pc_09 22 1987subLITTLE ROCK PLANNING COMMISSION
SUBDIVISIONS
SEPTEMBER 22, 1987
1:00 P.M.
I. Roll Call and Finding of a Quorum
A quorum was present being 11 in number.
II. Approval of the Minutes of the Previous Meeting
The minutes were read and approved.
III. Members Present: Bill Rector, Jr, Chairman
Richard Massie
Betty Sipes
Jerilyn Nicholson
William Ketcher, Jr.
Fred Perkins
Grace Jones
John Schlereth
Rose Collins
David Jones
Walter Riddick
IV. City Attorney Present: Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUMMARY OF SUBDIVISION ACTIVITIES
SEPTEMBER 22, 1987
Deferred Items:
A. Markham Commerical Subdivision - Lots 11A, 12 F Tract A
B. Geyerwoods Preliminary
C. Thomas Memorial Baptist Church - CUP (Z-4875)
Preliminary Plats:
1. Cantrell Pines Subdivision
2. Lot 1 - Coyne Subdivision
Planned Unit Development:
3. American Cancer Society "Short Form PCD"
4. Baseline Square "Short Form PCD" (Z-4892)
Site Plan Review:
5. Westside YMCA Site Plan Review (Z-3343-B)
5A. Re- zoning (Z-3343-A) 11R -2 to 0 -2"
Conditional Use Permits:
6. Parkway Veterinary Hospital - CUP (Z-4889)
7. Your Car Stereo - CUP (Z-4891)
Other Requests:
8. Meadowpark Village Phase I - Final Plat Confirmation
9. Taco Bell - Extension Request
10. Kings Pointe Addition Revision Request
11. Pleasant Heights Addition - Sidewalk Waiver
12. Plumlee - Request for Waiver of Subdivision on Regulations
13. Re- zoning Request for lot 8, Block 11, Braddock's Addition
14. Landcape Materials $ Design - "Revised PCD"
September 22, 1987
SUBDIVISIONS
Item No. A - File No. 641 -D
NAME: Markham Commercial Subdivision
Phase II
LOCATION: Markham Park Drive at Bowman
Road - NE Corner
DEVELOPER:
Markham Real Properties
Limited Partnership
212 Center St., Suite 400
Little Rock, AR 72201
374-2231
ENGINEER:
Mehlburger, Tanner, Robinson,
and Associates
201 South Izard - P.O. Box 3837
Little Rock, AR 72201
375-5331
AREA: 5.72 acres + NO. OF LOTS: 3 FT. NEW STREET: 0
ZONING: "C-3" PROPOSED USE: Commercial
PLANNING DISTRICT: 11
CENSUS TRACT: 22.05
VARIANCES REQUESTED: None
A. Proposal
This developer proposes to restructure the lots in this
corner of a large commercial plat now partially
developed. The phasing plan is one lot final plats.
Tract A will be provided with a stubout to Bowman Road
to provide access. Also, the Lots 11A and 12 will have
building lines located to control visual aspects with
respect to buildings on Tract A. Along the south
boundary of Tract A, an internal access drive will tie
these proposed lots to existing lots fronting on
Markham Street as well as a large parcel lying to the
east outside this ownership.
B. Engineering Comments
(1) Access problems at points along Bowman with
conflicts between existing approved curb cuts and
the access stub to the larger parcel Tract A.
September 22, 1987
SUBDIVISIONS
Item No. A - Continued
(2) Access problems with the drive behind McDonald's
associated with stacking and turning movement.
(3) Access problems between McDonald's and Hot Shots
as to the number and spacing.
(4) See the Traffic Engineer on items 1, 2, and 3
above prior to the August 11, 1987, meeting so as
to provide resolution of these issues.
C. Utility Comments
At this writing Arkla and AP &L respond easements are
okay as submitted.
D. Analysis
The Planning staff feels that the plat needs more
thought given to overall traffic circulation with more
thought given to placement of drives, parking, and
buildings on Tract A. The Wisenhunt Tract to the east
is especially important to circulation given the
relationship of the private roadway extending to the
east. The Planning staff feels that this area is
becoming impacted by each developer dealing with a lot
as a separate entity. A commercial subdivision such as
this deserves a better future than that offered by
unplanned access. The parking and circulation if
developed individually and without thought to the
general area over a number of years will jeoparidize
the desirability of these business locations.
E. Staff Recommendation
Staff recommends aproval subject to:
(1) Engineering comments.
(2) Minor plat omissions.
(3) A broader view of the access issue.
September 22, 1987
SUBDIVISIONS
Item No. A - Continued
SUBDIVISION COMMITTEE ACTION: (7- 23 -87)
Mike Batie of the Public Works Department discussed the
driveway and access issues developed by Henk Koornstra of
the Traffic Engineering Office. The concerns primarily
centered on the potential for multiple points of entry in a
short distance with overlapping turning movement. Don
Chambers representing the plat responded to these comments
by stating that a site plan will be forthcoming which will
clarify some of these issues and perhaps eliminate some of
the driveways which cause concern. There was additional
discussion of the access drive behind MacDonald's.
Mr. Chambers said this will be worked out on the site and
that they will work further with the Engineering Department.
Little Rock Water Works says in its report that an on-site
fire protection system may be required. Wastewater Utility
has no request.
PLANNING COMMISSION ACTION: (August 11, 1987)
The applicant was present. There were no objectors in
attendance. After a brief discussion, this item was placed
on the consent agenda for deferral items. A motion was made
to defer the application until the September 22 meeting.
The motion passed by a vote of 9 ayes, 0 noes, 1 absent,
1 open position.
SUBDIVISION COMMITTEE REVIEW:
Staff reported that the applicant had requested a 30-day
deferral.
Utility Comments - On -site fire protection may be
required.
September 22, 1987
SUBDIVISIONS
Item No. A - Continued
PLANNING COMMISSION ACTION: (9-22-87)
A motion was made for deferral until the November 3rd
meeting was requested by the applicant. The motion passed
by a vote of 10 ayes, 0 noes, 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. B
NAME: Geyerwood Subdivision
LOCATION:
Geyer Springs Road
Little Rock, AR
DEVELOPER:
Lloyd Stone
#3 Lexington Drive
Conway, AR 72032
Phone: 372-4867
ENGINEER:
Eddie Branton
Wallace Building
Little Rock, AR 72201
Phone: 372-4930
AREA: 3.348 acres NO. OF LOTS: 14 FT. NEW STREET: 825
ZONING: "R-2"
PROPOSED USES: "R-2" Single Family Residential
A. Staff Report
The applicant has submitted a revised plan eliminating
the two rows of lots that prevented compliance with the
known depth requirement of the ordinance on a previous
submittal. He now shows one buildable lot in this
location.
B. Staff Recommendation
Approval, subject to removal of the island and redesign
to standard cul-de-sac.
C. Subdivision Committee Review
The applicant agreed to comply with staff's
recommendation. He explained that the southern tract
is intended to be used when additional property is
purchased which will allow adherence to the City's lot
size requirements. He was asked to identify the tract
as such on the plat.
September 22, 1987
SUBDIVISIONS
Item No. B - Continued
PLANNING COMMISSION ACTION: (6-30-87)
The applicant was present. There were objectors in
attendance. After a brief exchange between the parties, the
Planning Commission determined that a deferral until August
11 would be in order. The deferral would allow sufficient
time for the neighborhood to familiarize the involved
parties with the proposal. A motion to this effect passed
by a vote of 10 ayes, 0 noes, and 1 absent.
SUBDIVISION COMMITTEE ACTION: (7-23-87)
There was a brief discussion of this proposal. No new
issues were developed. The petitioner indicated he had not
been in contact with the neighborhood. Staff reported it
was awaiting participation of the neighbors as far as
information. Staff indicated it would report on the status
of its contacts with the neighbors prior to the hearing on
the 11th.
PLANNING COMMISSION ACTION: (8-11-87)
There was no one present to represent the application.
There were no objectors in attendance. After a brief
discussion, the Commission approved a motion to defer this
plat until September 22, 1987. The motion passed by a vote
of 9 ayes, 0 noes, 1 absent, 1 open position.
SUBDIVISION COMMITTEE REVIEW:
The applicant was not present. Staff was instructed to
contact him to confirm his interest in pursuing this issue.
the Committee stated a preference for a recommendation of
withdrawal of this item from the agenda, if the applicant
does not show up.
September 22, 1987
SUBDIVISIONS
Item No. B - Continued
Utility Comments - Water main extension plus on-site
fire protection requirement. There will be an acreage
of $1.50 per acre on the project.
PLANNING COMMISSION ACTION:
Staff reported that it was unable to reach the applicant or
the engineer so the Commission decided that the application
should be withdrawn. A motion for withdrawal was made and
passed by a vote of 10 ayes, 0 noes, and 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. C - Z-4875
NAME: Thomas Memorial Baptist Church
Conditional Use Permit
(Z-4875)
LOCATION: The northwest corner of Brown
and 14th Streets (1316 Brown
Street)
OWNER /APPLICANT: Board of Trustees Thomas
Memorial Baptist Church /John B.
Sewall
PROPOSAL:
To expand an existing church facility in two phases which
are: (1) to construct a 20 feet two story addition (west),
add a second floor on the west 42 feet (35 feet in height)
of the existing building plus a one level corridor on both
sides of the building, and add a 17 space off -site parking
lot; and in Phase II to add a second floor to the remaining
area (auditorium) increasing the capacity from 90 to 150
persons (the church hopes to purchase Lot 6 and construct an
additional 16 parking spaces) on land that zoned "R-3."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to two residential streets (14th Street and
Brown Street).
2. Compatibility With Neighborhood
This property lies within the Stephens School
Neighborhood Plan. The land use plan calls for single
family in the entire area. The existing facility is
compatible with the surrounding area even though it
does not have any off - street parking. The proposed
second story addition (35 feet) would have a tendency
September 22, 1987
SUBDIVISIONS
Item No. C - Continued
to overshadow adjacent single family uses especially
considering that two setback variances would be
required (14th Street and on the alley). The staff
feels that this proposal would constitute an
overbuilding of the site and would be incompatible with
the surrounding area.
3. On--Site Drives and Parkin
The existing site has no parking. The proposal
contains one access (dropoff) off Brown Street and a
paved 17 space parking lot. The applicant is also
proposing a future 16 space parking lot (once acquired)
at the time of Phase II construction.
4. Screening and Buffers
The applicant has proposed landscaping on the parking
areas.
5. Analysis
The staff does not feel that this proposal would be
compatible with the surrounding area (see note number
2). The staff feels that the proposed addition (35
feet in height) would infringe on the single family
located adjacent to the north and the east. The
overbuilding would result in two setback variances (25
feet rear /alley and 25 feet corner lot /14th Street).
Finally, the staff cannot recommend approval of a
parking lot on land that is not owned by the
applicant.
6. Citv Enqineer Comments
Pave the alley to a width of 20 feet (from 14th Street
to the proposed parking lot) and use for two-way
traffic.
7. Staff Recommendation
Denial of the proposed church expansion.
September 22, 1987
SUBDIVISIONS
Item No. C - Continued
SUBDIVISION COMMITTEE REVIEW:
The agent for the applicant was present and stated that the
height of the proposed second story would probably be closer
to 22 feet. The City Engineer also stated that half of the
proposed drop-off /drive would be located in the right -of -way
and that a franchise from the Board of Directors would be
required. A lengthy discussion ensued about the amount of
the proposed construction upon the site. The Committee
advised the applicant to consider scaling down the proposal.
The Water Works stated that a water main extension for
fire protection would be required because the nearest fire
hydrant is 600 feet away.
PLANNING COMMISSION ACTION: (8-17-87)
The applicant was not present. There was one objector
present. The staff stated that they had received a letter
requesting deferral until the September 22, 1987, Planning
Commission meeting. The Commission then voted 9 ayes,
1 absent, and 1 open position to defer this item until the
September 22, 1987, Planning Commission meeting.
SUBDIVISION COMMITTEE REVIEW:
The applicant was not present. The item was not discussed.
PLANNING COMMISSION ACTION: (9-22-87)
The applicant was not present. There were no objectors.
The staff stated that they had received a letter requesting
deferral of this item until the November 3, 1987, Planning
Commission meeting. The Commission then voted 10 ayes,
1 absent to defer this item until the November 3, 1987,
Planning Commission meeting.
September 22, 1987
SUBDIVISIONS
Item No. 1
NAME: Cantrell Pines Subdivision
LOCATION: South of Pinnacle Valley Drive
and Cantrell Road Intersection
DEVELOPER:
B.G. Coney Properties
West, Inc.
10500 West Markham
Little Rock, AR 72205
Phone: 224-3062
ENGINEER:
White - Daters and Assoc., Inc.
401 Victory
Little Rock, AR 72201
Suite 111 Phone: 374-4666
AREA: 20.88 acres NO. OF LOTS: 72 FT. NEW STREET: 3,000'
ZONING: "R-2"
PROPOSED USE: Single Family
A. Existing Conditions
This site is located on the fringes of the City in an
area composed mainly of single family uses. A single
family plat was previously approved on this site.
B. Proposal
The development of 20.88 acres into 72 lots and 3,000
feet of new street for a single family development.
Variances from the Ordinance are requested.
C. Issue /Technical /Legal /Design
1. Variances
a. Length of culs-de-sac (3)
b. Sidewalks as shown on plat
c. Waiver of stormwater detention or in lieu
contribution
September 22, 1987
SUBDIVISIONS
Item No. 1
2. Redesign to eliminate need for cul-de-sac waivers.
D. Engineering Comments
Excavation Ordinance requirements must be met.
E. Staff Recommendation
Approval, subject to: (1) provision of loop streets in
lieu of cul-de-sac waivers, and (2) dedication of
floodway along Isom Creek. Sidewalks required on one
street that qualifies as a minor street.
F. Subdivision Committee Review
The issues were discussed. They were identified as:
(1) whether or not sidewalk should be required to the
end of Cantrell Pines, and (2) the provision of loop
streets versus the lengthy culs-de-sacs. The applicant
agreed to provide stormwater detention and get input
from Water Works.
Staff is concerned that the floodway should be
dedicated and that there should be a 25-foot setback
from the floodway. Engineering has requested a 37-foot
flare at the entrance for a better turning onto
Highway 10.
Utility Comments - Sewer available. Relationship to
existing 18" sewer main to the east needs to be
investigated.
September 22, 1987
SUBDIVISIONS
Item No. 2
NAME: Lot 1, Coyne Subdivision
Combined Preliminary /Final
LOCATION: 4701 Sam Peck Road
DEVELOPER:
Westside YMCA
4701 Sam Peck
Little Rock, AR
AGENT:
Greg Peckham
375-0378
ENGINEER:
Sam Davis
5301 West 8th
Little Rock, AR 72204
664-0324
AGENT:
AREA: 5.001 acres NO. OF LOTS: 1 FT. NEW STREET: 0
ZONING: "R-2" to "O-2"
PROPOSED USE: YMCA
A. Existing Conditions
This site is located in what is generally a single
family area. The northern part is vacant and a YMCA
Club is constructed on the southern portion of the lot.
Street improvements are needed on Sam Peck Road.
B. Proposal
The applicant is requesting to preliminary /final these
five acres into one lot. The property currently is
divided into two lots in separate subdivisions.
Originally, street improvements were required from the
northern portion of the lot to Highway 10. They were
not built, but they do exist on the southern portion.
This is also a request to phase the improvements to
coincide with the building activity on the property.
September 22, 1987
SUBDIVISIONS
Item No. 2 - Continued
C. Engineering Comments
(1) Defer north 400` of improvements on Sam Peck until
Phase II building permit is received or parking
lot improvements are done.
(2) Dedicate floodway easement.
(3) Excavation Ordinance should be met.
D. Analysis
Staff concurs with Engineering comments.
E. Staff Recommendation
Approval, subject to comments made.
F. Subdivision Committee Review
The item was reviewed by the Committee. A portion of
the property was designated as "Priority II Open Space"
on the Master Parks Plan. The applicant is asked to
dedicate the appropriate property.
Utility Comments - Sanitary sewer easement required
around existing 15" main.
PLANNING COMMISSION ACTION:
The applicant was present. There were no objectors. A
motion for approval was made, subject to: (1) dedication of
a 25' dedication for floodway from the Coyne property and
a 25' dedication of floodway from the YMCA property; (2)
single fee of $150, and (3) name change on plat. The vote
was 10 ayes, 0 noes, and 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. 3
NAME: American Cancer Society Z- 4669-A
"Short- Form" PCD
LOCATION: NE Corner of North University
at "H" Street
APPLICANT: Jim Mitchell
P.O. Box 3546
2100 First Commercial Bldg.
Little Rock, AR 72203
A. Proposal
1. To rezone a site of 1.73 acres from "R-2" Single
Family to "PRD" Planned Residential District for
use as professional and general offices.
2. Specific use and site design of Phase II to be
subject to review and approval by the Office of
Comprehensive Planning prior to this development.
B. Development Statistics
1. Phase I - American Cancer Society - (two-story)
a. Total site area . . . . . . . 43,560 sq. ft.
b. Building area . . . . . . . 14,400 sq. ft.
c. Building footprint area . . . 7,200 sq. ft.
d. Area of parking & drives . . 22,260 sq. ft.
e. Landscape area . . . . . . . 14,100 sq. ft.
f. Parking . . . . . . . . . . . 50
2. Phase II - Little Rock School District
a. Total site area . . 30,927 sq. ft.
b. Building area . . . . . . . 6,000 sq. ft.
c. Building footprint area . 6,000 sq. ft.
d. Area of parking & drives . . 9,875 sq. ft.
e. Landscaped area . . . . . . . 5,052 sq. ft.
f. Parking . . . . . . . . . . . 20
September 22, 1987
SUBDIVISIONS
Item No. 3 - Continued
C. Engineering Comments
(1) Redesign entrance on North University for one-way
in and one -way out channelization.
(2) Sidewalks on both streets.
(3) Provide handicapped ramps.
(4) Stormwater detention required in Excavation
Ordinance.
D. Analysis
Staff has no problems with the proposed use or design
of the site. The applicant feels that the proposed use
will "prevent the large influx of auto traffic and the
peak hour congestion associated with non-office uses."
A previous proposal on the site, which proposed retail
uses was denied by the Commission. The applicant
states that his efforts at preservation of the large
trees on the site has yielded the loss of five out of
20 on-site.
The American Cancer Society will occur the southernmost
building, which will house their state and county
headquarters.
E. Staff Recommendation
Approval, subject to comments made.
F. Subdivision Committee Review
The Committee felt that the amount of pavement on-site
could be lessed and the drainage easement through the
site identified.
Utility Comments - Sewer not readily available. Main
extension required. On-site fire protection may be
required.
September 22, 1987
SUBDIVISIONS
Item No. 3 - Continued
PLANNING COMMISSION ACTION:
The application was represented by Mr. Jim Mitchell and the
architect. Staff recommended approval, subject to: (1)
explanation of a grading plan; (2) movement of building in
Phase II ten feet to allow for green space bordering
University; and (3) changing name of preliminary plat from
lot split since the lot has not previously been platted.
The architect explained the grading plan and that the
maximum height of any one cut would be 6 -1/2 feet. He also
explained, after being questioned by the Commission, that he
chose the "PCD" prcoess in order to placate their concerns
indicated on a previous application (J and J Piano and Organ
Company) regarding the development of this site. Finally, a
motion was made and passed for approval, subject to: (1)
staff's recommendation stated above; and (2) a letter from
the Little Rock School Board stating acceptance of
conditions of the Planning Commission approval. The vote
was 10 ayes, 0 noes, and 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. 4
NAME: Baseline Square
"Short- Form" PCD
LOCATION: Southwest Corner of Baseline
Road and Dailey Drive
DEVELOPER:
Michael W. Fendley
#4 Shackleford Plaza
Little Rock, AR 72211
Phone: 225-2609
ENGINEER:
McClelland Engineering
900 West Markham
Little Rock, AR 72201
Phone: 371-0272
A. Proposal
1. To rezone 3.92 acres into PCD for use as shopping
center.
2. Tenant mix will consist of office, service-type,
retail, general retail, and food service.
3. Development Statistics
Phases I and II
Land Area . . . . . . . . . . . . 170,850 sq. ft.
Shopping . . . . . . . . . . . . 40,200 sq. ft.
Fast food . . . . . . . . . . . . 2,500 sq. ft.
Total . . . . . . . . . . . 42,700 sq. ft.
Parking . . . . . . . . . . . . 208
4. A shopping center will be built in two phases.
Phase I will contain 18,000 square feet of office
- retail space and a freestanding restaurant.
Phase II will contain 22,200 square feet of
office-retail.
September 22, 1987
SUBDIVISIONS
Item No. 4 - Continued
B. Engineering Comments
(1) Total of 50' right-of-way from centerline
(2) Street improvements
(3) Stormwater detention /excavation ordinance
(4) Sidewalks and handicapped ramp
(5) Both entrances off Dailey shall have extended
entrance curves for stacking distances. Redesign
parking area for stacking spaces.
(6) Show 30' right-of-way from centerline on Dailey.
C. Analysis
If abutting residential areas, provide required buffer
and fence. Show dumpster locations. Follow ordinance
requirements regarding site plan submittal requirements
and submit a revised site plan showing vicinity,
landscaping, etc. Submit elevations due to close
proximity to residential area.
D. Staff Recommendation
Reserved until comments addressed.
E. Subdivision Committee Review
The item was discussed by the Committee. The main
issue was identified as land use. Some concern was
expressed regarding the location of commercial uses on
this site. The applicant was asked to provide staff
with a revised plan that meant basic site plan,
parking, and buffer requirements.
Utility Comments - Sewer available.
PLANNING COMMISSION ACTION:
As requested by the applicant, a motion for withdrawal of
the application was made and passed by a vote of 10 ayes, 0
noes, 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. 5
NAME: West Side Y.M.C.A.
Site Plan Review (Z- 3344 -B)
LOCATION: The east side of Sam Peck Road
approximately 250' south of
State Highway No. 10
(4701 Sam Peck Road)
OWNER/APPLICANT: Y.M.C.A. of Metro Little Rock/
Greg R. Peckham
PROPOSAL: To expand an existing facility (12,900 square
feet) in two phases by constructing a 6,720 square feet
child care center (24' in height, 50 child capacity) and 20
parking spaces in Phase I and an 11,154+ square feet
gymnasium (45' in height) and 105 parking spaces in Phase II
on 5.001 acres of land that is zoned "0 -2" and "R -2.'
ANALYSIS:
This proposal is part of three Planning Commission action
requirements. The Commission actions required are a
combined preliminary final plat, a rezoning for a portion of
the site from "R -2" to "0 -2" and the zoning site plan
review. Approval of this site plan review is contingent
upon favorable Planning Commission action on the platting
and zoning of the property. The site plan will need to be
revised to include the following changes: (1) removal of
the building (day care) and parking from the 25' landscape
area; (2) provision of a canopy for the drop -off area in
front of the day -care building; (3) addition of a turnaround
area at the east end of Phase I parking lot expansion; ( 4 )
addition of the proposed height of both buildings,
dimensions of the gymnasium and its setback from the
property line and the existing parking area (number of
spaces); and (5) realign the proposed 20' f loodway easement
to contain the creek bed. The total parking requirement for
this proposal would be 134 spaces. The facility currently
contains 71 spaces with an additional 20 proposed for
Phase I. The staff feels that the Phase I proposal is an
improvement in the existing parking situation in that the
September 22, 1987
SUBDIVISIONS
Item No. 5 - Continued
day -care operation would only require about five spaces.
Water Works has given approval of Phase I parking
construction over their existing easement which would result
in a net increase in parking. Phase II construction will
Result in more total parking than the ordinance requires
(196 vs. 134 required).
STAFF RECOMMENDATION:
Approval, subject to the Planning Commission approving the
final platting and rezoning of this property and the
applicant agreeing to submit a revised site plan that
incorporates changes numbered 1-5 as listed above.
SUBDIVISION COMMITTEE REVIEW:
The applicant was present and agreed to comply with all
staff recommendations with the exception of the canopy.
There was some discussion about whether a canopy could be
required on a site plan review. The Water Works stated that
on -site fire protection may be required and that they were
concerned about excavation around and protection of the
existing 48' and 72' water mains. The City Engineer stated
that the creek may need to be channelized during Phase II
construction. The applicant stated that they would protect
the water mains and that they would include notes on the
site plan stating: (1) On-site fire protection would be
provided as required during Phase II construction; and (2)
creek channelization would be performed as necessary during
Phase II construction.
PLANNING COMMISSION ACTION:
The applicant was present. There were no objectors. The
Commission voted 10 ayes, 1 absent to approve the
application as recommended by the staff, reviewed by the
Subdivision Committee, and agreed to by the applicant.
September 22, 1987
SUBDIVISIONS
Item No. 5A - Z-3343-A
OWNER: YMCA of Little Rock
APPLICANT: Greg R. Peckham
LOCATION: 4701 Sam Peck Road
REQUEST: Rezone from "R-2" to "O-2"
PURPOSE: YMCA
SIZE: 2.78 acres +
EXISTING USE: YMCA
SURROUNDING LAND USE AND ZONING:
North - Vacant, Zoned "O-2"
South - Vacant, Zoned "R-2"
East - Single Family, Zoned "R-2"
West - Multifamily & Recreational, Zoned "MF12" & "AF"
STAFF ANALYSIS:
The request is to rezone the existing YMCA site on Sam Peck
Road from "R-2" to "O-2" Office and Institutional District.
This reclassification will do away with the property's
nonconforming status and allow the facility to expand in the
future as indicated on a proposed development plan.
The site is part of the Highway 10 plan area which
recognizes the existing use and designates the property as
"YMCA." Staff feels that "O-2" is the appropriate district
to maintain the plan's concept and supports the rezoning.
The change will not impact the neighborhood, and "O-2" is a
site plan review district so any proposed development will
have to go through that process.
Sam Peck Road is classified as a collector on the Master
Street Plan, and the survey shows an adequate right-of-way
for a collector standard, so dedication of additional
right-of-way will not be an issue. There are no other
outstanding items associated with this request.
September 22, 1987
SUBDIVISIONS
Item No. 5A - Continued
STAFF RECOMMENDATION:
Staff recommends approval of the "O-2" rezoning as filed.
September 22, 1987
SUBDIVISIONS
Item No. 6
NAME:
Parkway Veterinary Hospital
Conditional Use Permit (Z-4889)
LOCATION: Southeast corner of Parkway
Place and Hillvale Drive
OWNER /APPLICANT: Dr. Robert Harbison /Dan Chapel
PROPOSAL: To construct a one -story 1,600 square feet animal
clinic enclosed) and 21 parking spaces on .43 acres of land
that is "O-3."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a collector street (Parkway Place Drive)
and a future street (Hillvale Drive).
2. Compatibility with Neighborhood
The site is surrounded by vacant property with an
office use located some distance to the south. The
proposed use is compatible with the surrounding area.
3. On-Site Drives and Parking
The applicant is proposing two access drives (one
located on Parkway Place Drive and one to be located on
Hillvale Drive which is not yet constructed) and 21
parking spaces.
4. Screeninq and Buffers
The site plan contains proposed landscaped areas.
September 22, 1987
SUBDIVISIONS
Item No. 6
5. Analysis
The proposed use is compatible with the surrounding
area. The site plan meets ordinance requirements. The
applicant does, however, need to file a final plat of
this lot including the dedication and construction of
Hillvale Drive.
6. City Engineer Comments
Construct Hillvale Drive to City standards.
7. Staff Recommendation
Approval, provided the applicant agrees to file a final
plat that includes the dedication and the construction
of Hillvale Drive to City standards.
SUBDIVISION COMMITTEE REVIEW:
The applicant was present. The issue was the fact that the
existing preliminary plat would need to be revised and that
a final plat for this one lot would be required dedicating
and constructing the full right-of-way on Hillvale (both
sides of street) as well as sidewalks on Hillvale and
Parkway Place Drive. It was also recommended that the
applicant revise the site plan by relocating the drive on
Parkway Place Drive south to the property line and replacing
it with the two parking spaces. The applicant agreed to
comply.
PLANNING COMMISSION ACTION:
The applicant was present. There were no objectors. The
Commission voted 10 ayes, 1 absent to approve the
application as recommended by the staff, reviewed, by the
Subdivision Committee, and agreed to by the applicant.
September 22, 1987
SUBDIVISIONS
Item No. 7
NAME: Your Car Stereo
Conditional Use Permit (Z-4891)
LOCATION: The west side of South
University approximately
1,500 feet south of West 12th
Street (1712 South University)
OWNER /APPLICANT: James Smith /Mark Green
PROPOSAL: To convert a 3,000 square feet portion of an
existing strip shopping center to an auto electronic sales
and installation business (enclosed) by constructing a 12'
overhead door with four interior service bays on land that
is zoned "C-3."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a major arterial street (South University
Avenue).
2. Compatibility with Neighborhood
This site is abutted by commercial uses on three sides
with a single family use located to the west (the
single family use's rear lot line is located
approximately 20' above grade). The proposed use is
compatible with the surrounding area.
3. On-Site Drives and Parking
Two access drives on University service this end of the
shopping center. The proposed auto use has 17 parking
spaces plus room for four cars inside the building.
September 22, 1987
SUBDIVISIONS
Item No. 7 - Continued
4. Screening and Buffers
The applicant is proposing to use the existing
landscaping.
5. Analysis
This proposal is compatible with the surrounding area.
The single family rear lot line located to the west is
approximately 20 feet above grade. The only issue in
regard to this proposal is parking. The food supply
store (adjacent to the south) would require six spaces
and the auto use would require 17 (23 total). The site
contains a total of 21 spaces, including four inside
the building. There is, however, a paved area adjacent
to the north end of the building large enough to
accommodate one or two employee vehicles. The staff
has no problem with the parking available.
6. City Engineer Comments
None.
7. Staff Recommendation
Approval as filed.
SUBDIVISION COMMITTEE REVIEW:
The applicant was present and was informed that a $150 per
acre assessment for water service may apply. There were no
unresolved issues.
PLANNING COMMISSION ACTION:
The applicant was present. There were no objectors. The
Commission voted 10 ayes, 1 absent to approve the
application as recommended by the staff, reviewed by the
Subdivision Committee, and agreed to by the applicant.
September 22, 1987
SUBDIVISIONS
Item No. 8
NAME: Meadowpark Village, Phase I -
Final Plat Confirmation
LOCATION: North of West Baseline Road,
West Side of Stagecoach
APPLICANT: Manes, Castin, Massie and
McGetrick
11225 Huron Lane, Suite 200
P.O. Box 22408
Little Rock, AR 72221
Phone: 501-223-9900
STAFF REPORT:
The applicant is submitting for final plan approval the
first phase of this development. It includes 82 lots for
the construction of zero lot line single family homes.
STAFF RECOMMENDATION:
Approval.
SUBDIVISION COMMITTEE REVIEW:
The item was reviewed by the Committee and passed to the
Commission.
PLANNING COMMISSION ACTION:
A motion for approval was made and passed by a vote of
9 ayes, 0 noes, 1 absent, and 1 abstention (Massie). The
motion was conditioned upon the applicant agreeing to an
additional tree on each lot to compensate for additional
concrete in driveways.
September 22, 1987
SUBDIVISIONS
Item No. 9
NAME: Taco Bell PCD Extension Request
LOCATION: Markham at Ash
APPLICANT: Mike Berg
Rector-Phillips-Morse
Phone: 664-7807
STAFF REPORT:
The applicant is asking to extend the approval of a PCD that
was approved in August 1986.
PLANNING COMMISSION ACTION:
The applicant was present. Mr. Gene Eberle also was present
in regard to this application.
There was discussion regarding these restrictions on the
property as the result of the approval. Mr. Eberle
currently has the property for sale and questioned whether
the previous approval was for use of a Taco Bell restaurant
only or for use of the site as any type of commercial
restaurant that would fit the approved building footprint.
Mr. Eberle explained that a pizza restaurant had expressed
some interest in the site. The Commission felt that a major
concern of the neighborhood was to rid the area of the
existing sale of alcoholic beverages; and all pizza
restaurants sold beer. Mr. Mike Berg said that he agreed,
at the time the Taco Bell restaurant was approved, that beer
would not be sold.
Staff reviewed the minute record and reported that the
request was for a Taco Bell restaurant.
During the August 12th meeting, the neighborhood asked for
the removal of the "blighting effect" of the existing
Peck's Tavern and the establishment of a "family-type"
September 22, 1987
SUBDIVISIONS
Item No. 9 - Continued
restaurant. Mr. Mike Berg said that he had a tape of
neighbors requesting the development of a Taco Bell
restaurant.
The Commission decided to extend the request under the
understanding and conditions of which it was approved. It
was determined that the sale of beer would precipitate a
totally different application.
A motion for approval of the request to extend a PCD for
development of a Taco Bell restaurant was made and passed by
a vote of 9 ayes, 1 noe, and 0 absent. Any other type of
restaurant would require going the the entire process.
September 22, 1987
SUBDIVISIONS
Item No. 10
NAME:
King's Point Addition Revision
Request
LOCATION: East Side of Kerby Road
APPLICANT: Bob Holloway
200 Casey Drive
Maumelle, AR 72118
Phone: 851-3366
STAFF REPORT:
The applicant is requesting that a 30' setback requirement
along Kerby Road be waived in return for the elimination of
access to Kerby Road from Lots 1 and 9. He feels that the
30' setback that is required because Kerby is a collector
street is harmful to the development of the two lots.
Staff plans to upgrade Kerby to a minor arterial.
STAFF RECOMMENDATION:
Reserved at this time
September 22, 1987
SUBDIVISIONS
Item No. 10 - Continued
PLANNING COMMISSION ACTION:
The applicant was present. A motion was made for approval,
subject to a notation on the plat that prohibits access to
Kerby Road. The vote was 10 ayes, 0 noes, and 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. 11
NAME: Pleasant Heights Addition
Sidewalk Waiver
LOCATION: West of Beckenham
APPLICANT: Joe White
401 Victory
Little Rock, AR 72201
Phone: 374-1666
STAFF REPORT:
The applicant is requesting that the Commission reconsider
his previous request for a waiver of sidewalks.
Staff needs more information on the request.
STAFF RECOMMENDATION:
Reserved.
SUBDIVISION COMMITTEE REVIEW:
The applicant was asked to provide additional information on
the request.
PLANNING COMMISSION ACTION:
Mr. L.K. Moore represented the Darby Development Company.
He felt that a waiver was needed on Saddle Hill due to the
rough topography of the area, which creates difficulty when
sidewalks are developed. Some Commissioners felt that extra
time was needed for an on -site investigation. A motion to
defer the item to the October 2 meeting was made and passed
by a vote of 10 ayes, 0 noes, 1 absent.
September 22, 1987
SUBDIVISIONS
Item No. 12
NAME: Plumlee - Request for Waiver of
Subdivision Regulations
LOCATION: North Side of Beck Road off
Pinnacle Valley Road
APPLICANT: J.A. Carl and Mattie R. Plumlee
c/o Cary Basham
211 Spring Street
Little Rock, AR 72201
STAFF REPORT:
The applicant is requesting a total waiver of the
subdivision requirements regarding a 2.0 acre tract.
The current owners purchased the property from Donald P. and
Mary A. Haney on September 13, 1977, and have only recently
been advised that it was one -half of a legal lot of recrd.
Thus, this was illegal and water services have been denied.
STAFF RECOMMENDATION:
Denied.
SUBDIVISION COMMITTEE REVIEW:
The applicant explained his proposal. Due to a mistake on
the survey, which seemed to show the lots as two instead of
one, staff requested more time to reconsider the request and
form a position. The applicant was asked to provide a
subdivision plat, dedicate right -of -way, and provide a
building setback.
September 22, 1987
SUBDIVISIONS
Item No. 12 - Continued
PLANNING COMMISSION ACTION:
The application was repreented by Mr. Carey Basham. Staff
recommended approval of the plat, subject to confirming with
Engineering that 30" on plat was adequate right-of way
dedication, FW dedication on northern portion of property,
utility review and easements and the owners' signatures.
Mr. Troy Laha, surveyor, was present.
There was discussion as to the proper procedure of handling
requests such as this. Staff explained that there were
numerous such illegally platted parcels in the area that
would be requesting water service. There were applicants
with similar requests in the audience at this meeting. One
Commissioner felt that the practical situation was whether
or not the Commission should prevent the owner from using
2.0 acres of land, even though it is not a legal lot of
record as identified by the ordinance.
It was decided that some policy needed to be established
regarding this type of problem. Staff was asked to gather
facts about what was going on in the area, find out the
ownership pattern in the area, and meet with the City
Attorney about establishing a strategy for dealing with this
problem.
A motion for deferral until November 3 and was made and
passed by a vote of 9 ayes, 0 noes, and 2 absent.
SUBDIVISION COMMITTEE REVIEW:
Staff explained the results of a study on the ownership
pattern at the retreat. The staff's recommendation is
approval, subject to resolution of the street improvement
issues and a policy on requiring an in-lieu contribution.
September 22, 1987
SUBDIVISIONS
Item No. 13 - Z-4900
OWNER: Henry Jordan
APPLICANT: James Burton
LOCATION: 1601 South Pine
(West 16th and South Pine)
REQUEST: Rezone from "R-3" to "C-1"
PURPOSE: Food Store
SIZE: 0.12 acre
EXISTING USE: Vacant and Single Family
SURROUNDING LAND USE AND ZONING:
North - Single Family, Zoned "R-3"
South - Single Family, Zoned "R-3"
East - Single Family, Zoned "R-3"
West - Single Family, Zoned "R-3"
PLANNING CONSIDERATIONS:
1. The site contains an existing building that is being
utilized as a residence. A portion of the building,
which has been vacant for the past 12 years, was
previously utilized as a grocery store. Due to the
long time that the store portion has been vacant,
nonconforming "grandfather" rights do not exist for the
store operation. The building is located close to both
Pine and 16th Streets with setbacks of about one foot
from Pine Street and about 1.5 feet from 16th Street.
Parking for the food store apparently would be on the
streets.
2. There have been no adverse comments received from the
reviewing agencies as of this writing.
September 22, 1987
SUBDIVISIONS
Item No. 13 - Continued
3. There are no legal issues.
4. Staff has received one call in favor of the request.
There is no established neighborhood position relating
to the request.
5. The proposal is contrary to the Stephens School
Neighborhood Plan which calls for single family
residential development in this area and for commercial
development to occur at 12th Street or Asher Avenue.
The proposal would constitute spot zoning, and would be
a precedent for other rezonings that would lead to
strip commercial development along Pine Street.
STAFF RECOMMENDATION:
Staff recommends denial of the "C-1" zoning request for the
reasons indicated above.
September 22, 1987
SUBDIVISIONS
Item No. 14
NAME: Landscape Material and Design
Revised PCD (Z-4188-B)
LOCATION: 1/4 South of Stagecoach on the
west side of Sibley Hole Road
DEVELOPER:
Landscape Material and
Design Co., Inc.
7901 Stagecoach Road
Little Rock, AR 72204
Phone: 455-2962
ENGINEER:
Ben Kittler, Surveyor
28 Dena Drive
Little Rock, AR 72206
Phone: 888-3960
AREA: 4.8 acres NO. OF LOTS: 1 PROPOSED USES: Greenhouse/
Landscaping
FT. NEW STREET: 0
ZONING: PCD
STAFF REPORT:
This is a request by the applicant to revise an approved PCD
by upgrading and improving the facilities currently on -site
so that their clients would not have to walk through mud and
water to view their plants for sale.
The existing structure of 20,000 square feet was approved
by the City Board of Directors on June 4, 1985. The
proposed area will consist of 18,000 square feet and be 13
feet in height and be raised an average of 2 feet from the
existing grade. The use will be for holding plants and will
allow for storage of various items. The addition is for
retail sales only.
STAFF RECOMMENDATION:
Reserved until further information is reviewed. The
applicant is asked to revise a site plan according to
submission requirements, set the finished floor elevations,
September 22, 1987
SUBDIVISIONS
Item No. 14 - Continued
show the floodway, and show parking with handicapped spaces.
Staff would like more information on the number of employees
and peak hours for customers and loading of service
vehicles.
Engineering has reported that the applicant has violated an
agreement which prohibited filling parts of the property.
He was asked to begin correcting the situation before the
public hearing.
PLANNING COMMISSION ACTION:
The applicant was present. There were no objectors.
Staff recommended that the item be approved subject to: (1)
a report on the filling of the property from Engineering,
(2) the pavement of employee parking lots from the entrance
to Sibley Hole Road, (3) indicating the mulch area on the
site plan. Engineering reported that the applicant was
making good progress in terms of removing the fill and he
had no objections to the item being considered at this
meeting. The applicant stated that they could not afford to
pave the parking lot at this time and requested the phasing
plan in improvement of the parking lot in concrete. A
motion was made and passed for approval, subject to the
applicant providing staff with a three -year phasing plan
for improvement of the parking lot in concrete and the
removal of the fill from the floodway. The motion passed by
a vote of 9 ayes, 0 noes, 2 absent.
September 22, 1987
SUBDIVISIONS
There being no further business to discuss, the meeting was
adjourned at 3:45 p.m.
Chairman Secretary
Date