pc_09 14 2017
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
SEPTEMBER 14, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Rebecca Finney
Scott Hamilton
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: Alan Bubbus
Janet Dillon
City Attorney: Shawn Overton
III. Approval of the Minutes of the August 3, 2017 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
SEPTEMBER 14, 2017
4:00 P.M.
I. OLD BUSINESS:
NO OLD BUSINESS
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-2255-B Rezoning from R-2 to I-2
5700 Block of Geyer Springs Road (west side)
2. Z-9252 Rezoning from R-2 to R-4
10108 West 20th Street
3. Z-4045-A Forever in Training Health Studio and Spa – Conditional
Use Permit
1320 Brookwood
4. Z-5860-A Phillips Duplexes – Conditional Use Permit
NE corner of West 41st and Holt
5. Z-9254 Lucie’s Place Homeless Shelter – Conditional Use Permit
7916 Harmon Drive
September 14, 2017
ITEM NO.: 1 FILE NO.: Z-2255-B
Owner: Thomas C. Blackmon, Jr.
Applicant: J. Scott Schallhorn
Location: 5700 Block of Geyer Springs Road (west side)
Area: Approximately 0.80 acre
Request: Rezone from R-2 to I-2
Purpose: Vehicle parking
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING
North – Auto auction business (same ownership); zoned I-2
South – Undeveloped property; zoned C-3
East – Church parking lot and single family residences (across Geyer Springs Road);
zoned R-2
West – Auto auction business (same ownership); zoned I-2
A. PUBLIC WORKS COMMENTS:
Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Bus Route #22
(University Avenue/Mabelvale Route) runs along West 65th Street to the south.
Bus Routes #22 and #17 (Mabelvale/Downtown Route) run along S. University
Avenue to the west.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the SWLR United for
Progress, Wakefield and Meadowcliff Brookwood Neighborhood Associations
were notified of the public hearing.
September 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-2255-B
2
D. LAND USE ELEMENT:
Planning Division: This request is located in 65th Street East Planning District.
The Land Use Plan Commercial (C) for this property. The Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant
has applied for a rezoning from R-2 (Single Family District) to I-2 (Light Industrial
District) to allow vehicle parking and other uses associated with adjacent
property owned by the applicant.
Master Street Plan: East of the property is Geyer Springs Road and it is shown
as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and t heir primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Geyer Springs
Road since it is a Minor Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site .
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Thomas C. Blackmon, Jr., owner of the 0.80 acre property located on west side of
Geyer Springs Road within the 5700 block, is requesting to rezone the property
from “R-2” Single Family District to “I-2” Light Industrial District. The rezoning is
proposed in order to incorporate the property into the I -2 zoned property to the
north and west, which contains an auto auction business.
The 0.80 acre property is currently undeveloped. The west half of the property
was previously used by an auto dealership for vehicle parking/storage. The
east half of the property is undeveloped and tree-covered. A creek bed runs
north/south through the center of the property.
The property is located in an area of mixed uses and zoning between Geyer
Springs Road and S. University Avenue. The property immediately north and west
is zoned I-2 and contains an auto auction business. Undeveloped C-3 and C-4
zoned property is located to the south, with commercial uses further south. A
church is located to the northeast, with a church parking lot and single family
residences to the east, across Geyer Springs Road. Additional mixed commercial
uses are located to the northwest and southwest along S. University Avenue.
September 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-2255-B
3
The City’s Future Land Use Plan designates this property as Commercial (C). The
requested I-2 zoning will not require an amendment to the future plan based on the
fact that the subject property has the same ownership as the I-2 zoned property
immediately to the north and west, and that it will be incorporated into that adjacent
use.
Staff is supportive of the requested rezoning. Staff views the request as
reasonable. The subject property was once part of the Little Rock Dodge
dealership and used for vehicle parking/storage. The overall property which was
once the auto dealership is now occupied by an auto auction busines s. The
property will once again be incorporated into that adjacent development and used
for vehicle parking/storage (vehicles awaiting auction and vehicles awaiting pick -up
after sale). Staff feels that the requested I-2 zoning is appropriate, since the
property will be incorporated into the adjacent I-2 zoned property and ownership,
and not a stand alone use. Staff believes the proposed I-2 zoning will have no
adverse impact on the adjacent properties or the general area .
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested I-2 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2017)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 9 ayes, 0 nays and 2 absent. The application was approved.
September 14, 2017
ITEM NO.: 2 FILE NO.: Z-9252
Owner: Ervin Freeman
Applicant: Kenny Whitfield, Perry’s Pennies, LLC
Location: 10108 West 20th Street
Area: 0.465 Acre (3 lots)
Request: Rezone from R-2 to R-4
Purpose: To construct three (3) duplex structures
Existing Use: Single family residence on three (3) lots
SURROUNDING LAND USE AND ZONING
North – Single family residences and a church; zoned R-2
South – Duplex structures and single family residences (across West 20th Street);
zoned R-4 and R-2
East – Single family residences (across Nichols Road); zoned R-2
West – Single family residences and vacant lots; zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Nichols Road is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Nichols Road and West 20th Street.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Bus Route #3 (Baptist
Medical Center Route) runs along Kanis Road to the north.
September 14, 2017
ITEM NO.: 2 (Cont.) FILE NO.: Z-9252
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the John Barrow,
Twin Lakes “A” and Twin Lakes “B” Neighborhood Associations were notified of
the public hearing.
D. LAND USE ELEMENT:
Planning Division: This request is located in I-430 Planning District. The Land
Use Plan Residential Low (RL) for this property. The Residential Low Density
category provides for single family homes at densities not to exceed 6 units per
acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre. The applicant has
applied for rezoning from R-2 (Single Family District) to R-4 (Two-Family District)
of three lots.
Master Street Plan: West 20th Street and Nichols Road are both shown as Local
Streets on the Master Street Plan. The primary function of Local Streets is to
provide access to adjacent properties. Local Streets that are abutted by non -
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right -of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Ervin Freeman, owner of the 0.465 acre property located at 10108 West 20th
Street, is requesting to rezone the property from “R-2” Single Family District to
“R-4” Two-Family District. The property is located at the northwest corner of West
20th Street and Nichols Road. The rezoning is proposed to allow the construction
of three (3) duplex structures.
The property is comprised of three (3) platted lots; Lot 22-24, Block 11, Hick’s
Interurban Subdivision. A one-story single family residence occupies a portion of
the property, with the remainder of the property being yard space for the residence.
All three (3) of the lots have the same ownership.
The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned lots
are located immediately to the south, across West 20th Street. Additional R-4
zoned lots are located further south, southeast and to the west. Single family
September 14, 2017
ITEM NO.: 2 (Cont.) FILE NO.: Z-9252
3
residences are located to the east across Nichols Road. Single family residences
and vacant lots are located to the west. Additional single family residences, vacant
lots and a church are located to the north. Several older manufactured/mobile
homes are located within this subdivision.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL). The requested R-4 zoning does not require an amendment to
the plan.
Staff is supportive of the requested R-4 rezoning. Staff views the request as
reasonable. The property is comprised of three (3) platted single family lots.
Three (3) duplex structures will only be a minor increase in the original platted
density. New duplex structures have been recently developed within th is
neighborhood. Staff recently conducted a survey of this neighborhood, between
West 16th Street and West 24th Street, and Aldersgate Road to Junior Deputy
Road. The survey counted the total number of residential lots within this area,
and how many of the total residential lots are zoned R-4. Staff found that there
are 368 total residential lots within this area, and that 33 are zoned R-4. This
represents R-4 zoning on a total of 8.96 percent of the overall residential lots
within this neighborhood. The three (3) lots proposed for R-4 zoning would raise
this ratio 9.51 percent. Staff feels that his represents a very minimal percentage
of the overall residential area. Staff believes the applicant’s plan to construct
three (3) new duplexes will be a quality, in-fill type, development for this general
area south of West 18th Street. Staff believes rezoning this property to R-4 will
have no adverse impact on the adjacent properties or the general area .
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2017)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 9 ayes, 0 nays and 2 absent. The application was approved.
September 14, 2017
ITEM NO.: 3 FILE NO.: Z-4045-A
NAME: Forever in Training Health Studio and Spa –
Conditional Use Permit
LOCATION: 1320 Brookwood
OWNER/APPLICANT: Sel Mart, Inc. /Rebecca Irons
PROPOSAL: A conditional use permit is requested to allow a
personal fitness training and massage therapy
business (health studio or spa) to occupy one lease
space in this I-2 zoned multi-building development.
1. SITE LOCATION:
The site is located on the west side of Brookwood Drive, between Cedar
Hill Road and Riverdale Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in area of mixed uses and zoning. The site itself
contains office buildings and a mini-warehouse development. The I-2 and
C-3 zoned properties to the north contain offices and a climate controlled
mini-warehouse development (under construction). The O-3 properties
across Brookwood contain a private school, offices and the headquarters
of the American Taekwondo Association. An apartment complex is
located to the south.
The proposed use, occupying only 1,700 square feet of the 15,500 square
foot multi-tenant office building, is compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Riverside Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The property contains 70± parking spaces, not including the parking directly
associated with the mini-warehouses. Access is via two driveways off of
Brookwood.
The applicant’s proposed use is one-on-one by appointment only so that at
the most two or three persons will be in the business at a time. The parking
should be sufficient to accommodate the use.
September 14, 2017
ITEM NO.: 3 (Cont.) FILE NO.: Z-4045-A
2
4. SCREENING AND BUFFERS:
No comments.
5. PUBLIC WORKS:
No comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Service is already
being provided in the rear of this property with no apparent conflicts with
existing facilities. Contact Entergy in advance to discuss any changes to
electrical service requirements, or adjustments to existing facilities (if any)
as this proposal proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: CAW has no objection to the Conditional Use
Permits for the subject meeting.
Fire Department: No comment received. Contact Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754).
Building Codes:
Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on
submittal requirements and the review process, contact a commercial
plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
County Planning: No comments.
September 14, 2017
ITEM NO.: 3 (Cont.) FILE NO.: Z-4045-A
3
7. TRANSPORTATION AND PLANNING:
Rock Region METRO:
a) Location is served by METRO along route 21 Riverdale. We have
no objections to proposed conditional use.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 23, 2017)
John Martin and Rebecca Irons were present representing the application. Staff
presented the item and noted little additional information was needed. Staff
requested the days and hours of operation and the number of employees and
customers who could be expected to be at the business at any one time .
Other agency comments were noted.
The applicant was advised to respond to staff questions by August 30, 2017.
The Committee forwarded the item to the full Commission .
STAFF ANALYSIS:
A conditional use permit is requested to allow Forever in Training, a one-on-one
personal fitness training and massage therapy business, to occupy one lease
space in the existing multi-tenant office building on this I-2 zoned property. The
proposed business is defined as a health studio or spa by the Zoning Ordinance
and a CUP is required.
The proposed business is to occupy a 1,700 square foot space in this 15,500
square foot building. The overall site contains two office buildings and several
buildings of mini-warehouses.
The applicant is the sole employee and the studio operates on a one-by-one, by
appointment only basis. Days and hours of operation are as follow:
Days and hours of operation
Monday 8:30 am – 5:30 pm
Tuesday 6:30 am – 4:00 pm
Wednesday 6:30 am – 4:00 pm
Thursday 6:30 am – 7:00 pm
Friday 7:30 am – 3:30 pm
September 14, 2017
ITEM NO.: 3 (Cont.) FILE NO.: Z-4045-A
4
To staff’s knowledge, there are no issues. The proposed use should be
compatible with uses in the area.
The “Declaration of Covenants and Restrictions” section of the original 1974 plat
and subsequent Amendments contains the following language:
“…that portion which is zoned I Light Industrial shall be used
only for that purpose.”
“In the development and use of all or any portion of said
property, the owners thereof shall develop same in compliance
with the zoning regulations of the City of Little Rock…”
STAFF RECOMMENDATION:
Staff recommends approval of the CUP, subject to compliance with the comments
and conditions outlined in Section 6 of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2017)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
September 14, 2017
ITEM NO.: 4 FILE NO.: Z-5860-A
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: NE corner of West 41st and Holt Streets
OWNER/APPLICANT: Ray Walker/Stanley Phillips
PROPOSAL: A conditional use permit is requested to allow for
construction of two duplex residential structures
on this vacant, R-3 zoned property. The property
consists of three lots which will be replatted into
two lots.
1. SITE LOCATION:
The site is located at the NE corner of West 41st and Holt Streets, on the
western side of the John Barrow Addition.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located on the edge of a single family neighborhood.
Single family residences are located to the north and east. Margin al
single family structures are located directly to the south. A CUP was
approved to convert the residence at 42nd and Holt into a duplex several
years ago. Kiwanis Park is located across Holt Street to the west.
Allowing the proposed new duplexes, which is only a slight increase in
the existing density, should be compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the John Barrow Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Each duplex is required to have three parking spaces (1 ½ space per unit).
The applicant is proposed to construct a single driveway on each lot with
four parking spaces per lot (2 spaces per unit).
4. SCREENING AND BUFFERS:
No comments.
September 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-5860-A
2
5. PUBLIC WORKS:
1. Holt Street is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 25 feet from centerline will be
required.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer Available to this site,
across Holt Street. Separate service connection required for each building
(2 units per building).
Entergy: Entergy does not object to this proposal. A single phase power
line exists near the rear of this property and another one exists on the
north side of West 40th Street. Neither are in conflict with the proposed
development. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: CAW has no objection to the Conditional Use
Permits for the subject meeting.
Fire Department: No comment received. Contact Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754).
Building Codes: 2012 Arkansas Fire Prevention Code required fire wall
separation of structures depending on distance between structures.
Code review of this issue is required.
County Planning: No comments.
7. TRANSPORTATION AND PLANNING:
Rock Region METRO:
a) METRO serves this location on nearby route 9 -John Barrow. This
location will be included in the Links service area. The current plan
does not include sidewalks; we request they be included for transit
pick up. Completing the portion of 41st St indicated in the ROW on
the plan would provide Links access to the furthest dwelling from
Holt Street.
September 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-5860-A
3
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 23, 2017)
Stanley Phillips and Kwendeche were present representing the application.
Staff presented the item and noted little additional information was needed.
In response to a question, Mr. Phillips stated each unit would have three
bedrooms. He stated each structure would be 2,348 square feet in size with
each unit being 1,170 square feet.
Staff noted 41st Street was a platted but undeveloped right-of-way. Staff asked
if both structures could be turned so that they were oriented toward Holt Street,
rather than having one oriented to 41st and one to Holt. Mr. Phillips responded
that the desired duplex size would not allow for that orientation since the overall
property was 145 feet in width and duplexes were 66 feet wide.
Public Works and other agency comments were noted. The Committee
determined there were no other issues and forwarded the item to the full
Commission.
STAFF ANALYSIS:
The vacant property located at the NE corner of West 41st and Holt Streets is
comprised of three R-3 zoned lots. In 1994, a conditional use permit was
approved to allow for construction of a church and related parking lot on the site.
That development did not occur. The current applicant is requesting approval of
a CUP to allow for construction of two duplex residential structures on the site.
The property will be replatted into two lots with one structure on each lot.
The structures will each be 2,340 square feet in size with each dwelling unit
containing 1,170 square feet. Each dwelling unit will contain three bedro oms.
The structures will be one-story, vinyl siding with hip roof clad with asphalt
shingles.
The northern duplex will be oriented to Holt Street. The southern duplex will be
oriented to West 41st Street which is a platted but undeveloped right-of-way. The
orientation of the southern-structure, with its side facing Holt Street, is not ideal
but it should have no impact on other properties. In an area with a more clearly
established block face of similarly oriented structures, it would be more of a
consideration. In this case, the entire western side of Holt Street is occupied by a
wooded area of a city park, Kiwanis Park. The house to the north is oriented to
September 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-5860-A
4
40th Street. Across the undeveloped 41st Street right-of-way to the south, the
three (3) residences face Holt Street. The applicant has a desired house plan he
wishes to use. That house plan will not allow for orientation of both structures to
Holt Street since the property is 145 feet wide. A minor three foot rear yard
variance is proposed for the southern duplex.
Each lot will have one driveway with two parking spaces per unit, four spaces
per lot.
Staff believes the addition of the duplexes will be positive for this area. To staff’s
knowledge, there are no outstanding issues. The 1907 plat/bill of assurance for
John Barrow’s Addition does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 5 and 6 of
the agenda staff report.
2. The lots are to be replatted into two lots with one duplex on each lot, prior to
issuance of a building permit.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2017)
The applicant was present. There were no objectors present. A letter of support
from the John Barrow Neighborhood Association had been delivered to the
Commissioners. Staff informed the Commission that, due to required right -of-way
dedication, the structures had been moved slightly towards the rear of the
property, resulting in a rear yard setback of seventeen (17) feet for the southern
structure. Staff recommended approval of the application as outlined in the “staff
recommendation” above. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of
9 ayes, 0 noes and 2 absent.
September 14, 2017
ITEM NO.: 5 FILE NO.: Z-9254
NAME: Lucie’s Place Homeless Shelter – Conditional Use
Permit
LOCATION: 7916 Harmon Drive
OWNER/APPLICANT: Sarah Ball/Lucie’s Place
PROPOSAL: A conditional use permit is requested to allow for use
of the existing residence on this R-2 zoned property
as a homeless shelter.
STAFF REPORT:
On August 23, 2017, the applicant requested withdrawal of this item.
STAFF RECOMMENDATION:
Staff recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2017)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had requested withdrawal of the item on
August 23, 2017. Staff recommended approval of the withdrawal request. There
was no further discussion. The item was placed on the consent agenda and
approved for withdrawal by a vote of 9 ayes, 0 noes and 2 absent.
DATE
PLANNING COMMISSION VOTE RECORD
C ,- , 'a 1:, -T'-
MEMBER
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
MEMBER
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
MAY BILL B.
STEBBINS, ROBERT
Meeting Adjourned P.M.
/AYE 0 NAYS -A—ABSENT . - ABSTAIN RECUSE
September 14, 2017
There being no further business before the Commission, the meeting
was adjourned at 4:02 p.m.
Date
Ct Chairm�