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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