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LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
JUNE 2, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott Hamilton
Paul Latture
Jennifer Martinez Belt
Bill May
Members Absent: Troy Laha
City Attorney: Shawn Overton
III. Approval of the Minutes of the April 21, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
JUNE 2, 2016
4:00 P.M.
I. OLD BUSINESS:
NO OLD BUSINESS
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. G-23-463 Santa Fe Avenue, West 29 th Street, S. Fillmore Street
and Alleys – Right-of-Way Abandonments
2. LU 16-03-01 Land Use Plan Amendment in West Little Rock
Planning District, from Residential Low Density to
Neighborhood Commercial located at the Northwest
corner of University Avenue and Cantrell Road.
2.1 Z-4816-B Rezoning from R-2 to C-1
6100/6108 Cantrell Road
3. Z-8889-A Rezoning from C-3 to C-4
10510 Interstate 30
4. Z-9133 Rezoning from R-3 to R-7A
Northeast corner of East 35 th Street and Carnes
Avenue
5. Z-9134 Rezoning from R-2 to R-4
2107/2111 Perry Street
6. Z-8764-A Arkansas Children’s Hospital Pediatric Clinic Short-
Form POD
East side of 9000 Block of Dailey Drive
Agenda, Page Two
III. NEW BUSINESS: (CONTINUED)
Item Number:
File Number:
Title:
7. Z-9114-A Rebick Accessory Dwelling – Conditional Use Permit
Waiver of Right-of-Way Dedication
#1 Mallard Point Cove
8. Z-9132 12301 Stagecoach Window Tinting – Conditional Use
Permit
12301 Stagecoach Road
9. Z-9135 Orndorff Accessory Dwelling – Conditional Use Permit
701 East 17 th Street
10. Z-9136 Crockett Accessory Dwelling – Conditional Use Permit
17 Cameronwood Lane
11. Z-9137 ACCESS Group private school, therapy and training –
Conditional Use Permit
1500 N. Mississippi Avenue
12. G-25-219 Villa Vista Drive Street Name Change to Shady
Thicket Lane
13. LU16-01 Land Use Plan Review for Central Area East of I-430,
between I-630 and I-30, west of Union Pacific Railroad
June 2, 2016
ITEM NO.: 1 FILE NO.: G-23-463
Name: Santa Fe Avenue, West 29 th Street, S. Fillmore Street
and Alley – Right-of-Way Abandonments
Location: Within the UALR Campus area, between West 28 th
Street, Fair Park Blvd. and West 30 th Street
Owner/Applicant: Board of Trustees of the University of Arkansas/
Paxton R. Singleton, Global Surveying Consultants, Inc.
Request: The request is to abandon the following rights-of-way
within the UALR campus:
• Santa Fe Avenue (20 foot width) – between West
28 th and West 29 th Streets. (295 feet)
• West 29 th Street (40 foot width) – west of Santa Fe
Avenue and east of Fillmore Street. (101 feet)
• S. Fillmore Street (20 foot width) between West 29th
and West 30 th Street. (363 feet)
• East – west alley right-of-way (20 foot width) –
within Block 1, C.O. Brack’s Addition. (88 feet)
Purpose: After abandonment, the area of abandonment will be
incorporated into the adjacent properties for the
development of an Arts and Design Building and
additional parking for the school.
STAFF REVIEW:
A. Public Need for this Right-of-Way:
As noted in paragraph G., none of the utility companies object to the abandonment
request. All areas of abandonment will be retained as utility and drainage
easements. Public Works has reviewed the abandonment request and has the
following comment:
1. If public drainage exists, drainage easements should be maintained in the
abandoned right-of-way to convey storm water from adjacent property.
B. Master Street Plan:
There are no Master Street Plan issues associated with this abandonment
request, as the rights-of-way are not classified as collector streets or higher.
June 2, 2016
ITEM NO.: 1 (Cont.) FILE NO.: G-23-463
2
C. Characteristics of Right-of-Way Terrain:
All of the rights-of-way are currently undeveloped, and within the UALR campus.
The University of Arkansas is the only abutting property owner. Portions of the
rights-of-way are within existing paved parking lots serving the UALR campus.
Other portions are within undeveloped property.
D. Development Potential:
The abandonments are proposed to allow for the construction of additional
parking and a new Arts and Design Building.
E. Neighborhood and Land Use Effect:
All of the rights-of-way proposed for abandonment fall within the UALR campus,
and the school is the only abutting property owner. Portions of the rights-of-way
fall within existing parking lot areas, with the other portions being within
undeveloped areas.
F. Neighborhood Position:
All of the abutting properties are owned by the University of Arkansas Board of
Trustees. The Fair Park, Curran-Conway, Oak Forest and University District
neighborhood associations were notified of the abandonment request.
G. Effect on Public Services or Utilities:
Little Rock Wastewater: All existing sewer easements must be retained. If
relocation is desired, then new easements will be required.
Entergy: No objection to abandonment. Retain easements for any remaining
facilities and 24-hour vehicular access to the facilities.
Centerpoint Energy: No objection to abandonment.
AT&T: No objection to abandonment, subject to AT & T facilities in the affected
areas being granted utility easements.
Central Arkansas Water: No objection. However, CAW owns a 2” PVC main on
West 29 th Street that appears to terminate at Santa Fe Avenue. An easement
should be retained if this abandonment will affect this main.
June 2, 2016
ITEM NO.: 1 (Cont.) FILE NO.: G-23-463
3
H. Reversionary Rights:
Information submitted by a licensed abstract company notes that no reversionary
rights were found of record.
I. Public Welfare and Safety Issues:
Abandoning these rights-of-way will have no adverse impact on the public
welfare and safety. The Little Rock Fire Department has reviewed and approved
the abandonment request.
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
Sebrina Ricks was present, representing the application. Staff briefly described the
proposed abandonments. Staff noted that additional utility letters and right-of-way
lengths were needed. Staff explained that all areas of abandonment will be retained
as easements.
After the discussion, the Committee forwarded the application to the full Commission
for resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the request to abandon portions of Santa Fe Avenue,
West 29 th Street, S. Fillmore Street and the east-west alley right-of-way within Block 1,
C. O. Brack’s Addition, subject to the entire areas of abandonment being retained as
utility and drainage easements.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 10 ayes, 0 noes and
1 absent.
June 2, 2016
ITEM NO.: 2 FILE NO.: LU16-03-01
Name: Land Use Plan Amendment – West Little Rock Planning District
Location: 6100/6108 Cantrell Road
Request: Residential Low Density (RL) to Neighborhood Commercial (NC)
Source: Quattlebaum, Grooms & Tull, PLLC by Grant M. Cox
PROPOSAL / REQUEST:
Land Use Plan amendment in the West Little Rock Planning District from Residential
Low Density (RL) to Neighborhood Commercial (NC). The Neighborhood Commercial
category includes limited small-scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market area. In order
to build a new restaurant as a redevelopment on the property the applicant is requesting
to amend the Land Use Plan from RL to NC in conjunction with the rezoning of the
property from R-2 to C-1 district.
EXISTING LAND USE AND ZONING:
The property is currently zoned as R-2 and is 0.522 acres ± in size. North of the
property is zoned as PDO (Planned District Office) and it is newly constructed bank.
The south and west of the property is zoned as R-2 and there are single-family buildings
and to the east of the property is zoned as O-3 and it is a parking lot for the bank
located at Grant and Cantrell. The north-east side of the property is zoned as C-3 and
there is a general commercial building. Diagonally across the intersection are mostly
single family homes on R-2 land with a POD at the intersection with an insurance
company located there.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The property is currently shown as Residential Low (RL) on the Land Use Plan. North of
the property is shown as Residential Low Density and it is developed with a bank. South
and west of the property is shown as Residential Low Density and occupied with single
family buildings and to the east of the property is shown as Parks/Open Space. That
PK/OS strip is about 75’ deep along the north side of Cantrell for five blocks to Polk
Street. To the north-east, the property is occupied with general commercial buildings on
a land shown as Commercial. Across the intersection to the south-east are single
family buildings on a Residential Medium Density use with the corner lot shown as RM
but housing an insurance office.
June 2, 2016
ITEM NO.: 2 (Cont.) FILE NO.: LU16-03-01
2
On 07-17-2001, a change was made from Single Family to Parks/Open Space to the
northwest of the property, west of Normandy Drive with the file number LU01-03-01
and ordinance number 18526.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial. University Avenue north of Cantrell
is shown as a Collector on the Master Street Plan while University Avenue south of
Cantrell is shown as a Principal Arterial.
Principal Arterial
The primary function of a Principal Arterial Street is to serve through traffic and to
connect major traffic generator or activity centers within an urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
Collector Road
The primary function of a Collector Road is to provide a connection from Local Streets
to Arterials. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the sites.
BICYCLE PLAN:
A Class II Bike Lane is located on North University Avenue as either a five foot shoulder
or six foot marked bike lane from Kavanaugh Street south to Markham Street. Additional
paving and right of way may be required.
PARKS:
There are no city parks at the vicinity that would be affected by this amendment.
HISTORIC DISTRICTS:
There are no city recognized historic districts at the vicinity that would be affected by
this amendment.
ANALYSIS:
There is a PK/OS strip that is on the north side of Cantrell for five blocks from University
Street to the east to Polk Street. This separates the Commercial from Cantrell Road as
is treated as a no access strip. There are no driveways entering the businesses to the
north through this strip. The businesses either have access from the side streets or
June 2, 2016
ITEM NO.: 2 (Cont.) FILE NO.: LU16-03-01
3
“R” Street which is parallel to University. It would be logical to continue the pattern
with a PK/OS strip to not allow access from Cantrell.
Staff is concerned that additional properties in this area of Cantrell will desire to change
to Commercial if this corner is changed. West of University, Cantrell Road is strictly
residential on both sides of the road until North Hughes Street. Being on an arterial
street does not dictate that a property must be non-residential. Examples are Markham,
Rodney Parham and Cantrell Roads to name a few. University has historically been
the line to keep non-residential uses to the east. Nothing has changed to justify
changing this pattern of showing residential uses on the Land Use Plan west of
University.
This neighborhood is an established neighborhood that was developed in the early to
mid-twentieth century. The commercial strip, prior to the 1950s, was strictly along the
south side of Kavanaugh from University to Polk Street. That commercial strip is
currently occupied by small businesses. The commercial zoning and Future Land Use
was expanded over time to the south to a line just north of Cantrell Road and is
occupied by a variety of businesses and a large church. Before, single family houses
filled the one and a half blocks south of Kavanaugh. Commercial vacancy rates are
low, but there is turnover of spaces that allow for new businesses in the area.
This area is very desirable for single family dwellings and the demand is great by
the evidence of redevelopment of lots over the past twenty years to more current
architectural styles and sizes of single family homes. The availability of lots to build
single family homes is practically non-existent.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Heights, Kingwood,
Normandy-Shannon, Forest Park, and South Normandy Neighborhood Associations.
Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
Walter Malone, Planning Staff reviewed the Staff recommendations. Staff believes the
Open Space strip along Cantrell Road should be continued for any non-residential
uses as is the current situation in the Heights. Staff is concerned about the potential
spread of commercial along Cantrell Road to the west if this is approved. Staff believed
June 2, 2016
ITEM NO.: 2 (Cont.) FILE NO.: LU16-03-01
4
the historic line along University Avenue, with residential to the west should be
maintained. Mr. Malone turned the presentation over to Mr. Moore of Staff to review
the re-classification request. (See item 2.1 Z-4816-B for a complete record).
A motion was made to approve the application as filed. By a vote of 0 for, 9 against,
1 absent and 1 recusal (Belt), the motion failed.
June 2, 2016
ITEM NO.: 2.1 FILE NO.: Z-4816-B
Owner: Terminal Partners, LLC and STI Holdings of LR, LLC
Applicant: Grant M. Cox, Quattlebaum Grooms and Tull
Location: 6100/6108 Cantrell Road
Area: 0.522 Acre
Request: Rezone from R-2 to C-1
Purpose: Restaurant
Existing Use: Single family residential
SURROUNDING LAND USE AND ZONING
North – Branch bank facility and undeveloped property; zoned PD-O and R-2
South – Single family residences (across Cantrell Road); zoned R-2
East – Mixed office and commercial uses (across N. University Avenue);
zoned O-3 and C-3
West – Single family residences; zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. N. University Avenue is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
Where a principal arterial street intersects a collector street an additional
10 ft. or right-of-way should be dedicated for a right turn lane.
3. Where a principal arterial street intersects a collector street, a 75 feet radial
dedication of right-of-way is required at the intersection of N. University
Avenue and Cantrell Road.
June 2, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4816-B
2
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on a Rock Region Metro bus route #21 (University Avenue
Route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Heights, Forest
Park, Normandy-Shannon and Kingwood Neighborhood Associations were
notified of the public hearing.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the West Little Rock Planning District. The Land Use
Plan shows Residential Low Density (RL). The Residential Low Density (RL)
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 a rezoning from R-2 (Single Family District) to C-1 (Open Display
Commercial District) to allow the applicant for the neighborhood commercial
uses. There is a separate item with the file number LU16-03-01 in the agenda to
amend this site from Residential Low Density (RL) to Neighborhood Commercial
(NC).
Master Street Plan:
South side of the property is Cantrell Road and it is a Principal Arterial on the
Master Street Plan. East side of the property is University Avenue. University
Avenue north of Cantrell is shown as a Collector on the Master Street Plan while
University Avenue south of Cantrell is shown as a Principal Arterial. The primary
function of a Principal Arterial Street is to serve through traffic and to connect
major traffic generator or activity centers within an urbanized area. Entrances
and exits should be limited to minimize negative l effects of traffic and
pedestrians on Cantrell Road since it is a Principal Arterial. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the sites.
June 2, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4816-B
3
BICYCLE PLAN:
A Class II Bike Lane is located on North University Avenue as either a five foot
shoulder or six foot marked bike lane from Kavanaugh Street south to Markham
Street. Additional paving and right-of-may be required.
E. STAFF ANALYSIS:
Terminal Partners, LLC and STI Holdings of LR, LLC, owners of the 0.522 acre
property at 6100/6108 Cantrell Road, are requesting to rezone the property from
“R-2” Single Family District to “C-1” Neighborhood Commercial District. The
property is located at the northwest corner of Cantrell Road and N. University
Avenue, and is comprised of two (2) platted lots. The rezoning is proposed in
order to re-develop the site for a restaurant use.
The subject property contains two (2) single family residences. The easternmost
residence is a two-story brick and frame structure. The residence to the west is a
one-story brick and frame structure. There is a driveway from Cantrell Road which
serves as access to the residence to the west. The residence to the east has a
driveway from N. University Avenue. There is a platted alley which runs along the
north property line of both lots. The property slopes upward from south to north
and west to east. The residences are located several feet above the elevation of
Cantrell Road.
The properties to the west and south (across Cantrell Road) are zoned R-2 and
contain single family residences. The PD-O zoned property to the north contains
a branch bank facility, with undeveloped R-2 zoned property further north. The
property across N. University Avenue to the east is zoned O-3 and C-3 and
contains office and commercial uses.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL). A land use plan amendment to Neighborhood Commercial (NC) is
a separate item on this agenda.
Staff does not support the requested C-1 rezoning. Staff does not view the request
as reasonable. Rezoning this property to C-1 will not be consistent with the zoning
and land use pattern for this area. There is office zoning to north and east
(northeast corner of Cantrell Road and N. University Avenue), which serves as a
transition from the commercial zoning to the east to the residential zoning. Single
family residences have always existed along the north and south sides of Cantrell
Road, from N. University Avenue to N. Hughes Street. There have been several
failed attempts to rezone the easternmost lot (6100 Cantrell Avenue), dating back
to 1974. In addition to being inconsistent with the existing, long-standing zoning
June 2, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4816-B
4
pattern for this immediate area, staff believes rezoning this property to C-1 will
have an adverse impact on the adjacent residential properties to the west,
northwest and south, by encroaching into an area of residential housing stock
which has existed since the area was originally developed.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-1 rezoning.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
Grant Cox was present, representing the application. There were several objectors
present. Staff presented the rezoning application with a recommendation of denial.
The rezoning and land use plan amendment were discussed simultaneously.
Commissioner Belt recused from the discussion.
Grant Cox addressed the Commission in support of the application. He noted that there
was a recent change to the area with the construction of a branch bank immediately
north of the subject property. He explained that the site was a good location for a
restaurant at a major intersection. He noted how the property could be used with C-1
zoning. He also explained that it would be difficult to market the residences with the
driveway location for the west residence, and the new branch bank facility to the north.
Norman Hodges, of the Heights Neighborhood Association, addressed the Commission
in opposition. He noted that the neighborhood association was opposed to the rezoning
request. He explained that commercial zoning at this location was not a good fit for the
neighborhood.
Judy Gaddy, a 25 plus year resident of the Heights Neighborhood, addressed the
Commission in opposition. She noted that there was no plan for development of the
property. She also noted that traffic was already bad at the intersection.
Alice Estes also addressed the Commission in opposition. She explained that traffic
was a major concern. She also expressed concern with the lighting a new commercial
development would generate.
Steve Mangan also spoke in opposition. He stated that he was a 50 year resident of the
Heights area and a Heights business owner. He noted that he lived near the subject
property. He expressed concern with losing residences to commercial zoning.
Kelly Fleming also spoke in opposition. She expressed concern with the proposed
commercial zoning, noting that she wished to maintain the residential character of
the area.
June 2, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4816-B
5
Lauren Ratley also spoke in opposition. She noted that she owned the property at
6112 Cantrell Road, immediately west of the subject property. She expressed concern
with property values, and stated that the rezoning would have a negative impact on the
neighborhood.
Tanya Clayton also spoke in opposition. She stated that she lived immediately
northeast of the subject property. She expressed concerns with the proposed rezoning.
Ruth Bell also spoke in opposition. She expressed concern with the domino effect the
rezoning would have along Cantrell Road. She also noted traffic as a concern.
Jennifer Belt also spoke in opposition. She stated that the rezoning would negatively
impact the entrance into the neighborhood. She noted concern with the uncertainty as
to how the property might be developed.
Grant Cox made additional comments in support of the application. He noted that the
proposed C-1 zoning did not allow drive-thru windows, so no fast food restaurant would
be developed. He explained that issues related to traffic would be addressed through
development of the property.
Vice-Chair Berry made comments in opposition to the proposed rezoning.
There was a motion to approve the Land Use Plan Amendment (LU16-03-01). The
motion failed by a vote of 0 ayes, 9 nays, 1 absent and 1 recusal (Belt). The application
was denied.
There was a second motion to approve the rezoning application. The second motion
also failed by a vote of 0 ayes, 9 nays, 1 absent and 1 recusal (Belt). The application
was denied.
June 2, 2016
ITEM NO.: 3 FILE NO.: Z-8889-A
Owner: Atkinson Properties, LLC
Applicant: Pat McGetrick
Location: 10510 Interstate 30
Area: 5.81 Acres
Request: Rezone from C-3 to C-4
Purpose: Future C-4 development
Existing Use: Commercial, office, church and single family
residential
SURROUNDING LAND USE AND ZONING
North – Vacant multifamily structures and single family residences (across Baseline
Road); zoned R-2
South – Mixture of commercial and light industrial uses (across I-30); zoned C-4 and I-2
East – Commercial use and undeveloped property; zoned C-3
West – Undeveloped property; zoned PCD
A. PUBLIC WORKS COMMENTS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. If the
existing structures are within the required area to be dedicated, the dedication
should go to the face of the structure(s).
B. PUBLIC TRANSPORTATION ELEMENT:
Rock Region Metro route #17 (Mabelvale – Downtown Route) and #17A
(Mabelvale – UALR Route) run along Interstate 30 in this area.
June 2, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8889-A
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and SWLR United for
Progress Neighborhood Association were notified of the public hearing.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the Geyer Springs West Planning District. The Land
Use Plan shows Commercial (C). 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 C-3 (General Commercial District) to C-4 (Open Display
Commercial District) to allow the applicant for the C-4 uses in addition to existing
office and single family uses.
Master Street Plan:
South side of the property is Interstate 30 and it is a Freeway on the Master
Street Plan.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Atkinson Properties, LLC, owner of the 5.81 acre property located at
10510 Interstate 30, is requesting to rezone the property from “C-3” General
Commercial District to “C-4” Open Display District. The property is located on
the north side of Interstate 30, east of I-430, and backs up to Baseline Road
(north property line). The rezoning is proposed for future C-4 development of
the site.
The property contains several buildings. There are four (4) one-story frame single
family structures located along the north property line, fronting on Baseline Road.
Each residence has a concrete or gravel driveway from Baseline Road. There is a
one-story commercial building located near the center of the site. This building has
been occupied by a church use. There is another one-story commercial building at
the southwest corner of the property. This is a strip center building containing nine
(9) bays/suites. There is paved parking and access located between the
June 2, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8889-A
3
two (2) commercial buildings. A driveway from the I-30 frontage road serves as
access.
There is a mixture of uses and zoning located in this immediate area. Vacant
multifamily structures and single family homes are located across Baseline Road to
the north. A mixture of commercial and light industrial uses is located to the south
across I-30. A commercial building and vacant property are located to the east.
Undeveloped PCD zoned property is located to the west.
The City’s Future Land Use Plan designates this property as Commercial (C).
The proposed C-4 zoning does not require an amendment to the plan.
Staff is supportive of the requested rezoning to C-4 rezoning. Staff views the
request as reasonable. Staff feels that the proposed rezoning represents a
continuation of the existing zoning pattern for this area. The properties
immediately east and west are zoned C-3 and PCD. The PCD zoning was
approved for sales and service of heavy equipment, a C-4 type use. There is
C-4 zoning which currently exists future east and across I-30 to the south.
Additionally, the City’s Future Land Use Plan designates the property as
Commercial (C), which supports the requested C-4 zoning. Staff believes
rezoning this property to C-4 will have no adverse impact on the adjacent
properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 10 ayes, 0 noes and
1 absent.
June 2, 2016
ITEM NO.: 4 FILE NO.: Z-9133
Owner: Regina Jackson
Applicant: Regina Jackson
Location: Northeast corner of East 35 th Street and
Carnes Avenue
Area: 0.33 Acre (two (2) lots)
Request: Rezone from R-3 to R-7A
Purpose: One (1) single-wide manufactured home per lot
Existing Use: Vacant lots
SURROUNDING LAND USE AND ZONING
North – Two (2) single family residences (single-wide manufactured homes) and vacant
lots; zoned R-3
South – Vacant lots (across East 35 th Street); zoned R-3
East – Vacant lots and single family residences, including a manufactured home;
zoned R-3
West – Vacant property (across Carnes Avenue right-of-way); zoned R-3
A. PUBLIC WORKS COMMENTS:
1. West 35th Street is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 22.5 feet from centerline will be required.
2. Carnes Avenue is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 22.5 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
West 35 th Street and Carnes Avenue.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #20 (College
Station Route) runs along Frazier Pike to the south.
June 2, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9133
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the College Station
Neighborhood Association were notified of the public hearing.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the College Station/ Sweet Home Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The Residential
Low Density (RL) 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 a rezoning from R-3 (Single Family District) to R-7 A
(Manufactured Home District) to allow the placement of one new single-wide
manufactured home on each lot 7 and lot 8 (currently vacant lots).
Master Street Plan:
The south side of the property is East 35 th Street, the west side of the property
is the right-of-way for Carnes Avenue and they are both shown as a Local Street
on the Master Street Plan. The primary function of a Local Street 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:
Regina Jackson, owner of the 0.33 acre property located at the northeast corner
of East 35 th Street and Carnes Avenue, is requesting to rezone the property from
“R-3” Single Family District to “R-7A” Manufactured Home District. The property
is comprised of two (2) platted lots (Lots 7 and 8, Block 23, College Park Addition).
The property is located outside the city limits but within the City’s Extraterritorial
Zoning Jurisdiction. The rezoning is proposed in order to allow for the placement
of one (1) single-wide manufactured home on each lot. The proposed R-7A zoning
is a site plan review zoning.
June 2, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9133
3
The property is currently undeveloped and mostly grass-covered. The pavement
for East 35 th Street stops at the southeast corner of the property and does not
extend along the property frontage (south property line). Carnes Avenue is
undeveloped
The applicant proposes to place a 14 foot by 46 foot manufactured home on
each of the two (2) lots, as noted on the attached site plan. The proposed
manufactured homes will be a 1978 and 1979 model. The setbacks from all
property lines proposed for the manufactured homes conform to ordinance
standards. Each home will have a set of steps at the front and back doors. The
applicant will construct 20 feet of pavement width for East 35 th Street along the
south property line of each lot. A gravel, bordered parking pad will be constructed
on each lot, extending from the new pavement.
All surrounding properties are zoned R-3. There are three (3) existing single-wide
manufactured homes within this block. All other surrounding property is comprised
of vacant lots.
Following is the minimum siting criteria for manufactured homes according to
Section 36-262(d)(2) of the City’s Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport features.
c. Permanent foundation.
d. Exterior wall finished in a manner compatible with the neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent structures.
g. Off-street parking per single-family dwelling standards.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL). The requested rezoning to R-7A will not require an amendment
to the plan, as it is single family zoning.
Staff does not support the requested R-7A rezoning. Staff’s objection is based
on the age and condition of the two (2) single-wide manufactured homes proposed
for placement. The manufactured homes are almost 40 years old, being 1978
and 1979 models. Based on photos supplied by the applicant, it appears that
the homes have been sitting vacant for some time, given the amount of plant
growth around and on the units. The Planning Commission and City Board of
Directors have approved a number of R-7A zonings and conditional use permits for
single-wide and double-wide manufactured homes within the College Station area
June 2, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9133
4
over the past 20 or so years. Those approvals have been for newer homes,
conforming to the above referenced siting criteria which staff typically supports.
Neither of the proposed manufactured homes complies with the minimum roof
pitch as required based on their age. As noted previously, there are three
(3) single-wide manufactured homes within this block. Two (2) of the homes
were approved as a conditional use permit and were supposed to be double-wide
manufactured homes. One (1) of those is owned by Regina Jackson, owner of the
subject property. These two (2) properties will likely become enforcement issues.
Staff believes that the two (2) proposed older single-wide manufactured homes will
not be consistent with the other housing stock in the College Station area and
should not be allowed.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested R-7A rezoning.
SUBDIVISION COMMITTEE COMMENT:
Regina Jackson was present, representing the application. Staff briefly described the
proposed R-7A rezoning. Staff noted that some additional information needed to be
shown on the proposed site plan for each lot. Ms. Jackson noted that the proposed
manufactured homes would be 1978 and 1979 models. The Public Works requirements
were briefly discussed. Ms. Jackson noted that the pavement for East 35 th Street would
be extended for access to the lots.
After the discussion, the Committee forwarded the application to the full Commission for
resolution.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
Regina Jackson was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of denial.
Regina Jackson addressed the Commission in support of the application. She noted
that both manufactured homes would be rental units.
Commissioner Latture asked about staff’s objection to the application. Monte Moore, of
the Planning Staff, noted that staff’s opposition was based on the age of the structures
being almost 40 years old. Mr. Moore explained that photos presented to staff by the
applicant showed the older units with much plant growth on and around the units as
they sat in a mobile home park in the Arch Street area.
June 2, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9133
5
The issues of the age of the units and the required siting criteria were discussed further.
Staff noted that newer units were typically supported in the College Station area.
Vice-Chair Berry explained that the units do not comply with minimum city standards.
There was a motion to approve the application. The motion failed by a vote of 0 ayes,
10 nays and 1 absent. The application was denied.
June 2, 2016
ITEM NO.: 5 FILE NO.: Z-9134
Owner: Perry’s Pennies, LLC
Applicant: Kenny Whitfield, Perry’s Pennies LLC
Location: 2107/2111 Perry Street
Area: 0.31 Acre
Request: Rezone from R-2 to R-4
Purpose: To construct two (2) duplex structures.
Existing Use: Vacant lots
SURROUNDING LAND USE AND ZONING
North – Vacant lots, a duplex and single family residences; zoned R-2 and R-4
South – Single family residences (including manufactured homes) and vacant lots;
zoned R-2, R-4 and R-7A
East – Single family residences and duplex structures; zoned R-2 and R-4
West – Single family residence and vacant lots (across Perry Street); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Perry 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.
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.
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.
June 2, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-9134
2
D. LAND USE ELEMENT:
Planning Division:
This request is located in the I-430 Planning District. The Land Use Plan shows
Residential Low (RL) for this property. The Residential Low Density (RL)
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 a rezoning from R-2 (Single Family District) to R-4 (Two Family
District) for a construction of duplexes on both lot 9 and lot 10.
Master Street Plan:
East side of the property is Perry Street and it is a Local Street on the Master
Street Plan. The primary function of a Local Street 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. 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:
Perry’s Pennies, LLC, owner of the .31 acre property located at 2107/2111 Perry
Street, is requesting to rezone the property from “R-2” Single Family District to
“R-4” Two-Family District. The property is located on the east side of Perry Street
north of West 24 th Street. The rezoning is proposed to allow the construction of
two (2) duplex structures on the site.
The property is comprised of two (2) platted lots. The lots are currently
undeveloped and partly wooded. There is a gravel driveway from Perry Street.
The property has a slight slope downward from north to south, basically following
the elevation of Perry Street.
June 2, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-9134
3
Vacant lots, a new duplex structure and single family homes are located north of
the subject property. Single family residences are located to the south and west,
across Perry Street. New duplex structures and single family residences are
located to the east, along the west side of Wilson Road.
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 two (2) platted single family lots. Two
(2) duplex structures will only be a minor increase in the original platted density.
New duplex structures have been recently developed within this neighborhood.
Staff recently conducted a survey of this neighborhood, between West 16 th Street
and West 24 th 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 23 are zoned R-4. This represents R-4 zoning on a
total of 6.25 percent of the overall residential lots within this neighborhood. The
two (2) lots proposed for R-4 zoning would raise this ratio to 6.79 percent. Staff
feels that his represents a very minimal percentage of the overall residential area.
Staff believes the applicant’s plan to construct two (2) new duplexes will be a
quality, in-fill type, development for this general area south of West 18 th 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: (JUNE 2, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 10 ayes, 0 noes and
1 absent.
June 2, 2016
ITEM NO.: 6 FILE NO.: Z-8764-A
NAME: Arkansas Children’s Hospital Pediatric Clinic Short-Form POD
LOCATION: Located on the east side of 9000 Block of Dailey Drive.
DEVELOPER:
Arkansas Children’s Hospital
Kim Prescott Facilities Planner
1 Children’s Way Slot 801
Little Rock, AR 72202
ARCHITECT:
Polk Stanley Wilcox Architects
Jason Landrum
2222 Cottondale Lane
Little Rock, AR 72202
ENGINEER:
McClelland Engineers
Dan Beranek
900 West Markham Street
Little Rock, AR 72201
AREA: 2.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.06
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: POD
PROPOSED USE: Clinic
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
advanced grading of the site.
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
2
BACKGROUND:
Ordinance No. 20,614 adopted by the Little Rock Board of Directors on August 2, 2012,
rezoned a property to the north of this site from R-2, Single-family to POD to allow
Pulaski County to construct a new health unit. The request rezoned 3.02-acres of a
5.41-acre parcel owned by the City of Little Rock. The property is owned by the City of
Little Rock which provided a 99-year lease to Pulaski County for the site area containing
the health unit. Within the development the county proposed to construct a new county
health unit and a comprehensive care center. The health unit contained 6,610 square
feet and the comprehensive care center contained 15,775 square feet. The
development was proposed in two (2) phases. The health unit has been constructed.
No activity has taken place for the comprehensive care center.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval for a rezoning from R-2, Single-family to
POD, Planned Office Development, to allow Arkansas Children’s Hospital to
construct a new one-story, 11,555 square foot pediatric clinic on this site. The
clinic is planned to serve the southwest Little Rock community. The facility will
be located just east of Dailey Drive and south of Baseline Road. The site is
located just south of the Pulaski County Southwest Health Unit. The plan
includes a future building expansion area of 3,500 square feet. The normal
hours of operation are from 8:00 am to 5:00 pm Monday through Friday, with
possible extended hours in the future.
As with the construction of the health unit the City will continue to own the land
and will offer a 99-year lease to Children’s Hospital.
B. EXISTING CONDITIONS:
The property is heavily wooded with a significant amount of undergrowth. The
area to the north is the Pulaski County Southwest Health Unit and future north
along Baseline Road is a United States Post Office. East of the site is a City of
Little Rock Community Center and police substation. West of the site is vacant
property which was previously a mobile home park. South of the site is a
warehouse building which appears to be vacant.
In the area along Baseline Road are a number of uses including residential,
office and commercial uses. To the northeast is a DHS services building on the
south side of Baseline Road and on the north side of Baseline Road are a
number of uses including office and residential. Northwest of the site is a nursing
home. Further south and west of this site is predominately single-family homes
in the Allendale/Allendale Manor and Fairfield/Fairfield Cove Subdivisions.
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Chicot
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Dailey Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Dailey Drive including
5-foot sidewalks with the planned development. The new curb will extend
from the centerline the same distance as the curb adjacent to the
development to the north.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. Power lines are in the vicinity
of this proposed clinic. There do not appear to be any existing conflicts with
Entergy facilities on this property. Contact Entergy in advance to discuss future
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
4
service requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
6. Contact Central Arkansas Water regarding the size and location of the
water meter.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
5
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
customer owned line agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Full code review. Contact the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. 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 .
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Public Institution (PI) for this property. The
Public Institutional (PI) category includes public and quasi-public facilities that
provide a variety of services to the community such as schools, libraries, fire
stations, churches, utility substations, and hospitals. The applicant has applied
for a rezoning from R-2 (Single Family District) to POD (Planned Office District)
to allow the new construction of a pediatric medical clinic on currently vacant lot.
Master Street Plan: The west side of the property is Dailey Drive and it is a
Local Street on the Master Street Plan. The primary function of a Local Street 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
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
6
Commercial Streets. 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.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more
restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of
six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the City, Section 15-102.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
7
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 11, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff
questioned the days and hours of operation, the proposed signage plan and the
proposed lighting plan. Staff also requested information concerning the
dumpster placement and the hours of dumpster service.
Public Works comments were addressed. Staff stated a grading permit was
required prior to construction activities on the site. Staff stated the City’s
stormwater detention ordinance would apply to the development of the site. Staff
stated a grading permit would be required prior to any construction activities on
the site. The applicant stated the request included a variance from the City’s
Land Alteration Ordinance to allow advanced grading of the site.
Landscaping comments were addressed. Staff stated a perimeter landscape
strip was required adjacent to lands zoned or used as residential. Staff stated a
perimeter planting strip was required adjacent to the side of any vehicular use
area that abutted adjoining property or street rights of way. Staff stated a
minimum of eight (8) percent of the vehicular use area was to be landscaped.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the May 11, 2016, Subdivision
Committee meeting. The applicant has provided the days and hours of
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
8
operation, the proposed signage plan and the proposed lighting plan. The
applicant has also provided the dumpster location and the days and hours of
dumpster service.
The applicant is requesting to rezone the site from R-2, Single-family to POD,
Planned Office Development, to allow Arkansas Children’s Hospital to construct
a new one-story, 11,555 square foot pediatric clinic on this site. Plan includes a
future building expansion area of 3,500 square feet. The clinic is proposed as a
primary care pediatric clinic and will not serve as an urgent care clinic. The clinic
is proposed with 18 patient care exam rooms. The normal hours of operation are
from 8:00 am to 5:00 pm Monday through Friday, with possible extended hours in
the future. The future hours are proposed from 8:00 am to 10:00 pm Monday
through Friday and from 8:00 am to 1:00 pm on Saturday.
The site plan includes the placement of a dumpster near the southern perimeter
of the site. The dumpster will be screened as typically required per the zoning
ordinance. The hours of dumpster service will be between the hours of 7:00 am
and 6:00 pm Monday through Friday.
The site plan includes two (2) sign locations. The monument sign is proposed at
the entry drive to the clinic. The sign is proposed with a maximum height of six
(6) feet and a maximum sign area of 64 square feet. Building signage is
proposed with a maximum sign area of ten (10) percent of the front façade
fronting Dailey Drive.
The plan indicates the placement of a six (6) foot wood privacy fence along the
entire length of the southern perimeter. Fencing is not proposed along the
eastern perimeter of the site. The applicant indicates the area to the east is
wooded and is adjacent to the City of Little Rock Southwest Community Center.
The applicant desires to leave this area open to allow for persons to travel
between the Community Center and the clinic.
The applicant indicates the site lighting will be low level and directional, directed
downward and into the site. Site lighting will not trespass onto the street or
neighboring residents.
The clinic will be staffed with five (5) doctors. The zoning ordinance typically
requires the placement of six (6) parking spaces per doctor. Based on the typical
parking required a total of 30 parking spaces would be required. The plan as
presented includes the placement of 75 parking spaces which includes allowance
for the proposed expansion area and additional doctors staffing the facility.
The site plan indicates there will be 41,352 square feet of impervious surface,
36,427 square feet of pervious surface and 11,555 square feet of building area.
The total property contains 105,714 square feet of which 16,380 square feet will
June 2, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8764-A
9
remain undisturbed. As with the construction of the Pulaski County Health unit
the City will continue to own the land and will offer a 99-year lease to Children’s
Hospital for the clinic operation.
The request includes a variance to allow grading of the site with the
recommendation of approval of the POD zoning by the Planning Commission.
The applicant has indicated upon approval of the grading request by the Planning
Commission site grading will begin to allow the clinic to be completed within the
time frame necessary to meet the funding source requirements.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning to allow the construction of a children’s clinic on the site. The use
is a compatible use with the County Health unit which has been constructed to
the north of this site. Staff feels the rezoning request as proposed by the
applicant is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the site upon approval of the advanced grading
request by the Planning Commission.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 26, 2016,
requesting deferral of this item to the July 14, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
June 2, 2016
ITEM NO.: 7 FILE NO.: Z-9114-A
NAME: Rebick Accessory Dwelling – Conditional Use Permit
Waiver of Right-of-Way Dedication
LOCATION: #1 Mallard Pointe Cove
OWNER/APPLICANT: Michael and Mary Jane Rebick/Brad Ewing
PROPOSAL: The applicant is requesting a waiver of the right-of-
way dedication for the Edswood Road Extension that
was required in conjunction with the Commission’s
March 10, 2016 approval of a conditional use permit
to allow an accessory dwelling.
1. SITE LOCATION:
The property is located at the south end of Edswood Road, south of Kanis
Road. The property is located outside of the city limits but within the City’s
zoning jurisdiction.
2. PUBLIC WORKS COMMENTS:
1. The Edswood Road Extension is classified on the Master Street Plan
as a future principal arterial. Dedication of right-of-way as shown on
the Rahling Road Alignment Plan which crosses this property for future
construction. This alignment of the extension of Edswood Road, a
southern extension of Rahling Road, that continues south to Interstate
30 was located by engineering staff using existing parcel lines, right-of-
ways, and elevation contours in 2011 following the approval of the
Hagan Addition Preliminary Plat located on the west side of Edswood
Road.
3. UTILITY, FIRE DEPT. AND CATA COMMENTS (from Previous C.U.P.):
Little Rock Wastewater: Outside service boundary – No comment.
Entergy: Entergy does not object to this proposal. There are no conflicts
with existing Entergy facilities as there are no electrical lines in the vicinity
of the proposed building. Service is currently being provided to the
existing house via an underground service. Contact Entergy in advance to
determine electrical service requirements and facilities locations due to
this guest house construction.
Centerpoint Energy: No comment received.
June 2, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9114-A
2
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: West Pulaski Fire Protection: No objection on previous
C.U.P. request.
Building Codes: No comment.
County Planning: Septic approval by the Health Department must be
provided before a 911 address is issued.
Rock Region METRO: METRO does not service this area.
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
Brad Ewing was present representing the application. He stated the property
owner did not want to dedicate the right-of-way that was required in conjunction
with the March 10, 2016 conditional use permit approval. He said there was no
timeline for building the road and the Master Street plan was subject to change.
He presented a petition signed by several residents of Edswood Court supporting
the applicant’s position.
Vince Floriani, of Public Works, presented maps and aerial photographs showing
the proposed alignment of the road. He stated the alignment was located by
engineering staff in conjunction with the review and approval of the Hagan
Addition Preliminary Plat located on the west side of Edswood Road in 2011.
He stated at least two months of study went into establishing the alignment.
The applicant was advised to be prepared to present his position before the full
Commission.
STAFF ANALYSIS:
On March 10, 2016, the Commission approved a conditional use permit to allow
for construction of an accessory dwelling on the R-2 zoned, 5± acre tract located
at #1 Mallard Pointe Cove.
One of the conditions of approval was compliance with the following Public
Works Department comment:
June 2, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9114-A
3
1. The Edswood Road extension is classified on the Master Street Plan as a
principal arterial. Dedication of right-of-way to 55 feet from centerline will be
required.
The applicant is now requesting that the right-of-way dedication requirement be
waived. His contention is that no timeline has been established for construction
of the road and the Master Street Plan is subject to change. He is asking that the
dedication requirement be waived and instead be negotiated at a future date.
Staff is not supportive of the requested waiver. Section 1A of the City’s Master
Street Plan “Authority, Jurisdiction and Enforcement” begins as follows:
Any subdivider of land or applicant for rezoning, variance,
conditional use permit, site plan or a building permit (herein referred
to as applicant) review within the official planning area of the City
shall conform to the Plan by indicating on any plats, drawings or
surveys submitted to the city for its review, any street identified in
the Plan which traverses or abuts the said property. Applicants for
site plan review and building permit are not required to dedicate or
construct any bicycle path or route as described in the Plan.
Where the said property abuts a street included in the Plan, the
property owner shall dedicate one half of the required right-of-way
as established in the Plan.
At the time of filing a C.U.P. application, the applicant is made aware that
there may be a requirement to dedicate additional right-of-way. The
applicant is asked to sign (3 places) a form titled “Street Right-of-Way
Dedication Agreement”. The form does not dedicate any property but it
provides the applicant an opportunity to either agree or disagree to the
dedication requirement. If the applicant disagrees, the Commission is
made aware and the waiver can be considered at the time of review of the
C.U.P. application. In this case, the property owner signed the form and
indicated agreement to dedicate any needed right-of-way as required by
the Master Street Plan. The decision to not dedicate the right-of-way was
not made until after the Commission approved the C.U.P.
As to the applicant’s statement alluding to the uncertainty of the alignment
of the street, Public Works Engineering staff spent at least two months
studying the issue in conjunction with a proposed preliminary plat located
just north of this site, on the west side of Edswood Road. Public Works
Comment is as follows:
1. The Edswood Road Extension is classified on the Master Street Plan
as a future principal arterial: Dedication of right-of-way as shown on
June 2, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9114-A
4
the Rahling Road Alignment Plan which crosses this property for future
construction. This alignment of the extension of Edswood Road, a
southern extension of Rahling Road, that continues south to Interstate
30 was located by engineering staff using existing parcel lines, right-of-
ways, and elevation contours in 2011 following the approval of the
Hagan Addition Preliminary Plat located on the west side of Edswood
Road.
STAFF RECOMMENDATION:
Staff recommends denial of the right-of-way dedication waiver request.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
The applicant was present. There were several persons present in support of the
applicant’s waiver request. A petition of support from several neighbors had
been received by staff and forwarded to the commissioners.
Dana Carney, of the planning staff, presented the item, gave the background on
the current issue and a staff recommendation of denial of the R-O-W dedication
waiver. Mike Hood, of public works staff, presented sketches, aerial photographs
and the master street plan indicating the proposed West Loop. He stated it had
been planned for many years. Mr. Hood stated the master street plan places the
responsibility for determining the specific alignment of the road on engineering
staff. Mr. Hood stated staff had carefully studied this alignment at the time the
Hagen Subdivision preliminary plat was being reviewed, just to the north of this
site. He said staff tried to align the right-of-way with property lines to reduce the
impact on any one property owner. Mr. Hood noted the applicant was not being
asked to make the street improvements.
Michael Rebick, the applicant, addressed the commission. He stated he did not
intent to create a “big deal”, that all he wanted was to build an efficiency
apartment for guests and family members. He said he was made aware of the
master street plan at the time he closed on his property about 10 years ago. He
handed out and read from the letter of support from his neighbors. Mr. Rebick
stated he was not going to dedicate the right-of-way, regardless of what the
planning commission decided. He said he would forgo building the accessory
dwelling, if necessary. He referred to a copy of the preliminary plat for Hagen’s
Subdivision and stated it appeared the proposed right-of-way alignment had
moved. He said he was willing to discuss the matter at some point in time
but he did not want the dedication requirement to be tied to his proposed
accessory dwelling.
June 2, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9114-A
5
Scott Minton, of 15 Edswood Court, spoke in support of the waiver request and
asked the commission to separate the CUP and the R-O-W dedication.
Evelyn Curtis, of 3 Edswood Court, said Mr. Rebick should be permitted to build
what he wants and the R-O-W alignment should be discussed at a later date.
Johnny Pattillo, of 14 Edswood Court, said Mr. Rebick should have the right to
build his garage. He spoke against the extension of Edswood.
Vanessa Gilliam, of 10 Edswood Court, spoke in support of Mr. Rebick.
Harry Morton, of 6024 Longwood, said he had not been aware of the alignment
of the Edswood extension. He questioned the process of determining the
alignment.
In response to a question from Commissioner Latture, Mike Hood stated the
alignment of the road has not changed. He said the alignment indicated on the
copy of the Hagen’s plat presented by Mr. Rebick did not show the alignment as
it crossed his property.
In response to a question from Commissioner Cox, Mr. Hood stated the
alignment of the road was indicated on the master street plan prior to Hagen’s
plat being reviewed and the detailed alignment was set at the time of that that
review.
Commissioner Latture asked if the applicant was being asked to donate the
required R-O-W. Mr. Hood responded that he was. Commissioner Latture asked
if others had been asked to dedicate R-O-W for the street. Mr. Hood responded
that the developer of Hagen’s Subdivision had done so.
Commissioner Latture asked if the City would have to buy the R-O-W at some
point if Mr. Rebick did not make the dedication. Deputy City Attorney Shawn
Overton responded affirmatively.
Vice-Chair Berry commented that the master street plan was a public document
and the process of adopting the plan and any changes was appropriate. He then
made a motion to approve the waiver request. The vote was 5 ayes, 5 noes and
1 absent. The request failed.
June 2, 2016
ITEM NO.: 8 FILE NO.: Z-9132
NAME: 12301 Stagecoach Window Tinting – Conditional
Use Permit
LOCATION: 12301 Stagecoach Road
OWNER/APPLICANT: Nidia Cochran/Brenda Blanco
PROPOSAL: A conditional use permit is requested to automobile
accessory sales with limited vehicle accessory
installation; including automobile stereos and window
tinting. The property is zoned C-3.
1. SITE LOCATION:
The property is located on the south side of Stagecoach Road at the city
limits – Saline County line.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses. The
developed portion of the C-3 zoned tract to the north contains a liquor
store. The remainder of that property is wooded. A pest control company
occupies the I-2 zoned tract to the northwest. A large manufactured home
park is located to the south and east. The subject property contains a
market, a bar and lounge and a restaurant. The proposed vehicle
accessory sales business with limited installation (enclosed) is compatible
with uses in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Stagecoach and SWLR United for
Progress Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
This 2± acre tract contains 4 buildings and a substantial area of asphalt
paved parking. Access is via several driveways off of Stagecoach and
Alexander Roads. The applicant’s proposal is to occupy a 1,250 square
foot space within the larger of the 4 buildings. There is sufficient parking
to accommodate the use.
4. SCREENING AND BUFFERS:
No Comments.
June 2, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9132
2
5. PUBLIC WORKS COMMENTS:
No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this site. Existing sewer is private.
Entergy: Entergy does not object to this proposal. Electrical service is
already provided to the site and the existing structures. Contact Entergy
in advance to discuss future service requirements, new facilities locations
and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comments.
Building Codes: This is a change in occupancy type for this structure and
is therefore subject to full commercial plan review and approval prior to
occupancy. This facility must meet 2012 Arkansas Fire Prevention Code
requirements. 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.
Rock Region METRO: No comments received .
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
The applicant was present. Staff presented the item and noted little additional
information was needed. In response to a question from staff, the applicant
stated the business would also include the sales and installation of car stereos
and amplifiers. Staff stated all window tinting and accessory installation must
take place within the building and no outside activity would be permitted.
Building Code and Utility Comments were noted.
June 2, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9132
3
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
The C-3 zoned 1.9± acre lot located at 12301 Stagecoach Road is occupied by
four (4) commercial buildings. Three of the buildings are occupied by a market,
a bar and grill and a restaurant. The property owner is in the process of finding
tenants for the largest (10,000 sq. ft.) building on the property. One tenant is
proposed to occupy a 1,250 square foot space for sales of automobile
accessories with limited accessory installation. The C.U.P. is requested to allow
for the installation of vehicle stereo components and window tinting. An existing
garage door off of the parking lot will provide access into the building.
Staff is supportive of the proposed use as long as all vehicle accessory
installation occurs only within the enclosed building. The property is located
within an area of mixed uses; including commercial and light industrial. The site
is developed and has enough paved parking to accommodate the use. No
variances are requested. The 2012 plat – bill of assurance for Lot 2, Riverstone
Subdivision contains no use restrictions.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. to allow limited vehicle
accessory installation, vehicle stereo components and window tinting, subject to
compliance with the following conditions:
1. Compliance with the conditions outlined in Section 6 of the agenda staff
report.
2. All window tinting and vehicle accessory installation must take place only
within the enclosed building. No outside activity is permitted.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
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 10 ayes, 0 noes and
1 absent.
June 2, 2016
ITEM NO.: 9 FILE NO.: Z-9135
NAME: Orndorff Accessory Dwelling – Conditional Use Permit
LOCATION: 701 East 17 th Street
OWNER/APPLICANT: Mike Orndorff
PROPOSAL: A conditional use permit is requested to allow for
the construction of an accessory dwelling in
conjunction with the construction of a single family
dwelling on this R-4 zoned lot.
1. SITE LOCATION:
The property is located at the southeast corner of East 17 th and Bragg
Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within what is primarily a single family and two
family residential neighborhood. R-4, Two-Family, zoning extends for
several blocks around the site. Rockefeller Elementary School is located
across 17 th Street to the north. Marshall Square, a 16 lot historic district
of 1920’s residences on small lots, is located one block to the east.
Two blocks to the south, the former Job Corps building has recently
been rezoned to allow an elderly housing development. The proposed
accessory dwelling, resulting in a total of two dwellings on an R-4 zoned
lot, appears to 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 Pettaway and MacArthur Park
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The proposed single family residence and the accessory dwelling each
require one parking space. The applicant is proposing a two-car garage
for the residence and a two-car garage on the ground floor of the
accessory structure that contains the accessory dwelling. Each garage
structure will have a separate paved driveway onto Bragg Street.
4. SCREENING AND BUFFERS:
No Comments.
June 2, 2016
ITEM NO.: 9 (Cont.) FILE NO.: Z-9135
2
5. PUBLIC WORKS COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection
of East 17th Street and Bragg Street.
2. The setback from the proposed dwelling and garages should be at
least 15 ft. from the side property line for a vehicle to park outside the
structures and not extend into the right-of-way.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this site across 18th Street. Each
separate dwelling must have its own sewer service. Main extension with
Easement required to serve proposed north dwelling.
Entergy: Entergy does not object to this proposal. A single phase
power line exists along the west side of the property along Bragg Street.
There do not appear to be any existing conflicts with Entergy facilities
on this property. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Building Codes: Residential Permits required.
County Planning: No comments.
Rock Region METRO: No comment received.
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
The applicant was present. He presented a revised site plan indicating what had
previously been a detached garage now being attached to the house. Both the
garage addition and the proposed accessory structure, containing a garage and
an upstairs accessory dwelling, had been moved away from Bragg Street
perimeter to provide fifteen (15) feet of setback. Staff noted there was little
additional information needed.
June 2, 2016
ITEM NO.: 9 (Cont.) FILE NO.: Z-9135
3
Public Works comments were noted and staff stated they could support the
15 foot side yard setback.
Utility and Building Code comments were noted.
Staff noted a variance was needed to allow a reduced setback for the accessory
structure from the 18 th Street property line since the lot was a double-frontage lot.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for the construction of an
accessory dwelling on the R-4 zoned lot located at 701 East 17 th Street. The
applicant proposes to construct a one story, single family residence with an
attached two-car garage. In conjunction with the new residence, the applicant
proposes to construct a two-story accessory structure containing a two-car
garage on the ground floor and a one-bedroom accessory dwelling on the
second floor.
The principal dwelling will be “Craftsmanesque” in its character to match the
predominate architecture in the neighborhood. The accessory structure will
have a siding exterior with pitched shingled roof with two dormers. The second
floor accessory dwelling will, in effect, be built into the pitched roof, reducing the
overall height of the structure. Each structure will have a paved driveway
providing access to the two-car garages. Separate utilities are requested.
The lot is a double frontage lot, with frontage on both East 17 th and East 18 th
Streets. A variance is requested to allow the accessory structure to have a
setback of 25 feet from the rear (18 th Street) perimeter rather than the 60 feet
that the code typically requires. Staff supports the variance since 18 th Street
functions more as an alley than a through street. It is treated as a rear yard or
side yard for the adjacent properties that front on the street.
Staff is supportive of the application. The property is zoned R-4 which allows a
two-family residence as a matter of right. By dividing the two-dwellings into a
principal dwelling and an accessory dwelling, the development actually fits with
the neighborhood better.
June 2, 2016
ITEM NO.: 9 (Cont.) FILE NO.: Z-9135
4
To staff’s knowledge, there are no outstanding issues. The 1891 plat/bill of
assurance for Bragg’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 structures are to be designed and have the exterior finishes as submitted
by the applicant with this application.
Staff recommends approval of the requested 18 th Street setback variance for the
accessory structure.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
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, including the setback variance. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff,
including the setback variance, by a vote of 10 ayes, 0 noes and 1 absent.
June 2, 2016
ITEM NO.: 10 FILE NO.: Z-9136
NAME: Crockett Accessory Dwelling – Conditional
Use Permit
LOCATION: 17 Cameronwood Lane
OWNER/APPLICANT: Michael and Holly Crockett
PROPOSAL: A conditional use permit is requested to allow for the
construction of an accessory dwelling (guest-pool
house) on this R-2 zoned, 2.69 acre lot.
1. SITE LOCATION:
The property is located outside of the city limits, within the City’s zoning
jurisdiction.
Cameronwood Lane is located on the west side of Ferndale Cut-Off,
¼ mile south of Highway 10.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a neighborhood of large single family residences
on large lots. It is not apparent to staff if there are any other such
accessory dwellings in the neighborhood. However, the applicant states
approval has been received from the architectural review committee.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site, the Citizens of West Pulaski County
Neighborhood Association and the Coalition of West Little Rock
Neighborhoods.
3. ON SITE DRIVES AND PARKING:
A circular driveway off of Cameronwood Lane provides access to the
existing residence. An extension off of the driveway will provide access
for parking for the accessory dwelling. One parking space is required
for each dwelling. There is more than sufficient parking available for the
residence and the accessory dwelling.
4. SCREENING AND BUFFERS:
No comments.
June 2, 2016
ITEM NO.: 10 (Cont.) FILE NO.: Z-9136
2
5. PUBLIC WORKS COMMENTS:
No comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: No comment. Outside service boundary.
Entergy: Entergy does not object to this proposal. An underground,
single phase electrical line runs along the front of the property. There do
not appear to be any conflicts with existing Entergy facilities on this
property. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: West Pulaski Fire Protection has been made aware of
the proposal and there are no concerns or outstanding issues.
Building Codes: No comment.
County Planning: Dedicate right of way as required to comply with the
City of Little Rock Master Street Plan.
Septic approval by the Health Department must be provided before a 911
address is issued.
Rock Region METRO: No comment received.
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
The applicant was present. Staff presented the item and noted some additional
information was needed. In response to questions, the applicant stated the
one-story, 1,000 square foot structure would contain a one bedroom accessory
dwelling that would be occupied by his mother. He stated the structure would
have a white siding exterior to match the existing house and separate utilities
were requested. He confirmed that the accessory dwelling would not be a
rental unit.
June 2, 2016
ITEM NO.: 10 (Cont.) FILE NO.: Z-9136
3
Utility and County Planning comments were noted. Staff commented that septic
system approval must be obtained from the Health Department prior to
construction.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The R-2 zoned, 2.69± acre lot located at 17 Cameronwood Lane is currently
occupied by a large, two-story, single family residence. The owners are requesting
approval of a conditional use permit to allow for construction of a one story,
1,000 square foot accessory dwelling which will serve as a pool house and a
residence for the applicant’s mother. The accessory dwelling will not be rental.
The accessory dwelling will be constructed with a white siding exterior to match the
existing house. Separate utilities are requested.
The 1980 Bill of Assurance for Cameronwood does not include a prohibition against
the proposed guest house/pool house. It does include the requirement of approval
from the architectural review committee which the applicant states has been
received. It does also include the following statement:
All lots shall be used solely for residential purposes and no improvement or structure
shall be placed or maintained on any lot other than private single family dwelling unit
and accessory structures related to residential use (including well houses, sheds
and barns).
To staff knowledge, there are no outstanding issues. The proposed guest
house/pool house appears to be compatible with the neighborhood. Septic system
approval from the Health Department must be provided to staff prior to construction
of the accessory dwelling.
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 Section 6 of the
agenda staff report.
2. Septic System approval from the Health Department must be provided to staff
prior to construction of the accessory dwelling.
June 2, 2016
ITEM NO.: 10 (Cont.) FILE NO.: Z-9136
4
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
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 10 ayes, 0 noes and
1 absent.
June 2, 2016
ITEM NO.: 11 FILE NO.: Z-9137
NAME: ACCESS Group private school, therapy and training –
Conditional Use Permit
LOCATION: 1500 North Mississippi Avenue
OWNER/APPLICANT: First Christian Church/ACCESS Group
PROPOSAL: A conditional use permit is requested to allow for
the use of this existing building and property for a
private school, therapy and training for special needs
students. The property is zoned R-2.
1. SITE LOCATION:
The site is located on the west side of Mississippi Avenue, one tract north
of Evergreen Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The church campus is one of several institutional uses located in this
immediate area. Three other churches are located just south of this site
at the NW, SW and SE corners of Mississippi and Evergreen. An LRSD
school campus is located just east of that same intersection. The Anthony
School campus is located just over a block to the north. ACCESS
proposes to serve up to 150 individuals with hours of operation being
Monday through Friday, 7:30 a.m. – 5:30 p.m. Staff believes the proposed
use 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 Meriwether Neighborhood Association.
ACCESS was scheduled to host an informal meeting at the site at 6:00 p.m.
on May 24, 2016.
3. ON SITE DRIVES AND PARKING:
Access to the site is via two driveways off of Mississippi Avenue. The site
contains asphalt-paved parking for 210 vehicles. The school proposes to
provide education, therapy and support services to up to 150 special needs
students ages kindergarten through high school and young adults. 60 staff
members are proposed. Considering the typical parking requirements for
the various ages in a school setting, staff believes the existing parking is
sufficient. The applicants met with Public Works and Engineering staff
and together they drafted a traffic management plan for drop off and pickup
of students. No changes are proposed to the existing driveways or parking.
June 2, 2016
ITEM NO.: 11 (Cont.) FILE NO.: Z-9137
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
If any building rehabilitation or expansion is proposed the existing
landscaping, buffer, or vehicular use areas not meeting the current
code requirements may be required to be brought into compliance on
a graduated scale.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. PUBLIC WORKS COMMENTS:
1. Mississippi Ave is classified on the Master Street Plan as a minor
arterial with a special design standard. A dedication of right-of-way
35 feet from centerline will be required.
2. Are additional driveways accessing Mississippi Ave proposed? Will
existing driveways be removed? Show on revised plan the proposed
driveway locations and widths.
3. More information should be provided for the Traffic Management Plan.
Show the pickup/drop off area for students. The vehicle stack distance
begins at the end of the pickup/drop off area and extends to the
sidewalk adjacent to Mississippi Ave. Vehicle stack space is estimated
at 23 ft. per vehicle, not 16 ft. per vehicle as previously used.
4. The applicant is proposing the installation of "No Left" turn signs on
Mississippi Ave. into/out of the proposed driveways between 2:30 and
3:30 pm Monday thru Friday.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this site. Capacity contribution fee review
required. EAD review required if food prep to be done on site. Existing
sewer is private.
Entergy: Entergy does not object to this proposal. Electrical service is
already provided to the site and the existing structures. Contact Entergy
in advance to discuss future service requirements, new facilities locations
and adjustments to existing facilities (if any) as this project proceeds.
June 2, 2016
ITEM NO.: 11 (Cont.) FILE NO.: Z-9137
3
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Full code review.
Building Codes: This is a change in occupancy type for this structure and
is therefore subject to full commercial plan review and approval prior to
occupancy. This facility must meet 2012 Arkansas Fire Prevention Code
requirements. 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 comment.
Rock Region METRO: No comment received.
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
The applicants were present. Staff presented the item and noted little additional
information was needed. In response to a question from staff, the applicants
stated the First Christian Church congregation would continue to occupy a
portion of the site for approximately 18 months. They stated the church’s school
which currently operates at the site would not remain. The applicants stated the
existing ground sign would be refaced for ACCESS. Staff asked if there would
be after-hours use of the property and if there were long-term plans for use of
the tennis court or gym. The applicants responded that a couple of community
groups utilize the tennis courts and gym and ACCESS was reviewing the
possibility of allowing that to continue.
Public Work and Traffic Comments were discussed at length. The applicants
noted they had met with the City’s Traffic Engineer prior to filing the applicant
and he saw no issues. Staff stated they would discuss the issue internally and
get with the applicants.
Other Agency Comments were noted.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
June 2, 2016
ITEM NO.: 11 (Cont.) FILE NO.: Z-9137
4
STAFF ANALYSIS:
First Christian Church currently occupies the R-2 zoned, 10+ acre tract located at
1500 N. Mississippi Avenue. The church has entered into an agreement to sell
to ACCESS Group. ACCESS is requesting approval of a conditional use permit
to allow them to occupy the property for use as a private school, therapy and
training for individuals with language and learning disabilities. The church will
continue to occupy a portion of the building while searching for a new home. The
preschool currently operated by the church will cease.
The site contains the church building consisting of a one-story, 17,069 square
foot sanctuary/administration building and two, one-story education wings, each
containing 10,556 square feet. The site also contains a detached gymnasium
building, a small storage building and tennis courts. No changes are proposed to
the site other than for some interior remodeling to accommodate the new user.
ACCESS provides support to individuals with language and learning disabilities
through early childhood education, private school, evaluation and therapy-
occupational, speech, physical and academic, community integration and
employment training. ACCESS currently operates at 10618 Breckenridge Drive.
The early childhood program and support services for preschool aged children
will remain at that location. ACCESS Academy, the private school serving
kindergarten through high school, and the young adult program are proposed to
move to 1500 N. Mississippi. The school proposes to serve up to 150 students
with 60 staff.
The two education wings will be used for classrooms. The sanctuary building will
be internally remodeled to accommodate a therapy gym and will also have
administrative offices.
The existing ground-mounted sign on the Mississippi Avenue frontage will be
repurposed with ACCESS’ name and logo. ACCESS has no plans to use the
gymnasium building or tennis courts. However, they expect to allow the
continued use of those facilities with community programs for volleyball and
tennis lessons.
The applicants met with Public Works and Engineering staff and have agreed on
the following traffic management plan:
• Students will be dropped off and picked up at the SW corner of the
southern education building, using the southern parking lot driveways for
stacking.
• Morning drop-off runs from 7:00 a.m. – 8:30 a.m.
June 2, 2016
ITEM NO.: 11 (Cont.) FILE NO.: Z-9137
5
• Afterschool pickup is at 3:00 or 3:30, dependent on the program the
student attends.
• ACCESS assigns staff members to assist with traffic management on site.
• ACCESS will provide signage/pavement arrows to direct the flow of car
riderline.
• Any students who drive will not dismiss until car rider pickup is complete.
• If there is a backup or any traffic flow problem, pickup will be split so that
some pickup occurs through the north parking lot to the north side of the
northern educational building or the pickup line on the south side can be
double-stacked.
Staff is supportive of the proposal. The relatively small, special needs educational
use appears to be an appropriate use to occupy this existing church/institutional
campus. There is no bill of assurance for this acreage tract.
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 4, 5 and 6
of the agenda staff report.
2. Compliance with the approved traffic management plan for drop off and
pickup of students.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
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 10 ayes, 0 noes and
1 absent.
June 2, 2016
ITEM NO.: 12 FILE NO.: G-25-219
Name: Villa Vista Drive Street Name Change to Shady Thicket Lane
Location: Villa Vista Drive, off of Villa Vista Loop
Petitioner: Eric Pinter
Request: To rename this short stub-street from Villa Vista Drive to
Shady Thicket Lane.
Abutting Uses and Ownerships:
The two vacant lots abutting the street are owned by Bank of the Ozarks. The applicant
owns the 11.6 acre tract at the end of the street.
Neighborhood Effect:
There will be no effect on the neighborhood, the lots abutting the north and south sides of the
street also front onto Villa Vista Loop and can be addressed off that street. The only other
abutting property is the applicant’s.
Neighborhood Position:
No neighborhood position has been voiced. Notice was sent to the John Barrow and
Westbrook Neighborhood Associations and Bank of the Ozarks.
Effect on Public Services:
One street name sign will need to be changed at a cost of $100.00. The applicant pays the
cost. There will be no effect on any public services or utilities.
Staff Analysis:
Around 2007, the Villa Vista Subdivision was developed in Little Rock. The primary street
for the subdivision is Villa Vista Loop. Over the next few years, the developers built around
24 homes on Villa Vista Loop. There were additional phases planned, but they were never
developed. The rest of the proposed development failed and the developer deeded many
unimproved lots to its creditors. The additional phases were never made part of any final plat
or the Villa Vista Subdivision.
As part of the proposed additional phases, a street stub was created off of Villa Vista Loop.
The street stub is approximately 115’ long and terminates at the applicant’s property which
consists of 11.6 acres of undeveloped woods. The street stub is currently named Villa Vista
Drive and has been dedicated to the City. This stub was intended to serve future phases.
Since there will be no further development of Villa Vista Subdivision, the street stub Villa
Vista Drive will only serve as an entrance to the applicant’s property. His property is not part
June 2, 2016
ITEM NO.: 12 (Cont.) FILE NO.: G-25-219
2
of Villa Vista subdivision. He owns the property through an entity that he controls (Madlily
LLC) and he intends to transfer ownership into his personal name and his wife’s name before
they begin construction of their new home.
There are only 2 other pieces of property that border the street stub (Lot 37 and Lot 38 of
Villa Vista Subdivision). They are unimproved lots in the Villa Vista Subdivision. Both lots
are owned by Bank of the Ozarks as a result of the Villa Vista developer’s failure. The street
name change should not affect either of these 2 unimproved lots because they front Villa
Vista Loop and should be assigned an address on Villa Vista Loop if/when they are improved.
STAFF RECOMMENDATION:
Staff recommends approval of the requested street name change.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
The applicant was present. There were no objectors present. Staff presented the item and
a recommendation of approval. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes
and 1 absent.
June 2, 2016
ITEM NO.: 13 FILE NO.: LU16-01
Name: Central Area Land Use Plan Amendment
Location: East of Interstate-430, Between Interstate-630 and Interstate-30, west of
Union Pacific Railroad
Request: Various
Source: Staff
PROPOSAL / REQUEST:
As part of the City’s efforts to keep the Future Land Use Plan current, Staff reviewed the
Plan in the area east of Interstate 430, between Interstate-630 and Interstate-30, west
of the Union Pacific Railroad. The package has nine areas with changes; each area
has from one to four changes:
Area 1 is generally either side of west 30 th Street, east of Washington Street. There are
two changes in this area. Change 01A is from Residential Low Density to Service
Trades District. This area is north of 30 th Street. The second change (01B) is from
Residential High Density to Service Trades District. This area is south of 30 th Street.
Service Trades District is for office, warehousing and industrial park activities that
primarily serve other office or industrial businesses. A Planned Zoning District is
required if not wholly office.
Area 2 is generally south of Asher Avenue, between Coleman Creek and University
Avenue. There are two changes proposed in this area. Change 02A is from Residential
High Density to Public Institutional. This area is along Asher Avenue. The second
change (02B) is from Park/Open Space to Public Institutional. This area is south of
area one. Public Institutional includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations, churches,
utility substations, and hospitals.
Area 3 is to the west of University Avenue, south of Charles Bussey Avenue. Change
03 is from Office to Mixed Office Commercial. Mixed Office Commercial is a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial.
Area 4 is between Riley Drive and Kanis Road, west Kanis Park. Change 04 is from
Residential High Density to Park/Open Space. Park/Open Space includes all public
parks, recreation facilities, greenbelts, flood plains and other designated open space
and recreation land.
Area 5 is at the east end of Tall Timber Boulevard. Change 05 is from Residential Low
Density to Park/Open Space. Park/Open Space includes all public parks, recreation
facilities, greenbelts, flood plains and other designated open space and recreation land.
June 2, 2016
ITEM NO.: 13 (Cont.) FILE NO.: LU16-01
2
Area 6 is between Colonel Glenn Road and West 43 rd Street and John Barrow Road
and Boyd Street. There are four changes in this area all to Park/Open Space.
Park/Open Space includes all public parks, recreation facilities, greenbelts, flood plains
and other designated open space and recreation land. Change 06A is from Residential
Low Density to Park/Open Space. The area is generally along the right-of-way for
44 th Street between Boyd and Longcoy Streets. The second change (06B) is from
Residential Low Density to Park/Open Space. The area is generally north of Colonel
Glenn Road, east of the right-of-way for Boyd Street. The third change (06C) is from
Commercial to Park/Open Space. The area is north of Colonel Glenn Road, generally
west of Manor Avenue. The fourth change (06D) is from Residential Low Density to
Park/Open Space. The area is east of John Barrow Road, generally north of 46 th
Street.
Area 7 is north of Colonel Glenn Road, generally west of the right-of-way for Whitfield
Street. The change for area 07 is from Light Industrial to Mixed Use. Mixed Use
category provides for a mix of residential, office and commercial uses not only in the
same block but also within the same structure. This category is intended for older
"urban" areas to allow dissimilar uses to exist, which support each other to create a vital
area. Development should reinforce the urban fabric cresting a 24-hour activity area.
Using the Planned Zoning District or the Urban Use District, high and moderate density
developments that result in a vital (dense) pedestrian oriented area are appropriate.
Area 8 is northwest of the intersection of Chicot Road and Mabelvale Pike. Change
area 08 is from Residential Low Density, Residential High Density, Office and
Commercial to Mixed Use. Mixed Use category provides for a mix of residential, office
and commercial uses not only in the same block but also within the same structure. This
category is intended for older "urban" areas to allow dissimilar uses to exist, which
support each other to create a vital area. Development should reinforce the urban fabric
cresting a 24-hour activity area. Using the Planned Zoning District or the Urban Use
District, high and moderate density developments that result in a vital (dense)
pedestrian oriented area are appropriate.
Area 9 is either side of Portsmouth Drive, north of Young Road. There are three
changes in this area. Change 09A is from Mixed Use to Residential Medium Density.
This area is west of Portsmouth Drive at Trent Drive. Residential Medium Density
accommodates a broad range of housing types including single family attached, single
family detached, duplex, town homes, multi-family and patio or garden homes. Any
combination of these and possibly other housing types may fall in this category provided
that the density is between six (6) and twelve (12) dwelling units per acre. The second
change (09B) is from Residential Low Density to Office. This area is northeast of the
Young Road-Portsmouth Drive intersection. The office category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. The third change (09C) is from Mixed
Use to Office. The area is northwest of the Young Road-Portsmouth Drive intersection.
June 2, 2016
ITEM NO.: 13 (Cont.) FILE NO.: LU16-01
3
The office category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities.
ANALYSIS:
The Planning and Development staff began reviewing this area in December 2015.
The existing development pattern, as well as existing zoning and recent re-classification
actions were reviewed. After field visits and staff discussions, letters were sent to all
neighborhood associations in the area asking for suggested changes in the area. Only
a couple informational calls were received. Staff then developed a package of changes
and affected property owners identified. All the affected property owners were
contacted about the possibility of changing the Land Use Plan designation of their
property in March 2016. Staff received numerous phone calls and email responses to
that letter notifying them of the proposed changes. Most contacts were informational
only. There were several written requests not to make the suggested change for their
property from the Sage Meadows area (west of John Barrow Road, south of Tanya
Drive). This area was removed from the package of changes by Staff. The final
package of changes was developed and property owners together with neighborhood
associations were contacted in early May about the public hearing to consider the
changes.
Staff believes this package of changes is a ‘clean-up’ to more accurately reflect the
current and likely future development pattern in the area of the changes. This resulting
‘package’ of changes should create a more accurate Future Land Use Plan that all can
use, whether public or private.
Area 1 is generally either side of west 30 th Street, east of Washington Street. To the
east and north is R-3 (Single Family) zoning and is mostly developed with single-family
homes. To the west and south are C-3 (General Commercial) with some C-4 (Open
Display Commercial) and I-2 (Light Industrial) zoned properties with businesses and
a few vacant parcels. Most of the area proposed for the Land Use Plan change is
zoned I-2 (Light Industrial). There are three parcels zoned O-3 (General Office), R-5
(Urban Residential) and R-3 (Single Family). Much of the area is owned and used by
Clark Power Company for their storage and offices. This area has been zoned and
used for years as a storage and office area and this is not likely to change in the near or
mid-term makes a change from Residential to Service Trades District reasonable.
Area 2 is generally south of Asher Avenue, between Coleman Creek and University
Avenue. To the east and south is R-2 (Single Family) zoning which is the
floodplain/floodway of the Rock and Fourche Creeks. To the west is C-3 (General
Commercial) with a shopping center. To the north is C-3 (General Commercial) and
C-4 (Open Display Commercial) zoning with a former shopping center. UALR owns this
area and has moved some of their uses into the area. The Change area is land that the
University (UALR) has acquired for their uses. The northern portion had been built as a
private development for student housing and is now part of UALR’s campus housing.
June 2, 2016
ITEM NO.: 13 (Cont.) FILE NO.: LU16-01
4
The southern portion had been a vacant drive-in and open spaces which the University
has developed in to college related sporting facilities. Thus a change to a Public
Institutional designation for this area would appear appropriate.
Area 3 is an area west of University Avenue, south of Charles Bussey Avenue. To the
east, west, south and northwest are all R-2 (Single Family) zoned land. There are
single-family homes on the parcels to the south, west and northwest. To the east is
vacant land owned by UALR. To the north east is C-3 (General Commercial) zoned
land with relate uses. The change area is zoned PCD (Planned Commercial District)
and developed as a commercial center with a mini-warehouse development. These
uses are not likely to change in the near to mid-term, thus a Mixed Office Commercial
designation would be appropriate.
Area 4 is between Riley Drive and Kanis Road, west Kanis Park. To the south is zoned
R-2 (Single Family), with a conditional use permit to the southwest for a church and to
the southeast vacant or homes. To the east is PR (Park) zoned land, developed as
Kanis Park. To the north is O-3 (General Office) zoned land with a rehabilitation center
located on the land. The PCDs are mostly developed with retail uses and the R-2 is a
single-family subdivision. To the west is zoned O-2 (Office and Institutional) with a
medical related building. The property shown for the change is owned by the City of
Little Rock due to existing developments is not accessible from the north, west or
southeast. The City Parks Department does not plan to support any use of this land
other than open space in the future, making the Park/Open space designation most
appropriate.
Area 5 is at the east end of Tall Timber Boulevard. To the south and west is R-2 (Single
Family) zoned land with homes. To the north and east is zoned PR (Park). These are
the Hindman and Brodie Creek Parks. The change area is undeveloped and zoned
R-2 (Single Family). The City owns this land and the Parks Department does not plan
to support any use of this land other than open space in the future. This makes a
change in designation to Park/Open Space more appropriate.
Area 6 is between Colonel Glenn Road and West 43 rd Street and John Barrow Road
and Boyd Street. To the north, east and west are areas mostly zoned R-3 (Single
Family) which are either vacant or developed with homes. To the south and along
Colonel Glenn Road is C-1 (Neighborhood Commercial), C-3 (General Commercial),
C-4 Open Display commercial) and PCD (Planned Commercial Development) with retail
uses. The change areas surround an area zoned R-3 (Single Family) and C-3 (General
Commercial). The core area (currently shown as Park/Open Space) was originally
developed for recreation purposes. The City acquired this area and then acquired some
surrounding properties to expand the recreational use. These changes are to reflect the
City’s acquisitions expanding the original use area. The Park/Open Space designation
is most appropriate.
Area 7 is north of Colonel Glenn Road, generally west of the right-of-way for Whitfield
Street. To the north is Zoned PCD (Planned Commercial District). Most of this land is
undeveloped but five homes have been constructed as part of the future development.
June 2, 2016
ITEM NO.: 13 (Cont.) FILE NO.: LU16-01
5
The future development is to be various forms of residential with a mosque and school
together with some commercial uses. To either side along Colonel Glenn Road is
zoned I-2 (Light Industrial) with related uses to the east and heavy commercial uses.
To the east is a former manufacturing facility and some retail uses. To the south across
Colonel Glenn Road is O-2 (Office and Institutional) zoned land with a former
educational building. The change area is zoned C-3 (General Commercial) and PCD
(Planned Commercial District) with a retail use and a proposed area for commercial and
office uses. Base of the uses within the approved Planned Development as well as the
existing use, Mixed Use is more appropriate use than Light Industrial use for this area.
Area 8 is northwest of the intersection of Chicot Road and Mabelvale Pike. To the north
and west is R-2 (Single Family) zoned land which is largely vacant with a few homes.
To the east and south is MF-18 (Multifamily) zoned land with apartment complexes.
The area of change is zoned C-3 (General Commercial) and R-2 (Single Family) and is
mostly undeveloped. There are two business structures (one is currently being used for
a church) and three residential structures. A change to Mixed Use would be better for
the area and surrounding neighbors than the Commercial, Office and Residential High
Density currently on the Plan.
Area 9 is either side of Portsmouth Drive, north of Young Road. Most of the
surrounding land is zoned R-2 (Single Family) and is either developed with homes or is
vacant. There are a few businesses along Young Road to the west backing up to the
Freeway. Change area ‘A’ is zoned R-5 (Urban Residential) and is vacant. Using this
property for a residential purpose is most appropriate and Residential Medium Density
allows more density than the surrounding development, as the current zoning does
more appropriate. Change area ‘B’ is northeast of the Young Road – Portsmouth Drive
intersection. The land is zoned O-3 (General Office) and has an office building and
union hall building on it. These uses are consistent with the Office classification.
Change area ‘C’ is to the north west of the Young Road – Portsmouth Drive
intersection. The land is zoned R-2 (Single Family) with a Conditional Use Permit and
O-3 (General Office). There is a parking lot and vacant church building on the property.
With the zoning and existing structures Office would be a better representation.
In response to the second notice mailed May 3, 2016, Staff received a few informational
phone calls.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Barrow Action Group,
BCD-CDC, Broadmoor NA, Broadmoor POA, Brownwood Terrace POA, Campus Place
POA, College Place POA, Curran Conway NA, Fair Park Residents Association, Forrest
Hills NA, Goodwill NA, Greenwood Acres HOA, Hope NA, John Barrow NA, Kensington
Place POA, Leander NA, Love NA, Meadowcliff Brookwood NA, Midway NA, New Africa
POA, North Broadmoor Crime Watch, Oak Forest NA, Pecan Lake POA, Pine to
Woodrow NA, Point O’Woods NA, South Brookwood Ponderosa NA, South of Asher NA,
Stagecoach-Dodd NA, Stephens Area Faith NA, Tall Timber HOA, Town & country NA,
June 2, 2016
ITEM NO.: 13 (Cont.) FILE NO.: LU16-01
6
Twin Lakes A HOA, Twin Lakes B POA, Twin Lakes B Special RIP, University Park NA,
Upper Baseline NA, Wakefield NA, West Heights Place NA, Westbrook NA, Westwood
NA, Waters Edge NA and Oak Forest Initiative Coalition ,SWLR United for Progress,
Neighborhood Connections, and Coalition of Little Rock Neighborhoods. Letters were
sent to approximately 60 property owners in the area. Staff has received several
informational calls from area residents as a result of the initial mailing in March. These
were mostly informational. There was a request to not proceed in one area, which staff
is honoring. The second mailing on May 3 was sent to approximately 24 property
owners and the same neighborhood associations to notify them of the public hearing.
Staff received an email contact requesting clarification on the proposed change for their
property.
STAFF RECOMMENDATIONS:
This package of amendments is designed to make the Future Land Use Plan more
representative of current and likely mid-term future uses for this area. Staff recommends
the approval of the package of changes.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
Walter Malone, Planning Staff reviewed each of the 9 change areas. Mr. Malone
reviewed the zoning and use pattern of each area. Staff believes these changes make
the Plan more accurate based on existing uses, zoning and the likely short-term use of
the areas.
A motion was made to approve the package of changes. By a vote of 10 for, 0 against
and 1 absent the package of changes was approved.
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There being no further business before the Commission, the meeting
was adjourned at 5:45 p.m.
Date
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