposition to the item and the Commission unanimously
approved the conditional use permit.
The church is requesting a deferral of the paving
requirement for the new parking lot until October 1999. The
church's present financial situation does not allow for the
paving of the lot at this time. The required screening and
landscaping will be put in on the north side of the parking
lot at this time. Curb, gutter and concrete driveway aprons
will also be installed at this time. The parking area will
be gravel until it is paved.
Staff believes the requested deferral to be reasonable. All
previously imposed conditions, including compliance with
utility and Public Works Comments and compliance with the
City's Landscape and Huffer Ordinances, will apply.
Staff Recommendation:
Staff recommends approval of the requested deferral of the
paving requirement until October 1, 1999 subject to
compliance with the following conditions:
February 5, 1998
ITEM NO.: 25 (Cont.) FILE NO.: Z -6146-A
1. Compliance with all conditions previously imposed when
the conditional use permit was granted on June 6, 1996.
2. The required screening and landscaping is to be
installed on the north side of the parking lot at this
time.
3. Concrete aprons meeting code requirement are to be
installed at driveway entrances at this time.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was not present. Staff presented the item.
After a brief discussion, the Committee determined there
were no outstanding issues and forwarded the item to the
full Commission for final resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 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 11 ayes, 0 noes and 0 absent.
2
February 5, 1998
ITEM NO.: 26
NAME•
LOCATION•
OWNER/APPLICANT•
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location:
FILE NO.: Z-6438
Hall Day Care - Conditional
Use Permit
2601 Battery Street
Harry T. Hall
A conditional use permit is
requested to allow for the
conversion of the residence
located on this R-4 zoned
property into a day care
center.
The site is located at the east side of Battery Street,
one block south of Roosevelt Road.
2. Compatibility with Neighborhood:
The site is located within a large R-4 zoned
residential neighborhood. Most of the surrounding
properties are occupied by older single family or two
family residences. There are several nonresidential
and institutional uses in the vicinity of the
intersection of Roosevelt and Battery including an
elementary school. The POD zoned development at the
northeast corner of Roosevelt and Battery allows a
variety of office, institutional and commercial uses.
The POD zoned property adjacent to the south of this
site is a residence with a detached, one -chair beauty
salon. The Arkansas State Fairgrounds are located two
blocks to the west. With attention to properly
screening the parking and playground areas, this
proposed use should be compatible with the
neighborhood. The Wright Avenue and Southend
Neighborhood Associations were notified of the public
hearing.
3. On -Site Drives and Parking:
A day care center with an enrollment of 33 children
with 5 employees requires 8 on-site parking spaces.
The applicant proposes an 8 space parking lot with a
single access point on Battery Street and on the alley
February 5, 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-6438
to the rear. The applicant is requesting a 12 month
deferral of the paving requirement for this new parking
lot.
4. Screening and Buffers:
A minimum 4 foot wide landscape strip is required
between the parking lot and the north property line. A
6 foot tall wooden fence with its face side directed
outward or dense evergreen plantings are required to
screen this site from adjacent residential properties.
5. Public Works Comments:
Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any
planned construction.
6. utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of nearest fire
hydrants.
Southwestern Bell: Approved as submitted.
CATA: The site is located on a CATA bus route.
7. Staff Analysis:
The R-4 zoned property at 2601 Battery is currently
occupied by a one-story, frame single family
residential structure. The applicants propose to
convert this structure into a day care center with a
maximum enrollment of 33 children. Staff will consist
of four employees plus one director. An 8 space
parking lot is proposed to be built on the north side
of the property, in the area of the former 26th Street
right-of-way which was closed as part of the Coliseum
urban Renewal project in 1967. A playground will be
installed in the rear yard of the property and a fence
erected around the yard and parking lot. No exterior
changes are proposed with the exception of a handicap
ramp, if required. The hours of operation are Monday
through Friday, 6:00 a.m. to 6:00 p.m.
Staff believes the proposed daycare is a reasonable use
of this property. Although much of the surrounding
F
February 5, 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-6438
area is zoned R-4, there are other nonresidential and
institutional uses in the vicinity of the intersection
of Roosevelt and Battery. The proposed site plan
provides adequate parking and drop-off space. No
signage plan was submitted. Staff believes any ground -
mounted sign should be limited to 6' in height and 32
square feet in area. with proper attention to
screening the parking and playground area, this
proposed use should be compatible with the
neighborhood.
The applicant is requesting a 12 month deferral of the
paving requirement for the proposed parking lot. Staff
can support this deferral if the required concrete
driveway apron is installed, sidewalks and ramps are
brought up to current ADA standards and the screening
is installed as required.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances to properly screen the parking and
playground areas
3. Any site lighting is to be low-level and
directional, aimed away from adjacent residential
properties.
4. The ground mounted sign is to be limited to 6' in
height and 32 square feet in area.
Staff recommends approval of the requested 12 month
deferral of the paving requirement for the parking lot
subject to compliance with the following conditions:
1. Proper concrete driveway apron is to be installed
at this time.
2. The required screening is to be installed at this
time.
3. Sidewalks and ramps are to be brought up to current
ADA standards at this time.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was present. Staff presented the item. There
was a brief discussion of the item. The applicant was
advised to make minor modifications to the site plan related
to the parking lot and the landscape buffer on the north
3
February 5, 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-6438
side. The applicant was instructed to provide a revised
site plan to staff within one week.
The Committee determined there were no other outstanding
issues and forwarded the item to the full Commission for
final resolution.
STAFF UPDATE:
Staff met with the applicant to address modifications to the
site plan. These minor changes were to provide the required
landscape strip on the north side and to provide proper
depth for the parking stalls and maneuvering area.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that a revised site plan had
been received which addressed staff's concerns. Staff
offered a recommendation of approval subject to compliance
with the conditions noted in the staff recommendation.
Staff also recommended approval of the requested 12 month
deferral of the paving requirement subject to compliance
with the conditions noted.
The requested conditional use permit and paving deferral
were placed on the Consent Agenda and approved subject to
compliance with the conditions recommended by staff. The
vote was 11 ayes, 0 noes and 0 absent.
4
February 5, 1998
ITEM NO.: 27
NAME•
LOCATION:
OWNER/APPLICANT•
FILE NO.: Z-6442
Remmel Park - Conditional Use
Permit
5301 Lindsey Road
City of Little Rock Department
of Parks and Recreation
PROPOSAL: A conditional use permit is
requested to allow for the
expansion of facilities within
the existing City Park located
on this R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of Lindsey Road,
north of I-440; between the interstate and Fourche
Creek.
2. Compatibility with Neighborhood:
This 30 acre park site is isolated by the interstate
and Fourche Creek. The freeway forms the southern
boundary and the large Fourche Creek floodway is
located to the north and east of the site. The nearest
development in any direction is separated from this
site by the freeway or the floodway.
Development of this site as a park is a reasonable use
of the land which should have no impact on adjacent
properties. There is no neighborhood association
within close proximity of the site.
3. On -Site Drives and Parking:
The site has an existing entry drive and 32 space
parking lot. 60 additional vehicle spaces and 19
vehicle/trailer spaces are proposed. Sufficient area
is available for construction of additional spaces, if
needed.
4. Screenina and Buffers:
No comments.
February 5, 1998
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: Z-6442
5. Public Works Comments:
1. Stormwater detention ordinance applies to this
property.
2. A grading permit and development permit for special
flood hazard area are required prior to
construction.
3. All driveways shall be concrete aprons per City
Ordinance.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer main extension required with
easements to serve property.
Fire Department: No hydrant will be required at this
time but any further construction beside the proposed
pavilion will require a fire hydrant.
Southwestern Bell: Approved as submitted.
CATA: The site is not located on a CATA bus route.
7. Staff Analysis:
The City of Little Rock Department of Parks and
Recreation is requesting a conditional use permit to
allow for expansion of facilities at the existing City
Park located at 5301 Lindsey Road. Currently,
facilities are very limited, consisting only of a
parking lot and a boat launching ramp. Proposed
improvements include a soccer field, a rugby
field/soccer field, an open air pavilion, playground,
restrooms, picnic areas, expanded parking areas,
drainage improvements and various landscape
enhancements. The property fronts the south bank of
Fourche Creek and comprises approximately 30 acres.
The Park has been on the Master Parks Plan since 1971.
The land was purchased as part of the Fourche Creek
Drainage project in the late 1980'x. Improvements are
funded by the 1995 Bond issue that appropriated
$300,000 for final development.
The park will be open from 7:00 a.m. to 10:00 p.m.
Locked gates will prohibit access during other hours.
The rugby and soccer fields will not be lighted.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: Z-6442
Staff believes this is an
property which will have
properties. The site is
properties by the Fourche
right-of-way.
8. Staff Recommendation:
appropriate use for this
no impact on adjacent
segregated from other
Creek Floodway and the I-440
Staff recommends approval of the requested conditional
use permit subject to compliance with Public Works,
Utility and Fire Department Comments.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 15, 1998)
A representative of the City Parks Department was present.
Staff presented the item. Hours of operation and site
lighting were discussed. After a brief discussion, the
Committee determined that there were no outstanding issues
and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
The applicant was not present. There were no objectors
present. Staff informed the Commission that the applicant
had failed to follow the required notice procedure and the
item needed to be deferred.
The item was placed on the Consent Agenda
deferral to the March 19, 1998 Commission
was 11 ayes, 0 noes and 0 absent.
3
and approved for
meeting. The vote
February 5, 1998
ITEM NO.: 28
NAME•
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z-6450
Hilburn - Conditional Use
Permit
12011 Westhaven Drive
Corky Pork Partners/
Tommy Hilburn
PROPOSAL: A conditional use permit is
requested to allow for the
construction of an eating
place with drive-in service on
this C-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the south side of Westhaven
Drive, one lot west of Bowman Road.
2. Compatibility with Neighborhood:
The property is located within the intensely developed.
Chenal Parkway/Bowman Road/Markham Street Commercial
node. All surrounding properties are zoned C-3 and are
occupied by a variety of commercial uses such as
restaurants, retail stores and a movie theater. The
use is compatible with development in the area. The
Parkway Place and Birchwood Neighborhood Associations
were notified of the public hearing.
3. On -Site Drives and Parking:
This 900 square foot restaurant building requires nine
on-site parking spaces. However, this use is not
designed for customers to enter the building.
Customers will either eat in their cars or will pick up
food to be eaten elsewhere. A small number of outdoor
dining tables will also be provided. In order to
accommodate employees, the applicant has secured an
agreement from Carmike Cinemas and Corky's Restaurant
to allow use of seven parking spaces each. Six
additional spaces other than the covered parking are
provided.
February 5, 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-6450
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements with the exception of the lack
of building landscaping. Though there is considerable
flexibility with this requirement a small amount of
landscaping is required between some of the public
parking area and building. (A revised plan was
submitted which shows the required building
landscaping.)
5. Public Works Comments:
1. Grading permit will be required on this new
development, if it disturbs more than one acre.
2. Obtain barricade and street cut permits prior to
construction within right-of-way.
3. Maximum driveway width is 40 feet per City
Ordinance.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of fire hydrants.
Southwestern Bell: Approved as submitted.
CATA: Site is not located on a CATA bus route.
7. Staff Analysis:
The applicant proposes to construct an "eating place
with drive-in service" on the C-3 zoned property
located at 12011 Westhaven Drive. The project consists
of a modular drive-in restaurant with drive -up window
service intended for food consumption off-site and also
19 covered parking stalls with curb service intended
for food consumption on the promises in motor vehicles.
A small number of outdoor dining tables will also be
provided.
The proposed use is compatible with the development in
this area. All surrounding properties are zoned C-3
and use occupied by a variety of commercial uses. The
building meets all required setbacks and there are very
few issues related to this application.
K
February 5, 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-6450
Although food service is provided as either take-out or
to be eaten on the premises in motor vehicles, 9 on-
site parking spaces are still required. The applicant
is requesting a waiver of this requirement. Agreements
have been submitted by Carmike Cinema and Corky's
Restaurant allowing the use of seven parking spaces
each. As long as these agreements are valid, they
should address the parking issue. The revised site
plan provides six on-site parking spaces, leaving a
variance for three spaces.
The applicant also proposes to use a dumpster located
on the Corky's restaurant property, adjacent to the
east. As both this development and Corky's are owned
by the same persons, this arrangement should work.
Should either site change ownership, it will be
necessary to revisit this issue.
Signage will conform to ordinance standards for
commercially zoned properties. Hours of operation are
not viewed as an issue due to the location of the site
and the surrounding land uses.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. Compliance with Utility and Fire Department
Comments
Staff recommends approval of the variance to allow off-
site parking at Corky's Restaurant and the Carmike
Cinema properties. Should the agreements with these
two parties become invalid for any reason, the required
parking must be provided on this site or the issue must
be brought back to the Planning Commission.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was present. Staff presented the item.
Following a brief discussion, the Committee determined there
were no outstanding issues and forwarded the item to the
full Commission for final resolution.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-6450
PLANNING COMMISSION ACTION:
The applicant was present. There
Staff informed the Commission that
been submitted which provided 6 0
parking spaces. Staff recommended
conditional use permit and of the
to compliance with the conditions
recommendation.
(FEBRUARY 5, 1998)
were no objectors present.
a revised site plan had
f the required 9 on-site
approval of the
parking variance subject
noted in the staff
The conditional use permit and parking variance were placed
on the Consent Agenda and approved as recommended by staff.
The vote was 11 ayes, 0 noes and 0 absent.
4
THERE IS NO ITEM NO. 29
February 5, 1998
ITEM NO.: 30
NAME•
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z-6452
Darby - Conditional Use Permit
1520 South Garfield Street
William Darby Company/
William Darby
PROPOSAL: A conditional use permit is
requested to allow for
development of an office,
showroom/warehouse on this 0-3
zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located at the southern end of the South
University Business Park, in the 1500 Block of South
Garfield Street.
2. Compatibility with Neighborhood:
This property is part of a 12.95 acre tract which was
zoned 0-3 in 1988. Properties to the north are zoned
0-3 and are, for the most part, still undeveloped. A
wholesale florist operates an office, showroom/warehouse
just to the north east, across Garfield. Some
undeveloped OS property and a single family lot are
adjacent to the west. Single family homes are adjacent
to the south. A 40 foot wide buffer separates
development of this site from the single family
properties to the south and west. The properties to the
east front onto University Avenue and are zoned C-3.
With attention to properly screening the site, this
development should be compatible with the Neighborhood.
The Point O'Woods, Oak Forest and Broadmoor Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
23 on-site parking spaces are proposed with two access
points off of Garfield Street. 23 spaces meets or
exceeds the number required for an office,
showroom/warehouse, depending on the percentage of the
building which is used as warehouse space. A single
loading dock is proposed on the south side of the
building.
February 5, 1998
SUBDIVISION
ITEM NO.: 30 (Cont.) FILE NO.: Z-6452
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A 6 foot high opaque screen is required along the
southern perimeter of the site. This screen may be a
wooden fence with its face side directed outward or
dense evergreen plantings. A 6 foot wood fence is
proposed on the perimeters adjacent to residential
properties.
If dumpster is to be used, it should be shown on the
site plan and have an 8 foot high screen on three
sides.
Curb and gutter or another approved border will be
required to protect landscaped areas from vehicular
traffic.
5. Public Works Comments:
1. Construct a 5' wide sidewalk on frontage at back of
right-of-way.
2. Obtain barricade and street cut permits prior to
construction within right-of-way.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. The northern driveway off Garfield must be
25 feet from property line, or request a waiver.
5. Stormwater detention ordinance applies to this
property.
6. Prepare letter for street lights as required by
Sec. 31-403.
6. Utility and Fire Department Comments:
Water: The Fire Department needs to evaluate this
project to determine whether additional public
and/or private fire hydrants are needed. Contact
Water Works regarding meter sizes and locations.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of fire hydrants.
Southwestern Bell: Approved as submitted.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 30 (Cont.) FILE NO.: Z-6452
CATA: Bus routes located on University Avenue and
12th Street.
7. Staff Analysis:
The proposal before the Planning Commission is a
conditional use permit to allow for the construction of
a 9,000 square foot office, showroom/warehouse on this
0-3 zoned, 1.35 acre tract. The property is comprised
of 3 lots of the South University Business Park
Addition.
The Ordinance defines an office, showroom/warehouse as
a facility for mixed use with the following
characteristics:
(1) A showroom for display of product line which does
not include items for user purchase, except within
C-3 general commercial district.
(2) A storage or warehouse facility which occupies not
more than sixty (60) percent of the gross floor
area of the structure(s).
(3) The principal office of the business;
(4) Sales to contractors or other businesses installing
or delivering to consumer and user.
The proposed building is one-story in height, below the
45 foot height allowance in the 0-3 district. The
building exceeds the required setbacks. The proposed
development, including parking lot and driveways, is
kept out of the 40 foot buffer on the south and west
perimeter. This buffer was required at the time the
property was replatted, after having been rezoned to
0-3. This buffer is to be used for landscaping
purposes only and no object other than a fence as may
be required by the City or landscaping shall be placed
within the area of the buffer.
Staff believes the proposed office, showroom/warehouse
is an appropriate use of the property. The building is
one story in height and if the developer is sensitive
to the nearby residential properties, the use should be
compatible with development in the area.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 30 (Cont.) FILE NO.: Z-6452
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. Compliance with Utility and Fire Department
Comments
4. Signage is to conform to Office District Standards
5. There is to be no outside intercom or paging
system.
6. The 40 foot buffer is to be used for landscaping
purposes only and no object other than a fence as
may be required by the City or landscaping shall be
placed within the area of the Buffer.
7. All site lighting is to be low-level and
directional, aimed away from adjacent residential
properties.
8. A 6 foot wood fence is to be erected on the
perimeter of the site adjacent to residential
properties (as proposed by the applicant).
9. Due to the relationship to nearby residential
properties, dumpster pick-up is to be limited to
daylight hours.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
Pat McGetrick was present representing the application.
Staff presented the item. After a brief discussion of the
issue, Mr. McGetrick was advised to submit any revisions to
staff within one week. The Committee then forwarded the
item to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
William Darby and Pat McGetrick were present representing
the item. One objector, Gail Fells, was present but left
before the item was brought up. One letter of objection had
been received and forwarded to the commissioners. Staff
presented the item and informed the Commission that a
revised site plan had been submitted which addressed staff's
concerns. Staff offered a recommendation of approval
subject to compliance with these conditions noted in the
staff recommendation.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 30 (Cont.) FILE NO.: Z-6452
Commissioner Hawn asked staff about an accusation in the
letter that the rezoning of this property was done "in
secret." Dana Carney responded by briefly giving the
history of the 1988 rezoning of the 12+ acre office tract.
He stated that there was some controversy about the rezoning
and that it certainly was not done "in secret."
Commissioner Adcock asked if the dumpster could be moved
further away from the residences. After a brief discussion,
Mr. Darby agreed to move the dumpster to the east end of the
site, closer to the commercial development along University
Avenue.
A motion was made to approve the conditional use permit
subject to compliance with the conditions noted in the staff
recommendation and the dumpster being relocated to the east
end of the site. The motion was approved by a vote of
10 ayes, 0 noes and 1 absent.
5
February 5, 1998
ITEM NO.: 31
NAME•
LOCATION•
OWNER/APPLICANT•
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location:
FILE NO.: Z -6453-A
Value Health - Conditional
Use Permit
South of Labette Drive, west
of Barrow Road
Bill Brandon and Bessie
Sullivan/Pat McGetrick
A conditional use permit is
requested to allow for
development of a nursing home
on this site. The.property
is currently zoned MF -12. An
MF -18 rezoning request is
item no. 32 on this agenda
(Z-6453).
The property is located west of John Barrow Road, at
its intersection with Labette Drive.
2. Compatibility with Neighborhood:
The property is located in an area occupied primarily
by multifamily and office uses. Multifamily
developments are located to the north, west and one
block east of Barrow Road. The large area of 0-3 zoned
property to the north is undeveloped. A large high
school and another nursing home are located farther
south on Barrow Road. A medical supply company is
located on the POD zoned property adjacent to the east.
The proposed use is compatible with uses in the area.
The John Barrow, Twin Lakes and Brownwood Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
A 228 bed nursing home requires 228 parking spaces.
The applicant proposes 220 spaces. A single access
point, with individual entry and exit, onto Labette
Drive is proposed. The applicant states that past
experience with this type of use has shown that the
proposed 220 parking spaces will be sufficient for
staff, patients and visitors.
February 5, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A
4. Screening and Buffers:
The proposed land use buffer width along the southern
perimeter drops considerably below the 17 feet average
required by ordinance.
A 6 foot high opaque screen, either a wood fence with
its face side directed outward or dense evergreen
plantings are required along the southern and western
site perimeters.
Curb and gutter or another approved border will be
required to protect landscaped areas from vehicular
traffic.
Any existing trees within the required land use buffers
to the south and east should remain. The City
Beautiful Commission recommends saving as many existing
trees as feasible. Extra credit can be given toward
compliance with the Landscape Ordinance when saving
trees of 6 inch caliper or larger.
5. Public Works Comments:
1. Dedication of right-of-way is required to 60 feet
wide for Labette Drive.
2. The reverse tangent on Labette Drive does not
conform to City Ordinance.
3. Barrow Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way
will be required to 45 feet from centerline for
this 5 lane minor arterial.
4. Provide design of streets conforming to -MSP-
(Master Street Plan). Construct street
improvements to Labette Drive including 5 foot
sidewalks.
5. Stormwater detention ordinance applies to this
property.
6. Eliminate drive way and access across Lot 1 parking
lot. The driveway does not meet City Ordinance and
creates traffic congestion at Barrow Road.
7. Driveway entrance on Labette Drive does not meet
City Ordinance Sec. 31-210.
8. Grading permit will be required on this new
development, if it disturbs more than one acre.
9. Barrow Road has a 1995 Average Daily Traffic count
of 20,000 vehicles.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A
6. Utility and Fire Department Comments:
Water: A front foot charge of $15/ft. applies to the
12- main in an easement across this property. Any
facilities which need to be relocated will have to
be relocated at the expense of the developer. On
site fire protection and RPZ backflow preventer
required.
Wastewater: Capacity Contribution Analysis required.
Contact L.R. Wastewater Utility for details.
Fire Department: Show location of fire hydrants.
Southwestern Bell: 5' easement required along all
interior lot lines.
CATA: The nearest CATA bus route is on Kanis Road,
two blocks to the north.
7. Staff Analysis:
The applicant is requesting approval of a conditional
use permit to allow for construction of a 228 bed
nursing home on this vacant 6.59 acre tract. The
property is currently zoned MF -12. An MF -18 rezoning
request is item no. 32 on this agenda (Z-6453).
Nursing homes are permitted in the MF -18 district
through a conditional use permit, but not in the MF -12
district. The development consists of a single
building for this nursing home, an accessory storage
building, major street improvements and associated
parking. The nursing home is designed with 6, 3 -story
patient wings built around a central core containing
offices, dining room, kitchen and other ancillary uses.
The building will not exceed 37 feet in height. The
MF -18 district has a height limit of 35 feet. This
minor 2 foot height variance should have no impact on
adjacent properties.
The proposed use is compatible with the neighborhood
which is comprised primarily of multifamily and office
uses. There are minor issues which need to be
addressed including the land use buffer width on the
south and the alignment of Labette Drive which is to be
built by the applicant.
No signage plan was submitted. Staff recommends that
one ground -mounted sign be allowed, no more than 64
3
February 5, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A
square feet in area and 6 feet in height (office and
institutional district standards).
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. The property is to be rezoned MF -18.
2. Compliance with the Public Works Comments
3. Compliance with Utility and Fire Department
Comments
4. Compliance with the City's Landscape and Buffer
Ordinances
5. The site is to have only one ground -mounted sign no
more than 64 square feet in area and 6 feet in
height.
6. Any site lighting is to be low-level and
directional, aimed away from adjacent residential
properties.
Staff recommends approval of the requested parking
variance.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
Pat McGetrick was present. Staff presented the item. There
was a discussion of the Public Works concerns related to the
alignment of Labette Drive and a possible entrance onto
Barrow Road. The applicant was instructed to meet with
Public Works Staff to resolve those issues. Mr. McGetrick
explained his reasoning behind the reduced number of parking
spaces. He stated that he would revise the site plan to
address staff concerns. After a further brief discussion of
various issues such as signs and landscaping, the Committee
forwarded the item to the full Commission for final
resolution. Mr. McGetrick was advised to submit a revised
site plan within one week.
STAFF UPDATE:
A revised site plan was submitted which addressed Public
Works concerns by eliminating the driveway out to Barrow and
by realigning Labette Drive. The required 17 foot landscape
buffer on the south was also provided. Two on-site fire
hydrants are proposed.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that a revised site plan had
been received which addressed staff's concerns. Staff
recommended approval of the conditional use permit subject
to compliance with the conditions noted in the staff
recommendation. Staff also recommended approval of the 8
space parking variance.
The conditional use permit and parking variance were placed
on the Consent Agenda and approved as recommended by staff.
The vote was 11 ayes, 0 noes and 0 absent.
5
February 5, 1998
ITEM NO.: 32
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
FILE NO.: Z-6453
Bill Brandon
Patrick McGetrick
South of Labette Drive, west
of Barrow Road
Rezone from MF -12 to MF -18
Construct a new, 228 bed
nursing home.
6.59± acres
Vacant
SURROUNDING LAND USE AND ZONING
North - Vacant, zoned 0-3 and large Multifamily
Development, zoned R-5
South - Vacant, zoned R-2 and Multifamily, zoned
MF -12
East - Vacant, zoned 0-3 and Medical Supply Company,
zoned POD
West - Multifamily, zoned MF -12
PUBLIC WORKS COMMENTS
1. Dedication of right-of-way is required to 60 feet wide
for Labette Dr.
2. The reverse tangent on Labette Drive does not conform to
City Ordinance.
3. With construction:
a. Provide design of street to Master Street Plan
standards. Construct street improvements to
Labette Drive, including 5 foot sidewalks.
b. Stormwater Detention Ordinance applies to this
property.
C. Grading permit will be required on this
development.
PUBLIC TRANSPORTATION ELEMENT
The site is not currently located on a CATA Bus Route. A
bus route extends down Kanis Road, two blocks to the north.
February 5, 1998
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-6453
LAND USE ELEMENT
The site is located in the I-430 District. The adopted Land
Use Plan recommends Multifamily. The MF -18 rezoning request
conforms to the adopted Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this 6.59±
acre tract from MF -12 Multifamily to MF -18 Multifamily. The
site is currently undeveloped. A new, 228 bed nursing home
is proposed for the site. Nursing homes are permitted as a
conditional use in the MF -18 district but not in the MF -12
district. A conditional use permit is item no. 31 on this
agenda (Z -6453-A).
The property is located in an area comprised almost
exclusively of multifamily, office and institutional uses.
A large area of undeveloped R-2 property is adjacent to the
south. The Land Use Plan recommends Mixed Office Commercial
for the R-2 property. Multifamily developments are located
to the north, west and south of this site.
The requested MF -18 zoning conforms to the adopted Land Use
Plan. The Plan recommends Multifamily for the site.
STAFF RECOMMENDATION
Staff recommends approval of the requested MF -18 zoning as
being in conformance with the adopted Land Use Plan and
being compatible with development and uses in the area.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 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 11 ayes, 0 noes and 0 absent.
PA
February 5, 1998
ITEM NO.: 33 FILE NO.: G-23-281
Name•
Location•
Owner/Applicant:
Reauest•
STAFF REVIEW•
16th Street Right -of -Way
Abandonment adjacent to
Blocks 13-16
Between Aldersgate Road and
Jr. Deputy Road
Baptist Health/Greg Sullivan
and Aldersgate Road
To abandon the 20 feet wide
by 1,032 feet long 16th
Street right-of-way between
Jr. Deputy Road and
Aldersgate Road.
1. Public Need for This Right -of -Way
16th Street is not currently constructed as a public
street. Drainage and utility easement rights should be
maintained due to contour of land.
2. Master Street Plan
The Master Street Plan reflects no need for this
section of 16th Street right-of-way. Sufficient right-
of-way will be maintained to provide turn -around area
for adjacent streets (only Wilson Street is presently
constructed).
3. Need for Right -of -Way on Adjacent Streets
Sufficient right-of-way will be maintained to provide
turn -around area for adjacent street rights -of -ways
dead -ending at 16th Street.
4. Characteristics of Right -of -Way Terrain
The right-of-way is in a natural low drainage area
which picks up runoff from the north, south, and east
and flows west under Aldersgate Road.
5. Development Potential
Once abandoned, the right-of-way will revert to
adjacent residential property.
February 5, 1998
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: G-23-281
6. Neighborhood Land Use and Effect
The general area is made up of a mixture of
residential, office, and commercial.
7. Neighborhood Position
All abutting property owners were notified of the
public hearing.
8. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
ARKLA - has no objection to the abandonment.
Southwestern Bell - has no objection to the
abandonment.
water Works - has no objection to the abandonment.
Wastewater - has no objection to the abandonment.
Easement required for facilities at the intersection
of 16th and Wilson Road.
9. Reversionary Rights
All reversionary rights will extend to the residential
property owners.
10. Public Welfare and Safety Issues
Abandoning this right-of-way will have no adverse
effects on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the 16th Street right-of-way
abandonment subject to maintaining 80, portions centered on
perpendicular street rights-of-way for turn-arounds
maintaining a utility and drainage easement the same width
and length as the existing right-of-way.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Greg Sullivan was unable to obtain signatures from three
abutting property owners on the petition. Therefore, the
application was withdrawn from the Planning Commission
agenda and forwarded to the Board of Directors as an
adversarial abandonment.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: G-23-281
The Commission was informed of the lack
petition and the item was placed on the
withdrawal. The item was withdrawn by
0 nays.
3
of signatures on the
Consent Agenda for
vote of 11 ayes and
February 5, 1998
ITEM NO.: 34 FILE NO.: G-23-282
Name:
Location•
Owner/Applicant:
Reciuest
STAFF REVIEW•
Wilson Road Right -of -Way
Abandonment
Between Kanis Road and 16th
Street
Baptist Health/Greg Sullivan
The Mehlburger Firm
To abandon Wilson Road
between Kanis Road and West
16th Street, 50 feet wide by
1,264 feet long.
1. Public Need for This Right-of-Wav
The applicant will replace this right-of-way with 60
feet wide by 1,150 feet long right-of-way for a cul-de-
sac. A utility and drainage easement will be
maintained between the proposed cul-de-sac and 16th
Street right-of-way.
2. Master Street Plan
Wilson Road is classified as a residential street.
3. Need for Right -of -Way on Adjacent Streets
Right-of-way will be maintained for turn -around area at
the intersection of Wilson Road and 16th Street right-
of-way.
4. Characteristics of Right -of -Way Terrain
Wilson Road is currently a paved 24 foot wide road with
no curbing.
5. Development Potential
The property on the east and west side of Wilson Road
is zoned Office.
6. Neighborhood Land Use and Effect
The general area is made up of a mixture of office and
residential.
February 5, 1998
SUBDIVISION
ITEM NO.: 34 (Cont.) FILE NO.: G-23-282
7. Neighborhood Position
All abutting property owners were notified of the
public hearing.
8. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
ARKLA - has no objection to the abandonment.
Southwestern Bell - has no objection to the
abandonment.
water Works - has no objection to the abandonment,
retain as an easement.
Wastewater - has no objection to the abandonment.
9. Reversionary Rights
No reversionary rights of record per the title search.
10. Public Welfare and Safety Issues
Abandoning this right-of-way will have no adverse
effects on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the Wilson Road right-of-way
subject to dedication of right-of-way for proposed cul-de-
sac commercial streets and maintain abandoned portion as an
utility/drainage easement the portion that extends to 16th
Street.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The Staff presented a positive recommendation on this
application for two reasons, to separate commercial traffic
from residential traffic, and to route residential traffic
to the Jr. Deputy Road which has been widened recently.
Kanis Road is also to be widened and the sight distance to
be improved at the Jr. Deputy Road intersection. Also
proposed is a traffic signal at this entrance. Aldersgate
Road is also to be widened as development occurs on the
Kanis South Addition.
Several property owners in this neighborhood expressed
opposition to the closing of Wilson Road. Their reasons
were that it is the only safe access on to Kanis Road, that
it increases the time for emergency vehicles to reach their
property, that it removes direct access to commercial
2
February 5, 1998
SUBDIVISION
ITEM NO.: 34 (Cont.) FILE NO.: G-23-282
property at the end of Wilson Road, and that it reduces the
property value of their properties.
Their was discussion about deferring the abandonment until
Kanis Road improvements and the traffic signal was
installed.
The Planning Commission disapproved the application with a
vote of 1 aye, 8 nays, and 2 absent.
February 5, 1998
ITEM NO.: 35 FILE NO.: G-23-283
Name•
Location•
Owner/Applicant:
Request•
STAFF REVIEW:
Walnut Street Abandonment
Between Helms Drive and
Mabelvale Pike
Wayne Marshall
To abandon Walnut Street
between Helms Drive and
Mabelvale Pike 60 feet wide
by 284 feet long, for the
use of a parking lot for a
new business.
1. Public Need for This Right -of -Way
There is no public need for this right-of-way.
2. Master Street Plan
The Master Street Plan reflects no need for this
section of right-of-way.
3. Need for Right -of -Way on Adiacent Streets
None
4. Characteristics of Right -of -Way Terrain
Walnut Street was never constructed. The terrain is
flat grassland with a few large trees.
5. Development Potential
Once abandoned the right-of-way, a portion of it will
be used for a parking lot for a new business on Helms
Drive.
6. Neighborhood Land Use and Effect
The general area is made up of a mixture of residential
and commercial.
7. Neighborhood Position
All abutting property owners were notified of the
public hearing.
February 5, 1998
SUBDIVISION
ITEM NO.: 35 (Cont.) FILE NO.: G-23-283
8. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
ARKLA - has no objection to the abandonment.
Southwestern Bell - has no objection to the
abandonment.
Water Works - has no objection to the abandonment.
Wastewater - has no objection to the abandonment.
9. Reversionary Rights
There are no reversionary rights per the title search.
10. Public welfare and Safety Issues
Abandoning this right-of-way will have no adverse
effects on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the Walnut Street abandonment
between Mabelvale Pike and Helms Drive.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The Staff presented a positive recommendation on this
application. There were no objectors to this abandonment.
The item was placed on the Consent Agenda by the Commission
for approval as recommended by staff. The item was approved
by a vote of 11 ayes and 0 nays.
E
February 5, 1998
ITEM NO.: 36 PROPOSED BYLAW AMENDMENT
This proposal is required to be submitted at a regular scheduled
meeting and set for a later meeting for action.
Re: T. U. P. - Tower Use Permit and W. C. F. - Wireless
Communication Facilities
At its meeting on January 8, 1998 the Planning Commission
discussed the various provisions for WCF regulation contained in
the City Attorneys proposed Ordinance. One of the provisions
discussed but not resolved was notice to neighbors.
The planning staff after discussion with Stephen Giles has
prepared a bylaw amendment to provide for insertion of T. U. P.
The current bylaw supplemental notice provisions do not include
language that covers T. U. P.
The changes we propose involve paragraphs 4, 5 and 6 on page 5 of
the bylaws as follows:
(4) Supplemental Notice of Conditional Use Permits and Tower Use
Permits - Before a hearing, the applicant shall submit proof
that at least fifteen (15) days notice of the Commission's
hearing has been given to all property owners within two
hundred (200) feet of any tract for which a permit has been
petitioned.
The applieant staff shall provide mail notice to property
owners associations or individuals representing
neighborhoods. The Planning Staff shall rreide the
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(5) All issues submitted for Zoning Site Plan Review or
Subdivision Site Plan Review Wit= hearin as directed by
Section 36-126. and Section 31-13. of the Code of
Ordinances, being the Zoning and Subdivision Ordinances
respectively, shall provide notice as follows:
1. In each instance where review by the Subdivision
Committee is required, the Committee shall determine
the need.for supplemental notice. The Committee shall
set the date, content and form for such notice and name
the party responsible for compliance with the
requirements. The record of the Committee meeting
shall reflect the instructions given so as to provide a
record of the requirement or record that no notice was
required.
2. It shall be the responsibility of the owner or agent of
record to accomplish the notice and bear the cost of
the notice.
February 5, 1998
SUBDIVISION
ITEM NO • 36 (Cont.) PROPOSED BYLAW AMENDMENT
(6) All properties involved in rezoning, conditional use permit
Tower Use Permit or Planned Unit Development applications
shall be posted with a sign as follows:
1. Sites less than one acre in area - a sign 11" x 17";
2. Sites one acre to 10 acres in area - a sign 22" x 34";
3. Sites larger than 10 acres in area - a sign 4-L- _4,.L x 41.
These signs shall be provided by the Staff to applicants at
the cost specified by the fee Ordinance No. 17. 645. These
signs shall be posted on the site at least thirty (30) days
prior to the meeting date.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The Planning Commission briefly discussed the amendments as
presented. Staff expanded the need to expand the language to
require supplemental notice and provision of signs.
A motion was made to approve the amendments as presented. The
vote on the motion produced 9 ayes, 0 noes and 2 absent.
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February 5, 1998
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 8:40 p.m.
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