HomeMy WebLinkAboutpc_12 01 2005LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
DECEMBER 1,2005
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being ten (10)in number.
Il.Members Present:Pam Adcock
Gary Langlais
Mizan Rahman
Bill Rector
Robert Stebbins
Jerry Meyer
Lucas Hargraves
Fred Allen,Jr.
Darrin Williams
Chauncey Taylor
Members Absent Jeff Yates
City Attorney:Cindy Dawson
Approval of the Minutes of the October 13,2005 Meeting of the Little Rock
Planning Commission.The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
DECEMBER 1,2005
4:00 P.M.
I.OLD BUSINESS:
Item Number:File Number;Title
A.Z-7725 Black Community Developers Group Home—
Special Use Permit
4017 West 12'treet
B.Z-7726 Victory Outreach Church Group Home—
Special Use Permit
3401 West 12a Street
C.Z-7141-A Roselawn Memorial Park-Conditional Use Permit
North of West 26 Street,East of Booker Street and26'treet Right-of-Way Abandonment
D.Z-7932 Hendrix Day Care Center —Conditional Use Permit
2223 Pine Street
E.Z-5224-J Moonlight Fireworks —Conditional Use Permit
7807 Highway 300
NEW BUSINESS:
Item Number:File Number:Title
1.G-23-349-A Unnamed Street —Right-of-Way Abandonment
Adjacent to 11525 Summit Road
2.Z-7956 Rezoning from R-2 to 1-2
3801 Mabelvale Pike
3.Z-7957 Rezoning from 1-2 to C-3
6400 Scott Hamilton Drive
4.Z-2840-B Temple B'Nai Israel —Conditional Use Permit
3700 N.Rodney Parham Road
Agenda,Page Two
II.NEW BUSINESS:(Continued)
Item Number;File Number:Title
5.Z-5470-C Little Rock Church —Revised Conditional Use Permit
10701 Baseline Road
6.Z-7851-A Chanel Elementary School —Revised Conditional
Use Permit
Denny Road,west of Wildwood
7.Z-7953 Akins Duplex —Conditional Use Permit
3004 State Street
8.Z-7955 St.Edwards Catholic School and Church—
Conditional Use Permit
801 Sherman Street
9.Variance to exceed the cut,fill and slope requirements of
Section 29-190 North side of Woodland Heights Apartment Complex
located at the east end of Riley Ddive.
10.LU05-10-03 Land Use Plan Amendment in Boyle Park District from
Single Family to Suburban Office along south side of
Kanis Road,west of Michael Drive.
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5
December 1,2005
ITEMNO'FILE NO '-7725
NAME:Black Community Developers Group Home—
Special Use Permit
LOCATION:4017/4019 West 12 Street
OWNER/APPLICANT:Black Community Developers,Inc.
PROPOSAL:A special use permit is requested to allow use of the
existing duplex on this R-4 zoned lot as group home
for up to 12 women;6 per unit.
A.Public Works Comments:
No Comments.
B.Public Notification:
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified,and the Forest Hills,Hope,Pine to
Woodrow and Stephens Area Faith Neighborhood Associations were
notified of the public hearing.
C.~St ffA
4017 West 12a Street is located on the south side of West 12 Street,
between Elm and Cedar Streets.The property contains a one-story rock
and frame duplex structure.There is a paved alley along the rear (south)
property line.A one-story frame storage/carport structure is located in the
rear yard along the paved alley.
The general area contains a mixture of zoning and uses.Residential
structures are located across the alley to the south.There is a residential
structure and a church located immediately east.A commercial zoned
property is located immediately west,with residences further west across
Elm Street.There is a mixture of commercial and office uses across West
12 Street to the north.
The applicant,Black Community Developers,Inc.,proposes to utilize the
existing duplex structure as a group home.The residential facility will
house participants in a substance abuse program.Each of the duplex
units has three (3)bedrooms.Up to six (6)adult women will reside in
each unit.The applicant notes that the participants are recovering from
substance abuse and have completed the first intensive 30-day phase of
treatment.There will be a senior client who will serve as a liaison
between the staff of the treatment program and the residents.The
December 1,2005
ITEM NO A Cont FILE NO'-7725
applicant notes that there will be no classes or counseling services
provided on site.A copy of the centers client handbook has been
provided and is attached for Commission Review.
The applicant also notes that the participants in the program will work
off-site.None of the participants will have automobiles.The program will
provide transportation until the resident is capable of securing a bus pass
or make other arrangements for transportation to work.The site is located
on CATA Bus Route 63 (Baptist Medical Center Route),which runs from
Downtown Little Rock to the 1-430/Shackleford Road intersection.
Only minor repairs will be made to the existing residential structure.The
applicant notes that the facility will meet the requirements of the State of
Arkansas Department of Human Services Division of Alcohol,Drug and
Substance Abuse Services.
There is an entry light for each duplex,and existing street lights along
West 12 Street.The applicant is proposing no additional lighting.There
is also a standard chain link fence around the perimeter of the property.
There is no additional fencing proposed.As noted previously,none of the
clients will have their own vehicles.Therefore,no additional parking is
proposed.A small area of parking exists off the alley (existing carport
structure),which should be sufficient for a facility van or other similar
vehicles.
Section 36-54(e)(4)of the City's Zoning Ordinance provides the following
provisions for Group Home Facilities,as adopted by the Board of
Directors on September 6,2005:
(4)family care facility,group care facility,group home,parolee or
probationer housing facility,rooming,lodging and boarding facility:
(a)Separation,spacing and procedural requirements for family
care facilities,group care facilities,group homes,parolee or probationer
housing facilities and rooming,lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood.Unless the commission
determines that a different area is more appropriate,a neighborhood shall
be defined as an area incorporating all properties lying within one
thousand five hundred (1,500)feet of the site for which the permit is
requested.
(b)There shall be a presumption that a special use permit for a
group home of 5,6,7,or 8 handicapped persons will be granted if all
ordinance requirements are met,except that individuals whose tenancy
would constitute a direct threat to the health or safety of other individuals
2
December 1,2005
ITEM NO 'Cont FILE NO '-7725
or whose tenancy would result in substantial physical damage to the
property of others shall not be allowed in such a home.
(c)Issues that the planning commission will consider during its
review of a family care facility,group care facility,group home,parolee or
probationer housing facility,or rooming,lodging and boarding facility
include,but are not limited to:
1.Spacing of existing similar facilities.
2.Existing zoning and land use patterns.
3.The maximum number of individuals proposed to be served,the
number of employees proposed and the type of services being
pl'oposed.
4.The need and provision for readily accessible public or quasi-
public transportation.
5.Access to needed support services such as social services
agencies,employment agencies and medical service providers.
6.Availability of adequate on-site parking.
(d)The fire marshal must approve the use of any structure
proposed as a family care facility,group care facility,group home,parolee
or probation housing facility or rooming,lodging and board facility.
(e)Family care facilities,group care facilities,group homes and
parole or probation housing facilities shall be operated within any and all
applicable licensing and procedural requirements established by the State
of Arkansas.
According to a an area survey,there is one (1)other similar use and three
(3)other types of residential facilities within 1,500 feet of the property.
Will's House,a residential facility for recovery drug abusers is located at
1200 S.Valentine Street.The Missionaries of Charity House (a
residential facility for up to 11 homeless women)is located at 1002 S.Oak
Street.The Florence Crittenton Home (for up to 9 adolescents)is located
at 3600 West 11 Street.Elm Street Community facility (for low income
and handicapped persons)is located at West 17e and Elm Streets.
To staffs knowledge,there are no outstanding issues associated with this
application.Staff believes this proposed group home facility will operate
in conformance with the provisions of Section 36-54 of the Zoning
Ordinance.The site is located on West 12'treet,which is classified as
3
December 1,2005
ITEMNO A Cont FILE NO Z-7725
a minor arterial by the City's Master Street Plan.As noted previously,the
site is located on a major CATA bus route.The applicant submitted a
copy of the Bill of Assurance,which was recorded in 1869 and is not
legible.The Bill of Assurance likely included no use issues.Additionally,
the proposed group home facility will conform with Sections 8-406(a)
(minimum area per dwelling unit)and 8-406(b)(minimum area per
bedroom)of the City's Buildings and Building Regulations Ordinance.
The dwelling units will total 900 square feet and 912 square feet.The
bedrooms range in size from 132 square feet to 240 square feet.Staff
believes the proposed group home will have no adverse impact on the
general area.
D.SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 30,2004)
Don Wilson was present,representing the applicant.Staff presented the
item and requested additional information,including:a copy of the bill of
assurance;if there is to be an on-site manager;if other activities are to
occur on the site such as classes or counseling sessions;a copy of the
residents'ules;a parking plan;fencing;site lighting;a transportation plan;
and whether occupants will work off site.Staff requested more
information on the nature of the occupants.Staff informed the Committee
that the item needed to be deferred to the December 16,2004 since the
task force which is currently studying the issue of transitional housing has
not yet completed its work.
The applicant was advised to respond to staff issues by October 6,2004.
The Committee then forwarded the item to the full Commission.
After the Subdivision Committee meeting the applicant provided staff with
the additional information as requested.
E.Staff Recommendation:
Staff recommends approval gf the special use permit to allow a grouphomeat4017/4019 West 12 Street,subject to the following conditions:
1.Compliance with the ordinance requirements as found in Section
36-54(e)(4)of the City's Zoning Ordinance.
2.The group home is to have a maximum of 12 residents,six (6)per
dwelling unit.
PLANNING COMMISSION ACTION:(OCTOBER 21,2004)
Staff recommended to the Commission that the application be deferred to the
December 16,2004 Agenda,in order for the Transitional Housing Task Force to
complete its work.
4
December 1,2005
ITEM NO A Cont FILE NO '-7725
The Chairman placed the item before the Commission for inclusion within theConsentAgendafordeferraltotheDecember16,2004 Agenda.A motion to
that effect was made.The motion passed by a vote of 9 eyes,0 nays and2absent.The application was deferred.
STAFF REPORT:
The work of the Transitional Housing Task Force,including proposing Ordinance
changes,is not complete.This item needs to be deferred to the February 3,2005 agenda to allow that process to continue.
PLANNING COMMISSION ACTION:(DECEMBER 16,2004)
The applicant was not present.There were no registered objectors present.
Staff recommended that the item be deferred to the February 3,2005 Agenda.There was no further discussion.
The item was placed on the Consent Agenda and deferred to the February 3,2005 meeting by a vote of 8 eyes,0 noes and 3 absent.
STAFF UPDATE:
The Task Force has completed its work and proposed ordinance changes havebeenforwardedtothePlanningCommission.This application will be amended
to a Special Use Permit to comply with the ordinance changes.Staff
recommends that the item be deferred to the March 17,2005 Agenda.
PLANNING COMMISSION ACTION:(FEBRUARY 3,2005)
The applicant was not present.There were no registered objectors present.
Staff recommended that the item be deferred to the March 17,2005 Agenda.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the March 17,2005 meeting by a vote of 9 ayes,0 noes and 2 absent.
STAFF UPDATE:
The Task Force which had been studying the issue of transitional housing
facilities in the City of Little Rock forwarded its recommendations in the form of
5
December 1,2005
ITEM NOJ A Cont FILE NO:Z-7725
suggested Ordinance amendments to the Planning Commission.The
Commission reviewed the issue at its February 3,2005 meeting.The
Commission was divided in its opinion of the proposed amendments.The Board
of Directors has not yet reviewed or acted on the suggested changes.
It is the opinion of Staff and the City Attorney's office that the application should
be deferred again.Staff recommends that the item be deferred to the next
regularly scheduled Commission hearing,which is on April 28,2005.
PLANNING COMMISSION ACTION:(MARCH 17,2005)
The applicant was not present.There were no objectors present.Staff
recommended that the item be deferred to the April 28,2005 Agenda.There
was no further discussion.
The item was placed on the Consent Agenda and deferred to the April 28,2005
meeting by a vote of 9 ayes,0 noes and 2 absent.
STAFF RECOMMENDATION:
Staff recommends that the item be deferred to the June 9,2005 agenda to allow
further review of the issue of Transitional Housing.
PLANNING COMMISSION ACTION:(APRIL 28,2005)
The applicant was not present.There were no objectors present.Staff
recommended that the item be deferred to the June 9,2005 Agenda.There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the June 9,2005
meeting by a vote of 10 eyes,0 noes and 1 absent.
STAFF UPDATE:
The Planning Commission has continued to study the issue of Transitional
Housing and related issue.The matter was most recently discussed at the
Commission's May 19,2005 informal meeting.Unresolved issues remain.Staff
believes it is appropriate to defer this application to the July 21 Commission
meeting as the ordinance review process continues.
6
December 1,2005
ITEM NO 'Cont FILE NO '-7725
PLANNING COMMISSION ACTION:(JUNE g,2005)
The applicant was not present.There were no objectors present.Staff
recommended that the item be deferred to the July 21,2005 Agenda.There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the July 21,2005
meeting by a vote of 10 eyes,0 noes and 1 absent.
STAFF UPDATE:
Proposed ordinance amendments related to group homes and other transitional
living facilities are a separate item on the July 21,2005 Agenda.As the
proposed amendments will directly affect this proposal,staff believes it is
appropriate to defer this item to the September 1,2005 Agenda.
PLANNING COMMISSION ACTION:(JULY 21,2005)
The applicants were not present.There were no objectors present.Staff
presented the item and recommended that the item be deferred to the
September 1,2005 agenda.There was no further discussion.The item was
placed on the Consent Agenda and deferred to September 1,2005 with a vote
of 11 ayes,0 noes and 0 absent.
STAFF UPDATE:
On July 21,2005,the Commission voted to recommend approval of the
Ordinance Amendments.The amendments were scheduled for the Board of
Directors'eptember 6,2005 Agenda.If the amendments are adopted,this
application will be amended to a special use permit.The item needs to be
deferred to the Commission's October 13,2005 agenda to allow time for the
Board to act on the proposed amendments.
PLANNING COMMISSION ACTION:(SEPTEMBER 1,2005)
The applicants were not present.There were no objectors present.Staff
presented the item and recommended that the item be deferred to the
October 13,2005 Agenda.There was no further discussion.The item was
placed on the Consent Agenda and deferred to October 13,2005 with a vote of
11 eyes,0 noes and 0 absent.
7
December 1,2005
ITEM NO A Cont FILE NO '-7725
STAFF UPDATE:
Staff is in the process of reviewing this Special Use Permit as per the new
ordinance requirements passed by the Board of Directors for Group Home
facilities on September 6,2005.The applicant has not yet mailed the required
notices to surrounding property owners.Therefore,staff recommends this
application be deferred for one (1)additional cycle to allow time for the staff
review and the applicant to obtain an abstract list and notify surrounding property
owners.Staff recommends the item be deferred to the December 1,2005
Agenda.
PLANNING COMMISSION ACTION:(OCTOBER 13,2005)
Staff recommended this item be deferred to the December 1,2005 Agenda to
allow the applicant additional time to send the required notices to surrounding
property owners and to allow staff time to review the application based on the
new ordinance standards for Group Home type uses.
The item was placed on the Consent Agenda and deferred.The vote was
11 ayes and 0 nays.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
Staff informed the Commission that the applicant failed to complete the required
notification of surrounding property owners.Staff recommended the application
be deferred to the January 19,2006 Agenda.
The item was placed on the Consent Agenda and deferred to the January 19,
2006 Agenda.The vote was 10 ayes,0 nays and 1 absent.
8
December 1,2005
ITEM NO.:B FILE NO'-7726
NAME;Victory Outreach Church Group Home—
Special Use Permit
LOCATION:3401 West 12 Street
OWNER/APPLICANT:Victory Outreach Church/Devedick Green
PROPOSAL:A special use permit is requested to allow use of the
existing duplex on this RX zoned lot as a group home
facility for up to 11 men and an on-site manager.
A.Public Works Comments:
No Comments.
B.Public Notification:
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified,and the Forest Hills,Hope,Pine to
Woodrow and Stephens Area Faith Neighborhood Associations were
notified of the public hearing.
C.B~tff A
3401 West 12a Street is located at the southwest corner of West 12"and
Martin Streets.There is a one-story frame duplex structure located on the
property.There is a two-car wide driveway from Martin Street which
serves as access.A small storage shed is located in the rear yard.There
is a partially paved alley along the rear (south)property line.
The general area contains a mixture of zoning and uses.There are
residential structures located immediately west and south of the site,with
commercial zoned property at the intersection of West 12 and Valmar
Streets.Residential structures are also located across West 12 Street to
the north.There is a church facility located across Martin Street to the
east.
The applicant,Victory Outreach Church,proposes to utilize the existing
duplex structure as a group home.The residential facility will house
participants in a substance abuse program.The duplex contains a three-
bedroom unit which will house eleven (11)men.The second unit has two
(2)bedrooms and will be for the program director/manager.The applicant
notes that all classes and counseling will take place at the Victory
December 1,2005
ITEM NO 8 Cont FILE NO '-7726
Outreach Church and not at this location.A copy of the facility's rules and
responsibilities is attached for Planning Commission review.
The applicant also notes that the program's participants will work off-site.
The participants will work at the church's car wash or other businesses in
the city.The program will provide transportation for the residents.The
residents will not be allowed to have a vehicle.The site is located on
CATA Bus Route ¹3 (Baptist Medical Center Route),which runs from
Downtown Little Rock to the 1-430/Shackleford Road Intersection.
The applicant notes that the program's van and the director's vehicle will
be the only vehicles on the site.The existing driveway from Martin Street
will allow sufficient parking space.The applicant also notes that no
additional lighting or fencing will be placed on the site.There is an
existing fence along the rear (south)property line.
Section 36-54(e)(4)of the City's Zoning Ordinance provides the following
provisions for Group Home Facilities,as adopted by the Board of
Directors on September 6,2005:
(4)family care facility,group care facility,group home,parolee or
probationer housing facility,rooming,lodging and boarding facility:
(a)Separation,spacing and procedural requirements for family
care facilities,group care facilities,group homes,parolee or probationer
housing facilities and rooming,lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood.Unless the commission
determines that a different area is more appropriate,a neighborhood shall
be defined as an area incorporating all properties lying within one
thousand five hundred (1,500)feet of the site for which the permit is
requested.
(b)There shall be a presumption that a special use permit for a
group home of 5,6,7,or 8 handicapped persons will be granted if all
ordinance requirements are met,except that individuals whose tenancy
would constitute a direct threat to the health or safety of other individuals
or whose tenancy would result in substantial physical damage to the
property of others shall not be allowed in such a home.
(c)Issues that the planning commission will consider during its
review of a family care facility,group care facility,group home,parolee or
probationer housing facility,or rooming,lodging and boarding facility
include,but are not limited to:
2
December 1,2005
ITEM NO B Cont FILE NO '-7726
1.Spacing of existing similar facilities.
2.Existing zoning and land use patterns.
3.The maximum number of individuals proposed to be served,the
number of employees proposed and the type of services being
proposed.
4.The need and provision for readily accessible public or quasi-
public transportation.
5.Access to needed support services such as social services
agencies,employment agencies and medical service providers.
8.Availability of adequate on-site parking.
(d)The fire marshal must approve the use of any structure
proposed as a family care facility,group care facility,group home,parolee
or probation housing facility or rooming,lodging and board facility.
(e)Family care facilities,group care facilities,group homes and
parole or probation housing facilities shall be operated within any and all
applicable licensing and procedural requirements established by the State
of Arkansas.
According to a an area survey,there is one (1)other similar use and two
(2)other types of residential facilities within 1,500 feet of the property.
Will's House,a residential facility for recovery drug abusers is located at1200S.Valentine Street.The Missionaries of Charity House (a
residential facility for up to 11 homeless women)is located at 1002 S.Oak
Street.The Florence Crittenton Home (for up to 9 adolescents)is located
at 3800 West 11a Street.
Staff has made numerous attempts to contact the applicant to obtain
information regarding the area of the dwelling units and the individual
bedrooms.The applicant has not returned staffs calls as of this writing.
Staff needs this additional information to determine if the proposed group
home conforms to Sections 8-406(a)and 8-406(b)of the City's Buildings
and Building Regulation Ordinance.Therefore,Staff will recommend this
application be deferred.
D.SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 30,2004)
The applicant,Deverick Green,was present.Staff presented the item
and requested additional information,including:greater details on the
3
December 1,2005
ITEM NO B Cont FILE NO Z-7726
living arrangement (number of people per unit and number of bedrooms);
a copy of the residents'ules;a transportation plan;whether occupation
will work off site;a parking plan;whether any other activities will occur on
the site such as classes or considering sessions;site lighting and fencing.
Staff requested greater information on the nature of the occupants.Staff
informed the Committee meet the item needed to be deferred to the
December 16,2004 meeting since the task force which is currently
studying the issue of transitional housing has not yet completed its work.
The applicant was advised to respond to staff issues by October 6,2004.
The Committee then forwarded the item to the full Commission.
After the Subdivision Committee meeting,the applicant provided staff with
the additional information as requested.
E.Staff Recommendation:
Staff recommends the application be deferred to the January 19,2006
Planning Commission agenda.
PLANNING COMMISSION ACTION:(OCTOBER 21,2004)
Staff recommended to the Commission that the application be deferred to the
December 16,2004 Agenda,in order for the Transitional Housing Task Force to
complete its work.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the December 16,2004 Agenda.A motion to
that effect was made.The motion passed by a vote of 9 eyes,0 nays and
2 absent.The application was deferred.
STAFF REPORT:
The work of the Transitional Housing Task Force,including proposed ordinance
changes,is not complete.This item needs to be deferral to the February 3,2005
Agenda to allow that process to continue.
PLANNING COMMISSION ACTION:(DECEMBER 16,2004)
The applicant was not present.There were no registered objectors present.
Staff recommended that the item be deferred to the February 3,2005 Agenda.
There was no further discussion.
4
December 1,2005
ITEM NO.:B Cont FILE NO '-7726
The item was placed on the Consent Agenda and deferred to the February 3,
2005 meeting by a vote of 8 eyes,0 noes and 3 absent.
STAFF UPDATE:
The Task Force has completed its work and proposed ordinance changes have
been forwarded to the Planning Commission.This application will be amended
to a Special Use Permit to comply with the ordinance changes.Staff
recommends that the item be deferred to the March 17,2005 Agenda.
PLANNING COMMISSION ACTION:(FEBRUARY 3,2005)
The applicant was not present.There were no registered objectors present.
Staff recommended that the item be deferred to the March 17,2005 Agenda.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the March 17,2005 meeting by a vote of 9 ayes,0 noes and 2 absent.
STAFF UPDATE:
The Task Force which had been studying the issue of transitional housing
facilities in the City of Little Rock forwarded its recommendations in the form of
suggested Ordinance amendments to the Planning Commission.The
Commission reviewed the issue at is February 3,2005 meeting.The
Commission was divided in its opinion of the proposed amendments.The Board
of Directors has not yet reviewed or acted on the suggested changes.
It is the opinion of Staff and the City Attorney's office that the application should
be deferred again.Staff recommends that the item be deferred to the next
regularly scheduled Commission hearing,which is on April 28,2005.
PLANNING COMMISSION ACTION:(MARCH 17,2005)
The applicant was not present.There were no objectors present.Staff
recommended that the item be deferred to the April 28,2005 Agenda.There
was no further discussion.
The item was placed on the Consent Agenda and deferred to the April 28,2005
meeting by a vote of 9 eyes,0 noes and 2 absent.
5
December 1,2005
ITEMNO B Cont FILE NO '-7726
STAFF RECOMMENDATION:
Staff recommends that the item be deferred to the June 9,2005 Agenda to allow
further review of the issue of transitional housing.
PLANNING COMMISSION ACTION:(APRIL 28,2005)
The applicant was not present.There were no objectors present.Staff
recommended that the item be deferred to the June 9,2005 Agenda.There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the June 9,2005
meeting by a vote of 10 ayes,0 noes and 1 absent.
STAFF UPDATE;
The Planning Commission has continued to study the issue of Transitional
Housing and related issues.The matter was most recently discussed at the
Commission's May 19,2005 informal meeting.Unresolved issues remain.Staff
believes it is appropriate to defer this application to the July 21,2005
Commission meeting as the ordinance review process continues.
PLANNING COMMISSION ACTION:(JUNE 9,2005)
The applicant was not present.There were no objectors present.Staff
recommended that the item be deferred to the July 21,2005 Agenda.There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the July 21,2005
meeting by a vote of 10 eyes,0 noes and 1 absent.
STAFF UPDATE:
Proposed ordinance amendments related to group homes and other transitional
living facilities are a separate item on the July 21,2005 Agenda.As the
proposed amendments will directly affect this proposal,staff believes it is
appropriate to defer this item to the September 1,2005 Agenda.
6
December 1,2005
ITEM NO B Cont FILE NO '-7726
PLANNING COMMISSION ACTION:(JULY 21,2005)
The applicants were not present.There were no objectors present.Staff
presented the item and recommended that the item be deferred to the
September 1,2005 agenda.There was no further discussion.The item was
placed on the Consent Agenda and deferred to September 1,2005 with a vote
of 11 ayes,0 noes and 0 absent.
STAFF UPDATE:
On July 21,2005,the Commission voted to recommend approval of the
Ordinance Amendments.The amendments were scheduled for the Board of
Directors'eptember 6,2005 Agenda.If the amendments are adopted,this
application will be amended to a special use permit.The item needs to be
deferred to the Commission's October 13,2005 agenda to allow time for the
Board to act on the proposed amendments.
PLANNING COMMISSION ACTION:(SEPTEMBER 1,2005)
The applicants were not present.There were no objectors present.Staff
presented the item and recommended that the item be deferred to the
October 13,2005 Agenda.There was no further discussion.The item was
placed on the Consent Agenda and deferred to October 13,2005 with a vote
of 11 ayes,0 noes and 0 absent.
STAFF UPDATE:
Staff is in the process of reviewing this Special Use Permit as per the new
ordinance requirements passed by the Board of Directors for Group Home
facilities on September 6,2005.The applicant has not yet mailed the required
notices to surrounding property owners.Therefore,staff recommends this
application be deferred for one (1 )additional cycle to allow time for the staff
review and the applicant to obtain an abstract list and notify surrounding property
owners.Staff recommends the item be deferred to the December 1,2005
Agenda.
PLANNING COMMISSION ACTION:(OCTOBER 13,2005)
Staff recommended this item be deferred to the December 1,2005 Agenda to
allow the applicant additional time to send the required notices to surrounding
7
December 1,2005
ITEM NO B Cont FILE NO '-7726
property owners and to allow staff time to review the application based on the
new ordinance standards for Group Home type uses.
The item was placed on the Consent Agenda and deferred.The vote was
11 ayes and 0 nays.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
Staff informed the Commission that the applicant failed to contact staff with
needed additional information.Staff recommended the application be deferred
to the January 19,2006 Agenda.
The item was placed on the Consent Agenda and deferred to the January 19,
2006 Agenda.The vote was 10 ayes,0 nays and 1 absent.
8
December 1,2005
ITEM NO 'FILE NO '-7141-A
NAME:Roselawn Memorial Park —Conditional Use Permit
LOCATION:West 25a Street;east of Booker Street
OWNER/APPLICANT:Roselawn Memorial Park
PROPOSAL:A conditional use permit is requested to allow for
expansion of a cemetery onto this vacant,R-3
zoned property.Also requested is the abandonment
of the West 26'treet right-of-way,east of Booker
Street.
1.SITE LOCATION:
The site is located on West 26'treet,east of Booker Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The site is at the western edge of the existing cemetery.Existing
cemetery uses are located adjacent to the east,south and northeast.
Single family residences are located to the west and northwest.Booker
Street has evolved to become the western boundary of the cemetery.It is
likely that the few remaining properties not currently owned by the
cemetery east of Booker Street will eventually be acquired by Roselawn.
The proposed expansion is an appropriate use for this property.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the LOVE,Goodwill and
Stephens Area Faith Neighborhood Associations were notified of this
request.
3.ON SITE DRIVES AND PARKING:
No new parking areas or driveways are proposed with this expansion.If
abandoned,the former 26'treet will be incorporated into the cemetery's
existing driveway network.
4.SCREENING AND BUFFERS:
A six-foot high opaque screen,preferably evergreen shrubs a minimum of
30 inches in height at planting,is required along the northern and western
perimeters of the site.Additionally,trees with an average spacing of
forty-feet are required along the northern,southern and western
perimeters of the site.
December 1,2005
ITEM NO C Cont FILE NO '-7141-A
5.PUBLIC WORKS COMMENTS:
Staff supports the abandonment of the West 26a Street right-of-way.The
alley to the north should also be abandoned at some time in the future.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
CenterPoint Energy:No Comment received.
Southwestern Bell:No Comment received.
Water:If West 26a Street is to be closed under this request,it should be
retained as a utility easement.Central Arkansas Water has a 2-inch
water main on the north side of this street.
Fire Department:Approved as submitted.
County Planning:No Comments.
CATA;CATA bus routes are located south of the site,along Roosevelt
Road,and north of the site,at Woodrow and Wright Avenue.
COMMENTS RELATED TO R-0-W ABANDONMENT:
There is no objection from the utilities to the abandonment of the West 26a
Street right-of-way,if the area of the abandoned right-of-way is retained as a
utility easement.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 22,2005)
The applicant was present.Staff presented the item and noted additional
information was needed regarding fencing and site lighting.The applicant was
advised to provide a copy of the bill of assurance.Public Works and Landscape
Comments were noted.The applicant was advised to file a petition to close
West 26 Street.
The Committee asked that a map be prepared to show the boundary of the
cemetery in this area.
2
December 1,2005
ITEM NO C Cont FILE NO '-7141-A
The Committee forwarded the item to the full Commission after advising the
applicant to respond to staff issues by September 28,2005.
STAFF ANALYSIS:
Roselawn Memorial Park is requesting approval of a conditional use permit to
allow for the expansion of the cemetery onto this R-3 zoned property.The
proposed expansion will allow for an additional 455 grave spaces.No building
construction,such as a mausoleum,is proposed.Access to the site will be
through the existing cemetery,adjacent to the east.
Associated with this application is a request to abandon the one block of West26'"Street right-of-way,east of Booker Street.The cemetery owns all properties
abutting the street with the exception of one lot at the northeast corner of Booker
and 26 .That property owner is a party to the right-of-way abandonment,
subject to access being maintained to the lot.The area of the abandoned right-
of-way will be maintained as a utility and drainage easement.The roadway will
be incorporated into the cemetery and will be used for access to the abutting
grave sites.
Staff is supportive of the requested C.U.P.and right-of-way abandonment.The
properties around this site are being acquired by Roselawn and the properties to
the south,east and northeast are currently developed for cemetery use.It
appears that Booker Street is being established as the western boundary of the
cemetery.Screening will be installed on the west and north perimeters of this
expansion area,The screening on the west will consist of a 6-foot wood fence.
Screening on the north will be in the form of plants.No screening is required on
the south or east.The bill of assurance does not address use issues.No
signage or site lighting is proposed.
STAFF RECOMMENDATION;
Staff recommends approval of the C.U.P.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.Screening is to be installed on the west and north perimeters of this
expansion area.
Staff recommends approval of the requested abandonment of the West 26a
Street right-of-way subject to compliance with the following conditions:
3
December 1,2005
ITEM NO.C Cont FILE NO '-7141-A
1.Access is to be provided to the lot at the northeast corner of Booker and 26'".
2.The area of the abandoned right-of-way is to be maintained as a utility and
drainage easement.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was present.There were no objectors present.Staff presented
the item and recommended approval of the C.U.P.and Right-of-Way
Abandonment subject to compliance with the conditions noted in the "Staff
Recommendation"above.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 10 eyes,0 noes and 1 absent.
4
December I,2005
ITEM NO 'FILE NO'-7932
NAME:Hendrix Day Care Center —Conditional Use Permit
LOCATION:2223 Pine Street
OWNER/APPLICANT:Dodis Hendrix
PROPOSAL:A conditional use permit is requested to allow for the
conversion of the existing residence on this R-3
zoned lot into a day care center with a maximum
enrollment of 16 children.
1.SITE LOCATION:
The property is located at the northeast corner of West 23"Street and
Pine Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The immediate neighborhood surrounding this site is predominately single
family in use and zoning.Single family and two family residences are
located on several blocks around the site.A small C-3 zoned group of
properties located one block to the west are occupied by a vacant
business building and single family residences.Within the past year,one
of the C-3 zoned lots at 23"and Cedar was rezoned to R-3 to allow for
construction of a new single family residence.The PD-0 zoned property
to the southwest is also occupied by a residence.Staff is concerned that
the proposed day care center is not compatible with the single family uses
in the immediate vicinity.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Stephens Area Faith,
Hope,Love and Midway Neighborhood Associations were notified of this
application.
3.ON SITE DRIVES AND PARKING:
The day care center is proposed to have four (4)employees and a
maximum enrollment of 23 children;requiring six (6)on-site parking
spaces.Five spaces can be provided by closing the driveway onto West23"Street and taking access off of the alley.The five spaces can be
lined up along the rear of the site.Some modification will be required to
provide proper depth and alley improvements will likely be required.
December 1,2005
ITEM NO D Cont FILE NO '-7932
4.SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
It is necessary to provide screening along the north perimeter of the site
utilizing a six-foot tall wood privacy fence constructed with its finished side
facing outward.
5.PUBLIC WORKS COMMENTS:
No drop-off is allowed on Pine Street.If the alley is used for access to the
parking spaces,some improvements may be required to the alley.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
CenterPoint Energy:No Comment received.
Southwestern Bell:No Comment received.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.If you proceed with this proposed change in
use,please contact Central Arkansas Water and request that your
account be changed to commercial.
Fire Department:Fire sprinklers and fire hydrant may be required.
Contact LRFD Fire Marshall at 918-3752.
County Planning:No Comments.
CATA:A CATA bus route is located two blocks north of this site,along
West 20e Street.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 22,2005)
The applicant was present.Staff presented the item and noted additional
information was needed regarding signage,fencing and site lighting.Staff asked
that the dumpster/trash enclosure be shown on the site plan and Fire Marshall
approval be provided.Staff commented that use of the playground should be
limited to daylight hours.Staff described the changes that would be necessary
to provide the required six (6)parking spaces.
2
December 1,2005
ITEM NO D Cont FILE NO Z-7932
Public Works,Utility and Landscape Comments were noted and discussed.The
applicant was directed to contact these individual agencies if there were
questions.
The applicant was advised to respond to staff issues by September 28,2005.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS;
The R-3 zoned property located at 2223 S.Pine Street is occupied by a one-
story,frame,single-family residence.The applicant is requesting approval of a
conditional use permit to allow for conversion of the residence into a day care
center.There will be no residential occupancy of the structure.
The day care center is proposed to employ four (4)persons and to have an
enrollment of 23 children.Days and hours of operation are proposed Monday
through Friday,7:00 a.m.to 5:30 p.m.Signage is proposed to consist of a
5'5'ign in front of the house.There will be no dumpster.The playground will
be located in the back yard area and will be used only during daylight hours.A
6-foot tall wood privacy fence is located along the north property line.This day
care center requires 6 on-site parking spaces;one (1)per employee and one (1)
for every ten (10)children enrolled.Five (5)spaces can be provided utilizing the
alley to access the existing paved driveway at the rear of the site.If deemed
necessary by the Commission,the applicant will place one parking space in front
of the house,taking access off of Pine Street.There is street parking available
on 23 Street.No street parking is allowed on Pine Street.
Staff is not supportive of the requested C.U.P.The request is to convert the
residence into a day care center.The use will not be a day care family home;
there will be no residential occupancy of the structure.The property is located
within the heart of a single family and two-family neighborhood.Even most of
the C-3 zoned properties located one block west of the site are occupied by
residences.A C-3 zoned property at 23 and Cedar was recently rezoned to
R-3 to allow for construction of a new residence.Staff does not believe the
proposed day care center is compatible with uses in the area.There is vacant,
C-3 zoned property which could be developed for a day care located north of this
site at Charles Bussey and Pine.There is no bill of assurance issue.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
3
December 1,2005
ITEM NO D Cont FILE NO '-7932
PLANNING COMMISSION ACTION:(OCTOBER 13,2005)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had not correctly followed the notification
procedure and the item needed to be deferred.There was no further discussion.
The item was placed on the Consent Agenda and deferred to December 1,2005
with a vote of 11 eyes,0 noes and 0 absent.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was not present.There were no objectors present.Staff informedtheCommissionthat,at 2:00 on December 1,2005,the applicant had requestedwithdrawaloftheitem.There was no further discussion.
A motion was made to waive the Commission's bylaws to accept the late
withdrawal request.The motion was approved by a vote of 10 eyes,0 noes and
1 absent.The item was then placed on the Consent Agenda and approved forwithdrawalbyavoteof10eyes,0 noes and 1 absent.
4
s
December 1,2005
ITEM NO'FILE NO '-5224-J
NAME:Moonlight Fireworks —Conditional Use Permit
LOCATION:7807 Highway 300
OWNER/APPLICANT:Charles Terry and Elizabeth Saugey/Stan Wilhite
PROPOSAL:A conditional use permit is requested to allow a
fireworks stand as a temporary seasonal use on this
1.28-acre tract.The property was rezoned from C-1
to PCD in early 2003.The applicant has indicated a
desire to revoke the PCD;to restore the previous C-1
zoning.
1.SITE LOCATION:
The property is located outside of the city limits but within the City'
extraterritorial judisdiction,The site is located at the northwest corner of
Highway 300 and Pinnacle Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located at a small,commercial node at the intersection of
Hwy.300 and Pinnacle Road.The area is rural in nature and is
charactedized primadily by single family homes on large tracts.Existing,
neighborhood oriented commercial uses are located on the subject
property and across Hwy.300 to the east.The property to the north was
recently approved for development by a church.Hwy.300 is the principal
entryway to Pinnacle Mountain State Park.Due to the presence of nearby
single family residences,the limited neighborhood type of commercial
uses at the intersection and the scenic nature of the highway leading to
the park,staff does not feel the proposed use is compatible with the
neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Pinnacle Neighborhood
Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site has three existing driveways;two off of Hwy.300 and one off of
Pinnacle Road.The driveways access a paved parking lot.The
proposed fireworks tent is to be located off of the edge of the parking lot.
Uses in the existing buildings on the site have included antique sales and
December 1,2005
ITEM NO E Cont FILE NO '-5224-J
beauty salon.The existing parking area appears to be adequate to
support the existing uses and the proposed temporary sales use.
4.SCREENING AND BUFFERS:
No Comments.
5.PUBLIC WORKS COMMENTS:
No comments on temporary fireworks sales.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Outside service boundary.No Comments.
Entergy:No Comments received.
CenterPoint Energy:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.Water service is not available from Central
Arkansas Water at this location.
Fire Department:Little Rock Fire Department does not approve of the
sale of fireworks.
County Planning:Approved as submitted.
CATA:The site is outside of the CATA service area.
SUBDIVISION COMMITTEE COMMENT:(JUNE 30,2005)
Mark Stodola was present,representing the application.Staff briefly described
the proposed conditional use permit.Staff noted that some additional
information (hours of operation,signage plan and number of employees)needed
to be provided by the applicant.Staff also noted that the applicant needed to file
a request to revoke the existing PCD zoning for the property,restoring the
previous C-1 zoning,
Staff noted that there were no other outstanding issues associated with the
requested conditional use permit.Mr.Stodola noted that the requested
information would be provided to staff.
2
December 1,2005
ITEM NO E Cont FILE NO Z-5224 J
After the discussion,the Committee forwarded the application to the full
Commission for final action.
STAFF ANALYSIS:
The 1.2a acre tract located at the northwest corner of Hwy.300 and Pinnacle
Road is currently occupied by several frame buildings and a parking lot.The
buildings have historically contained a variety of uses;including an antique store
and beauty salon.On March 4,2003,the Board of Directors passed Ordinance
No.18,831 which rezoned the site from C-1 to PCD.Under the PCD the
property owner proposed to redevelop the site with a 14,800 square foot building
and 50 parking spaces.C-1 uses and an auction house were the approved
uses.The new development has not occurred.
The applicant is requesting approval of a conditional use permit to allow for
seasonal placement of a fireworks tent on the site.The request is being made
under the property's previous C-1 zoning.If the C.U.P.is approved,the property
owner will petition to have the PCD revoked and the previous C-1 zoning
reinstated.The tent is proposed to be located on the southern side of the
property,off of the parking lot.The proposed days and hours of operation are
from June 20 —July 10 each year,from 8:00 a.m.—10:00 p.m.No permanent
signage is proposed.The applicant proposes to place a banner on the tent's
fagade.The business will generally employ 6 persons.There is no bill of
assurance for this unplatted,acreage tract.
Outside of the city limits,within the City's extraterritorial jurisdiction,fireworks
sales are permitted as a seasonal and temporary sales activity on C-3 and C-4
zoned properties which permit retail sales not listed (enclosed).That use
requires a C.U.P.in the C-1 district.
Staff is not supportive of approving the C.U.P.to allow fireworks sales.The Little
Rock Fire Department does not approve of the sale of fire works.City Code
prohibits the possession,sale,manufacture or use of fireworks in the City except
in accordance with the fire prevention code.Staff does not believe it is
appropriate to approve under a special action (conditional use permit)a use that
could have a negative impact on the city since it is probable that fireworks sold at
this location could be brought into the City.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
3
December 1,2005
ITEM NO E Cont FILE NO '-5224-J
STAFF REPORT:
The applicant failed to respond to issues raised at the June 30,2005 Subdivision
Committee meeting.Staff recommends that the item be deferred to the
September 1,2005 Commission Agenda.
PLANNING COMMISSION ACTION:(JIJLY 21,2005)
The applicants were not present.There were no objectors present.Staff
presented the item and recommended that the item be deferred to the
September 1,2005 Agenda.There was no further discussion.The item was
placed on the Consent Agenda and deferred by a vote of 11 ayes,0 noes and
0 absent.
STAFF REPORT;
On August 18,2005,the applicant contacted staff and requested that the item be
deferred to the October 13,2005 Commission meeting.The applicant has
submitted responses to the issues raised at the June 30,2005 Subdivision
Committee meeting.Staff supports the deferral request.
PLANNING COMMISSION ACTION:(SEPTEMBER 1,2005)
The applicants were not present.There were no objectors present.Staff
informed the Commission of the applicant's deferral request.There was no
further discussion.The item was placed on the Consent Agenda and approved
for deferral to October 13,2005.The vote was 11 eyes,0 noes and 0 absent.
PLANNING COMMISSION ACTION:(OCTOBER 13,2005)
Staff informed the Commission that the applicant requested the application be
deferred to the December 1,2005 Agenda.Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred.The vote was
10 ayes and 1 nay.
With a vote of 10 ayes and 1 nay the Commission voted to waive their bylaws
and accept the request for a third deferral.Commissioner Floyd noted that he
was opposed to an additional deferral.
4
December 1,2005
ITEM NO E Cont FILE NO Z-5224-J
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was present.There were no objectors present.Staff informed the
Commission that the applicant had not correctly followed the required notice
procedure;that the applicant had not used an abstract company to obtain the list
of property owners.
The applicant stated they wished to defer the item in order to do the notices
correctly.
Commissioner Mayer asked if the applicant proposed to operate around New
Years.The applicant responded that they only operate around the 4 of July
and would not operate around New Years.
Chairman Rahman stated this was the fourth deferral.He stated the
Commission would either hear the item or withdraw it at the next meeting.
In response to a question from Commission Taylor,the applicant again stated
they would not operate around New Years.
A motion was made to defer the item to the January 19,2005 meeting.The
motion was approved by a vote of 10 ayes,0 noes and 1 absent.
5
December 1,2005
ITEM NO 1 FILE NO '-23-349-A
Name:Unnamed Street —Right-of-Way Abandonment
Location;Adjacent to 11525 Summit Road
I~I/A Pleasant Ridge Development Company,LLLP/
White-Daters and Associates
~Re vest:To abandon an undeveloped,unnamed
20-foot by 85-foot street right-of-way.
Puruose:To incorporate the area of abandonment into
the adjacent property to the north and south for
future development.
STAFF REVIEW:
A.Public Need for this Ri ht-of-Wa
As noted in paragraph G.of this report,all of the public utility companies
consent to the right-of-way abandonment.The Public Works Comment is
as follows;
1.Public Works maintains no facilities in the existing 20'asement.
B.Master Street Plan
There are no Master Street Plan issues,as the right-of-way is not
classified as a Collector Street or higher.
C.Characteristics of Ri ht-of-Wa Terrain
The right-of-way is part of a rear yard area for a single family residence
which will be removed as part of a commercial planned development.
0.~DI tP t
Once abandoned,the area of abandonment will be incorporated into the
property to the north (PCD)and south (0-3)for future development.
E.Nei hborhood and Land Use Effect
The northern portion of the right-of-way is located within a PCD zoned
area which is being developed.The south portion is located in an area
of 0-3 zoning owned by Christ the King Church.
December 1,2005
ITEM NO 1 Cont FILE NO '-23-349-A
F.Nei hborhood Position
The Pleasant Forest and Walton Heights-Candlewood Neighborhood
Associations were notified of the abandonment request.As of this writing,
staff knows of no objectors to the proposed abandonment,
G.Effect on Public Services or Utilities
Wastewater:No objection to abandonment.
Entergy:No objection to abandonment,
CenterPoint Energy;No objection to abandonment.
Southwestern Bell:No objection to abandonment.
Central Arkansas Water:No objection to abandonment.
~.~Ri ~i hi
All reversionary rights will extend to the property owners to the north and
south.
Public Welfare and Safe Issues
Abandoning this street right-of-way will have no adverse effects on the
public welfare and safety.The Little Rock Fire Department has no
objection to the proposed abandonment.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 3,2005)
The applicant was not present.Staff presented the item and informed the
Committee that there were no outstanding issues other than for needing a letter
from CenterPoint Energy addressing the abandonment request.
The Committee forwarded the item to the full Commission without discussion.
STAFF RECOMMENDATION:
Staff recommends approval of the exclusive abandonment of the unnamed
street right-of-way adjacent to 11525 Summit Road.
2
December 1,2005
ITEM NO 1 Cont FILE NO '-23-349-A
PLANNING COMMISSION ACTION;(DECEMBER 1,2005)
The applicant was present.There were no objectors present.Staff presented
the item with a recommendation of approval.The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 10 eyes,0 nays and 1 absent.
3
December 1,2005
ITEM NO 'FILE NO '-7956
Owner;Gene and Dorothy Trickey Revocable Trust
Applicant:Gene and Dorothy Trickey
Location:3801 Mabelvale Pike
Area:Approximately 13 acres
Request:Rezone from R-2 to 1-2
Purpose:To recognize the past light industrial use of
the property.
Existing Use:Vacant industrial buildings
SURROUNDING LAND USE AND ZONING
North —Auto repair/auto salvage yard;zoned R-2
South —BFI Landfill (across Fourche Creek);zoned R-2
East —Undeveloped property;zoned R-2
West —Vacant commercial building and undeveloped property
(across Mabelvale Pike);zoned R-2
A.PUBLIC WORKS COMMENTS:
1.As noted on the survey,a substantial area of the site lies within the
regulated floodway and floodplain of Fourche Creek.No future
construction of any structures,improvements to the interior of the
structures over 50~/o of the market value of the structure,parking
areas,or placement of fill materials are allowed within the floodway.
No outdoor storage is allowed within the floodway.
2.For any future construction of any kind that is outside of the floodway,
but within the floodplain,a special grading permit for flood hazard
areas will be required per Sec.13-53 prior to construction.
3.Mabelvale Pike is classified on the Master Street Plan as a minor
arterial.A dedication of right-of-way 45 feet from centerline will be
required.
December 1,2005
ITEM NO 2 Cont FILE NO '-7956
B.PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.Route ¹14 (Rosedale
Route)runs along Asher Avenue to the north.
C.PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified,and the Geyer Springs,South of
Asher,Meadowcliff/Brookwood and SWLR United for Progress
Neighborhood Associations were notified of the public hearing.
D.LAND USE ELEMENT:
This request is located in the 1-630 Planning District.The Land Use Plan
shows Industrial for this property.This site has a non-conforming
industrial status.The proposed zoning of 1-2 would recognize existing
uses.
The request does not require a change to the Land Use Plan.However,
any and all lands that lie within the floodway would more appropriately be
shown as Park/Open Space.This property appears to have floodway
issues associated with it.
Master Street Plan:
Mabelvale Pike is shown as a Minor Arterial on the Master Street Plan.
This street may require dedication of right-of-way and may require street
improvements.Currently,there is a Pulaski County/City of Little Rock
project that is improving the roadway and bridges along this section of
roadway.The proposed final section adjacent to this property will be a four
lane with sidewalks on both sides.
~Bi I Pl
This site is adjacent to two bikeway routes.One is a Class Three that is
along Mabelvale Pike and has no physical separation between the
motorized and non-motorized traffic.Special signage denoting the
bikeway is required.The other bikeway is on or near the property going
east from Mabelvale Pike.It is a Class One that has a totally separate
facility for bicycle only traffic.It is generally located on the north side of
the Fourche island traveling east.
2
December 1,2005
ITEM NO 2 Cont FILE NO Z-7956
Ci Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the Oak Forrest
Neighborhood Action Pian.The Parks and Recreation goal states "To
provide safe recreational programs and facilities for all residents."and to
"Provide recreational programs and facilities for youth".The "Economic
Development goal states "To create a healthy economic climate that
encourages investment,reinvestment,and diversity of employment
opportunities"and "Develop programs to strengthen neighborhood
commercial locations".These goals could be met if the existing business
were retained and some open space were preserved which might be used
for pedestrian or bike access.
E.STAFF ANALTSIS:
Gene and Dorothy Trickey,owners of the 13 acre property located at 3801
Mabelvale Pike,are requesting to rezone the property from "R-2"Single
Family District to "1-2"Light Industrial District.The rezoning is proposed to
allow the future use of the existing buildings and gravel parking areas for a
light industrial use.
There are three (3)existing industrial buildings located near the center of
the property.The buildings are currently vacant but have a history of use in
conjunction with a semi trailer sales and service business.There is a large
area of gravel parking between the buildings and Mabelvale Pike,and
around the buildings.The rear portion of the property is undeveloped.
Fourche Creek is located along the south and east perimeters of the
property.Mabelvale Pike is currently being reconstructed.A new bdidge is
being constructed at the southwest corner of the property.
There is a mixture of uses in this general area.An auto repair/salvage yard
is located immediately north.There is a mixture of commercial,industrial
and residential uses further north,between this property and Asher Avenue.
The BFI landfill is located across Fourche Creek to the south.There is a
vacant commercial building and undeveloped property across Mabelvale
Pike to the west.Undeveloped property also exists to the east.
The City's Future Land Use Plan designates this property as Industrial.
The requested 1-2 zoning does not require a change to the Land Use
Plan.
Staff is supportive of the requested rezoning.Staff feels the rezoning of
this property to 1-2 to allow continued use of the existing industrial
3
December 1,2005
ITEM NO 2 Cont FILE NO '-7956
buildings and gravel parking is reasonable.However,the applicant should
be aware that the majority of the property is located in the floodway.No
future construction of new buildings,building additions,parking areas or
placement of fill material will be allowed without the approval of FEMA,the
Corps of Engineers and the Public Works Department.Additionally,no
improvements to the interior of the existing structures exceeding 50
percent of the market value of the structures will be allowed.Staff
believes the continued use of this property,utilizing the building and
parking improvements as currently exist,will have no adverse impact on
the adjacent properties or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested 1-2 rezoning.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was present.There were no objectors present.Staff presented
the item with a recommendation of approval.The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 10 eyes,0 nays and 1 absent.
4
December 1,2005
ITEM NO 'FILE NO '-7957
Owner:Conner Property Limited Partnership
Applicant;James B.Conner
Location:6400 Scott Hamilton Drive
Area:0.52 Acre
Request:Rezone from 1-2 to C-3
Purpose:Funeral Home
Existing Use:Vacant Commercial Building
SURROUNDING LAND USE AND ZONING
North —Day care center,office use and mixed industrial uses
(across Wall Street);zoned 1-2
South —Gas station and undeveloped property (across West 65a Street);
zoned 1-2
East —Mixed Industrial uses (across Scott Hamilton Drive);zoned 1-2
West —Commercial use and mixed industrial uses;zoned C-3 and 1-2
A.PUBLIC WORKS COMMENTS:
t.Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is located on CATA Bus Route ¹15 (65a Street Route).
C.PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified,and the Upper Baseline,
Wakefield and SWLR United for Progress Neighborhood Associations
were notified of the public hearing.
December 1,2005
ITEM NO 3 Cont FILE NO Z-7957
D.LAND USE ELEMENT:
This request is located in the 65a Street East Planning District.The Land
Use Plan shows Commercial for this property.The applicant has applied
for C-3 for general commercial development within an existing developed
site.
The request does not require a change to the Land Use Plan.
Master Street Plan;
Scott Hamilton is shown as a Collector on the Master Street Plan and 65a
Street is shown as a Minor Artedial.These streets may require dedication of
right-of-way and may require street improvements.
~BI Pl
The closest bikeway is located on Patterson (north of 65a Street),65a and
then west to Wakefield Drive and then south.A Class Three bikeway
requires only special signage to signify the route.
Ci Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the Upper Baseline
Neighborhood Action Plan.The area of the plan was expanded to cover
this area after the plan was written.The Upper Baseline plan is currently
under the early stages of review.
E.STAFF ANALYSIS:
Conner Property Limited Partnership,owner of the 0.52 Acre property at
6400 Scott Hamilton Drive,is requesting to rezone the property from Pl-2P
Light Industrial District to "C-3P General Commercial District.The rezoning
is proposed in order to utilize the existing commercial building as a funeral
home.
There is a one-story vacant commercial building on the property which was
previously used as a branch bank facility.There is paved parking on the
east side of the building.There are paved driveways along the south and
west sides of the building.Access drives from Scott Hamilton Drive and
Wall Street serve the property.
2
December 1,2005
ITEM NO 3 Cont FILE NO Z-7 57
The property is located in an area primarily made up of mixed light industrial
uses.There is a day care center and an office use across Wall Street to
the north,with industrial uses further north.A gas station is located
immediately south,with undeveloped property across West 65a Street.A
retail use and mixed industrial uses are located to the west.Mixed
industrial uses are located across Scott Hamilton Drive to the east.
The City's Future Land Use Plan designates this property as Commercial.
The requested C-3 zoning does not require a change to the Land Use Plan.
Staff is supportive of the requested rezoning.The four (4)lots bounded
by Scott Hamilton Drive,Wall Street,Dividend Street and West 65a Street
are shown as Commercial on the Land Use Plan.The past use of this
property has been office/commercial and not industrial.The two (2)lots
immediately west along Dividend Street were previously changed to C-3
for retail use.Staff feels that the requested rezoning to C-3 for use of the
existing building as a funeral home is appropriate,and should have no
adverse impact on the adjacent properties or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was present.There were no objectors present.Staff presented
the item with a recommendation of approval.The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 10 eyes,0 nays and 1 absent.
3
December 1,2005
ITEM NO 4 FILE NO '-2840-B
NAME:Temple B'Nai Israel —Conditional Use Permit
LOCATION:3700 N.Rodney Parham Road
OWNER/APPLICANT:Temple B'Nai Israel/Eugene Levy
PROPOSAL:A conditional use permit is requested to allow for
construction of an addition and amphitheater on this
existing,R-2 zoned house of worship sits.
1.SITE LOCATION:
The property is located on the west side of Rodney Parham Road;north
of Valley Club and south of Pleasant Forest.
2.COMPATIBILITY WITH NEIGHBORHOOD:
Temple B'Nai Israel has existed at this site since the early 1970's;
predating most of the development in the surrounding neighborhood.The
site is located at the edge of the Pleasant Valley and Pleasant Forest
neighborhoods;where both neighborhoods converge on the large,office
and institutional node at Rodney Parham,Woodland Heights and Cantrell
Roads.Single Family residences are located on all perimeters.A
Montessori School is also adjacent to the north.Much of this site is
wooded,providing screening and buffers.With continued attention being
paid to buffering both sight and noise,the proposed expansions should
not affect the Temple's continued compatibility with the neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Pleasant Valley end
Pleasant Forest Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site has a single access point onto Rodney Parham Road.The
driveway provides access to an existing,paved,90+space parking lot.
Parking for this use is based on the number of seats in the main worship
area.No changes are proposed to either the worship area or the parking
lot.
4.SCREENING AND BUFFERS:
Compliance with the city's landscaping and buffer ordinances is required.
December 1,2005
ITEM NO.:4 Cont FILE NO '-2840-B
The property to the north is zoned residential;therefore,a six (6)foot high
opaque screen,either a wooden fence with its face side directed outward,
a wall,or dense evergreen plantings,is required along the northern
perimeter of the site.The buffer ordinance requires that seventy percent
(70'/o)of this area to remain undisturbed.Both the grading plan and the
landscaping plan will require this area be delineated as "trees in this area
to remain undisturbed".
In addition to a fence/landscaping along the northern property line,
berming is encouraged to help separate both visually and audibly the
amphitheater area from the nearby residential areas.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit,it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered 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.Rodney Parham Road is classiTied on the Master Street Plan as a
minor arterial.A dedication of right-of-way 45 feet from centerline will
be required.
2.Sidewalks with appropriate handicap ramps are required in
accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
3.Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
4.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.Site
grading,and drainage plans will need to be submitted and approved
prior to the start of construction.
5.Stormwater detention ordinance applies to this property.Show the
proposed location for stormwater detention facilities on the plan.
6.Per Section 29-189(d),group of trees and individual trees that are not
to be removed or are located within required undisturbed buffer areas
shall be protected during construction by protective fencing and shall
not be used for material storage or for any other purpose.
2
December 1,2005
ITEM NO 4 Cont FILE NO '-2840-B
7.If disturbed area is 1 or more acres,obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
CenterPoint Energy:No Comment received.
Southwestern Bell;No Comment received.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.Additional fire hydrant(s)will be required.
Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s)and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department:No Comment received.
County Planning:No Comments.
CATA:The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 3,2005)
The applicant was present.Staff presented the item and noted additional
information was needed;including information on building design,signage,site
lighting and fencing.Staff asked the applicant to locate the dumpster and
required screening.Staff asked the applicant to describe measures that will be
taken to mitigate staffs concerns about the amphitheater due to the proximity of
residential properties and the orientation of the amphitheater stage.Mr.Levy
responded by showing a revised plan in which the amphitheater had been
moved further away from the north property line and had been reoriented so that
the stage faced more toward the existing building.Mr.Levy stated the north
perimeter of the site,adjacent to the expansion area and amphitheater,would be
landscaped and screened with a solid wood fence.He stated there would be no
use of amplification in association with the amphitheater.Commissioner Rector
suggested Mr.Levy provide a better description of uses proposed for the
amphitheater.He also suggested that the applicant talk with the neighbors.
3
December 1,2005
ITEM NO 'Cont FILE NO '-2840-B
Public Works,Utility and Landscape Comments were noted and briefly
discussed.There was a discussion of how much of the required land use buffer
had to be left undisturbed before a variance was necessary.The applicant was
asked to provide more details on the buffer area.Staff stated they would review
the issue with the applicant.
The Committee then forwarded the item to the full Commission after advising the
applicant to respond to staff issues by Wednesday,November 9,2005.
STAFF ANALYSIS:
Temple B'Nai Israel has been located on this R-2 zoned,12+acre tract since the
early 1 970's.Improvements on the site include a single building and a paved
parking lot.Much of the site is wooded.A conditional use permit is requested tc
allow for construction of an 8,000 square foot addition onto the north side of the
building.This one story addition will contain a meeting room,teen classroom,
archives,restrooms,storage and mechanical room.The new addition will be
designed to match the appearance of the existing building with brick walls,glass
and a "flat"roof with copper mansard roofs at the north and south sides.At its
closest point,the addition will be located 38 feet from the north property line.No
expansion of the Temple's worship area is proposed.
Also,terraces and a small amphitheater are proposed to be placed on the east
side of the new addition.In response to staffs concerns,the amphitheater has
been relocated to the southeast.The amphitheater has been reoriented so that
the stage area faces the east side of the proposed new addition.The
amphitheater is approximately 8 feet below the terrace level and below the line of
vision from the properties to the north.It is surrounded by concrete walls,which
will help to contain sound within the amphitheater.There will be no amplified
sound allowed after sunset outside of the Temple.Twelve foot tall pole lights will
be located around the amphitheater.These will shine down into the
amphitheater only and away from the north property line.They will be box type
fixtures.
A 6-foot tall wood privacy fence will be placed on the north property line,along
the entire length of the new addition and amphitheater.It will be approximately
200 feet long.An undisturbed buffer ranging from 10-25 feet will be maintained
along the north perimeter,north of the addition and amphitheater.The broader
buffer will be north of the amphitheater.The entire area north of the addition and
amphitheater will be replanted with evergreen plantings to provide a better
buffer.
The property has one existing,ground-mounted sign at the entry on Rodney
Parham Road.No new signage is proposed.The existing dumpster is located in
a service yard and is not visible from adjacent properties.The property is
4
December 1,2005
ITEM NO 4 Cont FILE NO '-2840-B
covered by a deed,which states the property is to be used for "congregational
purposes".There is no bill of assurance issue.
The applicant responded to issues raised at Subdivision Committee and
reflected in the analysis above.The applicant has addressed Staff's issues
concerning the amphitheater and buffer.To staffs knowledge,there are no
outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P.subject to compliance with
the following conditions:
1.Compliance with the comments and conditions outlined in Sections 4,5 and 5
of the agenda staff report.
2.No amplified sound is permitted after sunset outside of the Temple.
3.All site lighting is to be shielded downward and into the site.
4.A 6-foot wood fence and additional evergreen plantings are to be installed in
the area north of the addition and amphitheater to provide additional
buffering.
Staff recommends approval of the requested buffer variance on the north
perimeter of the site subject to the wood screening fence and additional
evergreen plantings being installed,as proposed.
PLANNING COMMISSION ACTION;(DECEMBER 1,2005)
The applicants were present.There were no objectors present.Staff presented
the item and recommended approval of the C.U.P.and buffer variance subject to
compliance with the conditions noted in the "Staff Recommendation"above.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 10 ayes,0 noes and 1 absent.
5
December 1,2005
ITEM NO 'FILE NO Z-5470-C
NAME:Little Rock Church —Revised Conditional Use Permit
LOCATION:10701 Baseline Road
OWNER/APPLICANT:I ittle Rock Church/Arthur Lynn Cook
PROPOSAL:A revision to a previously approved conditional use
permit is requested to allow for the addition of a
family life center and a classroom building on this
existing,R-2 zoned church site.
1.SITE LOCATION:
The property is located on the south side of Baseline Road,east of Sibley
Hole Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The church was constructed on this site in 1991.It is located in an area
of mixed zoning and uses.Industrial properties are located to the east,
west,south and northwest.A salvage yard is located to the northeast.A
multiple-lot PCD was recently approved one block to the west.The R-2
property to the west is vacant.One single family residence is located on a
large tract across Baseline Road to the north.Allowing the additions will
not affect the church's compatibility with the neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified the Otter Creek and SWLR United
for Progress Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site is accessed via a single driveway off of Baseline Road.
4.SCREENING AND BUFFERS:
Compliance with the city's landscaping and buffer ordinances is required.
Areas set side for landscaping appear to meet with landscape ordinance
requirements.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit,it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
December 1,2005
ITEM NO 5 Cont FILE NO '-5470-C
Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered 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.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.
2.With site development,provide design of street conforming to the
Master Street Plan.Construct one-half street improvement to these
streets including 5-foot sidewalks with planned development.In lieu
payment was previously accepted for street improvements in previous
application that satisfies this requirement.
3.If disturbed area is 1 or more acres,obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
CenterPoint Energy:No Comment received.
Southwestern Bell:Approved as submitted.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.Additional fire hydrant(s)will be required.
Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s)and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department:No Comment received.
County Planning:No Comments.
CATA:The site is not located on a CATA bus route.
2
December 1,2005
ITEM NO 'Cont FILE NO '-5470-C
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 3,2005)
The applicant was present.Staff presented the item and noted additional
information was needed;including building design and height,setbacks,signage,
site lighting and fencing.Staff asked that the applicant specify a time frame for
removal of the portable classroom buildings and also specify use of the outdoor
recreation area.Staff asked the applicant to locate the dumpster and required
screening and to provide the number of existing and proposed parking spaces.
Staff asked if any other use,such as day care or private school,was proposed.
Staff informed the Committee of the requested 5-year deferral of the paving
requirement for the rear parking lot.
Public Works,Utility and Landscape Comments were discussed.Staff noted
that an in-lieu payment had previously been made for the required improvements
to Baseline Road.
After advising the applicant to respond to staff issues no later than November 9,
2005,the Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
Little Rock Church is located on the R-2 zoned,7.22a acre tract at 10701 West
Baseline Road.On July 30,1991,the Planning Commission approved a
conditional use permit for the church.The approved plan included a 12,000
square foot building,a paved parking lot,a future softball field and a future
pavilion with outside seating.The building,parking lot and driveway have been
constructed.On September 6,2001,the Commission approved a revision to the
C.U.P.,allowing the church to place a modular classroom building on the site for
up to 36 months.During the 36-month period,the church was to consider more
permanent solutions to their need for increased space.On March 25,2004,the
Commission approved a further revision,allowing a second modular building for
up to 36 months and extending use of the first modular building for the same
period.In addition,the Commission approved placement of a small accessory
building on the site as storage space for the church's food bank ministry.
The church is now proposing a further revision to the C.U.P.to allow for the
construction of two buildings on the site.A phased development plan is
proposed.Phase I is the existing building and parking lot.Phase ii consists of a
family life center building.This building will house a gym/fellowship hall,
classroom space and a food pantry distribution area.The building will be a
pre-engineered metal building with a maximum height of 30 feet.Phase III
consists of a one-story 6,400 square foot masonry,educational building.All
three buildings will be connected by canopy-covered walkways.The sanctuary
in the existing building has seating for 440 persons.No changes are proposed
3
December 1,2005
ITEM NO 5 Cont FILE NO '-5470-C
to the sanctuary seating.The proposed plan still includes the previously
approved future pavilion and outdoor recreation area.The recreation area will
be used for informal softball and soccer games.No lighting or seats are
proposed for the field.
The two previously approved modular buildings are located behind the existing
sanctuary building.The church proposes to remove one from the site within
90 days of occupancy of the Phase II Family Life Center building.The second
modular building is proposed to be located in the area shown for the Phase III
educational building and is to be used until construction starts on that building.
A gravel parking lot has been installed behind the sanctuary building.The
church is requesting permission to continue use of the gravel parking for 5 years
or until the start of the Phase III educational building.
The site has an existing,monument-style ground-mounted sign,which will
remain.Site fighting will be pole mounted and will be shielded downward and
into the site.A 6-foot chain-link fence will be installed along the south property
line.No other fencing is proposed at this time.The property adjacent to the
west is undeveloped and zoned R-2.The church is required to place screening
along its western perimeter,where it is adjacent to the R-2 property.The church
proposes to defer the installation of a screening fence until that adjacent property
develops,if it develops as single family.
The dumpster and required screening have been shown on the site plan.There
is no bill of assurance for this unplatted,acreage tract.No additional use such
as day cars center or private school is proposed.The applicant responded to
issues raised at Subdivision Committee and reflected in the analysis above.
Staff is generally supportive of the proposed C.U.P.However,there are aspects
of the proposal submitted by the applicant that staff cannot agree to.No time
frame has been given for the beginning of Phase II and the applicant is
requesting continued use of one of the modular buildings until 90 days after
occupancy of the Phase II building.No time frame is given for Phase III and the
applicant is requesting approval of continued use of the second modular building
until the beginning of Phase III.The applicant is also requesting use of a gravel
parking lot for up to 5 years.The applicant is requesting a deferral of the
screening requirement on the west perimeter until that adjacent property
develops;an unknown time.Staff would prefer to have all of these elements tied
to a more specific time and would suggest that all of these requests be tied to a
three-year time frame.If additional time is needed,the church can return to the
Commission.
4
December 1,2005
ITEM NO.:5 Cont FILE NO Z-5470-C
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P.subject to compliance with
the comments and conditions in Sections 4,5 and 6 of the agenda staff report.
Staff recommends approval of the request to continue use of the gravel parking
lot behind the sanctuary for a period of three years or until construction begins
on the Phase III building,whichever occurs first.
Staff recommends continued use of the modular buildings for a period not to
exceed three years or until the following occur;whichever occurs first:
(a)One modular building is to be removed within 90 days of the
occupancy of the Phase II family life center building.
(b)The second modular building is to be removed at the start of
construction of the Phase III educational building.
Staff recommends approval of a deferral of the screening requirement on the
west perimeter of the site for a period of three years or until that property located
west of this site develops as residential,whichever occurs first.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicants were present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to the conditions 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.The vote was 10 ayes,0 noes and 1 absent.
5
December 1,2005
ITEM NO 'FILE NO '-7851-A
NAME:Chenal Elementary School —Conditional Use Permit
LOCATION:South side of Denny Road,west of Wildwood
OWNER/APPLICANT:Pulaski County Special School District/
CraRon Tull and Associates
PROPOSAL:A conditional use permit is requested to allow for
construction of a new elementary school on this
undeveloped,R-2 zoned tract.
1.SITE LOCATION:
The site is located on the south side of Denny Road,west of Wildwood.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The site is located at the western edge of the city limits,in an area that is
still fairly rural in nature.East of the site,three additional institutional type
uses have been approved;Wildwood Center for Performing Arts,
Westside YMCA and Pulaski Academy School.Wildwood and a portion
of the Pulaski Academy site are developed.Large areas of wooded,
undeveloped tracts extend to the north,west and south.A scatteding of
single family residences is located along Denny Road.The Chenal
residential development is located north of the site.The proposed use
appears to be compatible with uses and zoning in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified were notified of this
request.There is no neighborhood association in the area.
3.ON SITE DRIVES AND PARKING:
The school is proposed to have 28 classrooms and 70 employees;
requiring 98 on-site parking spaces.The plan separates bus traffic from
other vehicular traffic to eliminate traffic conflicts and to provide maximum
stacking space.98 parking spaces are provided,separate from the
stacking spaces.
4.SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
December 1,2005
ITEM NO 6 Cont FILE NO '-7851-A
Areas set side for buffers and landscaping meet with ordinance
requirements.
Unless otherwise provided for,a 6-foot high opaque screen,either a
wooden fence with its face side directed outward,a wall,or dense
evergreen plantings,is required to help screen this development from the
residential zoned properties to the south,east and west.Credit toward
fulfilling this requirement can be given for existing trees and vegetation
that satisfy this year around requirement.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued,it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape
Architect.
The City Beautiful Commission recommends preserving as many trees as
feasible on this tree-covered site.Extra credit toward fulfilling landscape
ordinance requirements can be given when properly preserving trees of
six inch caliper or larger.
5.PUBLIC WORKS COMMENTS:
1.Denny Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2.With site development,provide design of street conforming to the
Master Street Plan.Construct one-half street improvement to these
streets including 5-foot sidewalks with planned development.For this
level of peak hour traffic,right and left turn lanes must be provided.
3.Plans of all work in right-of-way shall be submitted for approval prior to
start of work.Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501)379-1817 (Derrick
Bergffeld).
4.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.Site
grading,and drainage plans will need to be submitted and approved
prior to the start of construction.
5.Storm water detention ordinance applies to this property.Locations for
stormwater detention facilities are indicated on the plan.
2
December 1,2005
ITEM NO 6 Cont FILE NO '-7851-A
6.Prepare a letter of pending development addressing street lights as
required by Section 31-403 of the Little Rock Code.Contact Traffic
Engineering at (501)379-1813 (Steve Philpott)for more information
regarding street light requirements.
7.Street Improvement plans shall include signage and striping.Traffic
Engineering must approve completed plans prior to construction.
8.The adjacent driveways for the bus entrance and vehicle exit create a
potential traffic hazard.Possible solutions are to relocate the bus
entrance to the east,or design as a single driveway.Contact Bill
Henry,Traffic Engineering,at (501)379-1816.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater;LRWW has approved this request to connect to the Utility's
System.The connection will require a pump station and force main to
be able to tie to the Utility's System.The pump station will be a private
station owned and operated by the School District.When design on
this project is complete,submit two copies to the Utility for approval.
Entergy:Approved as submitted.
CenterPoint Energy:No Comment received.
Southwestern Bell:No Comment received.
Water:All Central Arkansas Water requirements in effect at the time of
request for water service must be met.A Capital Investment Charge
based on the size of the meter connection(s)will apply to this project in
addition to normal charges.This fee will apply to all meter connections
including any metered connections off the private fire system.
Additional fire hydrant(s)will be required.Contact the Little Rock Fire
Department to obtain information regarding the required placement of
the hydrant(s)and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s).
Fire Department:Place fire hydrants per code.
County Planning:No Comment received.
CATA:The site is located outside of the CATA service area.
3
December 1,2005
ITEM NO 6 Cont FILE NO '-7851-A
SUBDIVISION COMMITTEE COMMENT'.(NOVEMBER 3,2005)
The applicant was not present.Staff informed the Committee that the project
was the same as had been reviewed by the Committee on May 19,2005.Staff
stated the applicant had submitted all required information since that date.Staff
informed the Committee that the Little Rock Wastewater Utility had agreed to
allow the proposed school to tie onto the Utility's System.
There was no further discussion.The Committee forwarded the item to the full
Commission.
STAFF ANALYSIS:
The Pulaski County Special School District is requesting approval of a
conditional use permit to allow for construction of a new elementary school on
this vacant;R-2 zoned,14a acre tract located on the south side of Denny Road,
west of Wildwood.This item was previously on the Commission's agenda but
was pulled by the applicant to resolve Wastewater issues.Those issues have
been resolved.The Little Rock Wastewater Utility has approved the District's
request to connect the school to the Utility's System.The site is located within
the Little Rock city limits.The site's west and south perimeters are located at the
western edge of the city limits.
The proposed school is comprised of two buildings totaling approximately 78,000
square feet.The buildings will be 35 feet high at the tallest point and will be steel
frame construction with an earth tone EIFS finish.The buildings will be
connected by a canopy covered walkway.The two-story classroom building will
contain 28 classrooms and support uses.The activities building will contain a
gymnasium and cafetorium.Roof systems will be single slope with insulation on
metal deck.The majority of mechanical heating and cooling units will be located
on the roof with parapets hiding the equipment.
A significant portion of the site will remain wooded and undisturbed.There will
be no designated outside playground area.Activities will occur within the
building.The bus loading/unloading area has been separated from the parking
lot to provide maximum stacking space and to avoid traffic conflicts.Undisturbed
wooded areas will be retained at the front of the site to provide screening of the
vehicular use areas.
Students from the 4 and 5e grades will attend the facility.Once at capacity,the
student body will include approximately 400 students from the 4 grade and 400
students from the 5e grade.Staffing will consist of 40 certified staff members
and 30 support and volunteer staff members.
4
December 1,2005
ITEM NO.:6 Cont.FILE NO.:Z-7851-A
Signage has not been determined.Staff would recommend that signage be
limited to that allowed in office and institutional zones;wall sign on the building
and a single ground-mounted sign not to exceed 6 feet in height and 64 square
feet in area.Site lighting will be shielded downward and into the site.Signage
and site lighting will also comply with the guidelines for Chenal Valley properties.
The dumpster will be located on the west side of the activities building and will be
screened to comply with code.There is no bill of assurance for this unplatted
acreage tract.
The applicant is requesting a deferral of half-street improvements and sidewalk
construction until such time as neighboring properties construct improvements.
Staff does not support this request.Staff does support constructing the road to
rural standard.This would require construction of one new lane with shoulder
and open ditch so that a left turn lane could be striped in.Curb and gutter would
not be required as a rural standard road.Staff also believes sidewalks should be
constructed.There is a sidewalk that is very nearly adjacent to the school site
now.The new street going from Denny Road north to Chenal Valley Drive has a
sidewalk,providing walking access to the new residential neighborhood.
Considering there is sidewalk nearby and the City is spending over 1 million
dollars on school area sidewalks,staff cannot support a sidewalk deferral.
Other than the street and sidewalk concerns,staff is not aware of any
outstanding issues.
STAFF RECOMMENDATION;
Staff recommends approval of the requested C.U.P.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.Prior to construction,the applicant must coordinate with staff so that the
areas to be left undisturbed are marked and protected throughout
construction.
3.Site lighting is to be shielded downward and into the site.
4.Signage is to comply with that signage permitted in office and institutional
zones.
Staff recommends denial of the applicant's request to defer sidewalks and half
street improvement.Staff recommends that sidewalk be installed and that half
street improvements to rural standards as described in the staff analysis be
constructed in conjunction with the construction of the school.
5
December 1,2005
ITEM NO 'Cont FILE NO '-7851-A
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.Staff informed the
Commission that the applicant had agreed to sidewalk and half-street
improvements in conjunction with construction of the school and a deferral was
no longer requested.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 10 eyes,0 noes and 1 absent.
6
December 1,2005
ITEM NO'FILE NO '-7953
NAME:Akins Duplex-Conditional Use Permit
LOCATION;3004 State Street
OWNER/APPLICANT:Travoris Akins
PROPOSAL:A conditional use permit is requested to allow for
construction of a duplex residence on this vacant,
R-3 zoned lot.
1.SITE LOCATION:
The lot is located on the west side of S.State Street;south of
West 30a Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a neighborhood that is principally single family
in use.Although there likely are a few duplexes scattered around,none
were immediately evident to staff when site inspections were made.
Single family dwellings are adjacent to the north,south,east and west.
An area of RP,two-family residential,zoning is located just to the east
and north.While staff believes a duplex use could be compatible with the
overall neighborhood,staff cannot support this specific proposal.The
design of the proposed structure,specifically the lack of front orientation
to the street,is not compatible with the neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the MLK,
Meadowbrook,MLK Neighborhood Enrichment Center and South End
Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
Each unit of the duplex requires one on-site parking space.The applicant
proposes to construct a 36-foot wide parking pad in front of the duplex to
provide four parking spaces.
4.SCREENING AND BUFFERS:
No comments on this duplex residence.
December 1,2005
ITEM NO 7 Cont FILE NO '-7953
5.PUBLIC WORKS COMMENTS:
1.State 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.Provide survey showing centerline of State Street.
2.With site development,provide design of street conforming to the
Master Street Plan.Construct one-half street improvement to these
streets including 5-foot sidewalks with planned development.
3.Obtain permits prior to doing any street cuts or curb cuts.Obtain
barricade permit prior to doing any work in the right-of-way.Contact
Traffic Engineering at (501)379-1817 (Derrick Bergfield)for mors
information.
4.Driveway width does not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210.The lots must share a
single driveway access centered on the property line.The width of
driveway must not exceed 36 feet.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater;Sewer available,not adversely affected.
Entergy:No Comment received.
CenterPoint Energy:No Comment received.
Southwestern Bell:No Comment received.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)ars required.
Fire Department:No Comment received.
County Planning:No Comments.
CATA:A CATA bus route is located one block to the east and two blocks
to the north.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 3,2005)
The applicant was present.Staff presented the item and noted additional
information was needed on the proposed building.Staff stated the driveway
2
December 1,2005
ITEM NO 7 Cont FILE NO'-7953
width needed to be reduced to no more than 36 feet.In response to a question
from staff,the applicant stated he was not proposing to install any fencing.The
applicant was instructed to provide a copy of the Subdivision's bill of assurance.
Public Works and Utility Comments were presented and discussed.
The Committee urged the applicant to consider the design of the end of the
building,which faced the street;to be more compatible with the other homes in
the area.
After instructing the applicant to respond to staff issues by November 9,2005,
the Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a duplex
residence on this vacant,R-3 zoned lot.The proposed 64'24',one-story
structure is divided into two,766 square foot (32'24')units.Each unit is to
contain two bedrooms,living room,kitchen and a single bath.The applicant
proposes to construct a 36 foot wide driveway off of State Street to provide
parking for 4 vehicles.
While staff is not necessarily opposed to the concept of allowing a duplex
residence on this lot,staff cannot support this particular proposal.It is staffs
opinion that the proposed ranch style structure is not compatible with the
character of existing residences in the neighborhood.The structure is proposed
to sit on the lot so that the front entrance to each unit faces the side of the lot,
rather than the front.The units are designed to sit one behind the other on the
lot.Staff believes a structure that was designed to be more compatible with the
existing residences in the neighborhood would be more appropriate.It is more
typical in the area to have front porches and entrances facing the street.The
applicant has stated he will place shrubbery along the side of the structure facing
the street to help entrance the appearance of the site.
Staff also does not believe the proposed 36-foot wide driveway is compatible
with the neighborhood.Most lots in the area,if they have a driveway at all,have
only single wide driveways.A four-car wide parking pad gives the appearance
that the entire front yard is paved.Unfortunately,the alley behind the lot is
inaccessible.
The applicant has stated he was unable to obtain a copy of the bill of assurance
for Ebendaie Addition.It is likely that the bill of assurance does not address use
issues,due to the age of the subdivision.
3
December 1,2005
ITEM NO 7 Cont FILE NO '-7953
STAFF RECOMMENDATION;
Staff recommends denial of the application.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicant was present.There were no objectors present.One letter of
opposition had been received by staff and forwarded to the Commission.Staff
presented the item and a recommendation of denial.
Several commissioners commented that they supported the concept of a duplex
at this location but they could not support the specific design being proposed by
the applicant.It was suggested that the applicant work with staff to find a
construction style that would be a better fit for the neighborhood.The applicant
agreed.
A motion was made to defer the item to the January 19,2006 meeting.The
motion was approved by a vote of 10 eyes,0 noes and 1 absent.
4
December 1,2005
ITEM NO.:8 FILE NO '-7955
NAME:St.Edwards Catholic School—
Conditional Use Permit
LOCATION:801 Sherman Street
OWNER/APPLICANT:Catholic Diocese of Little Rock/Thomas Engineering
PROPOSAL:A conditional use permit is requested to allow for
removal of an existing building and construction of a
new classroom and library building on this existing,
R-4A zoned church and school site.
1.SITE LOCATION:
The property is located on the northeast corner of East ge and Sherman
Streets;across from MacArthur Park.
2.COMPATIBILITY WITH NEIGHBORHOOD:
St.Edwards Church and School have existed at this location for many
years.The property is in an area of mixed zoning and uses.MacArthur
Park,which includes a museum and art center,is located to the south.
The former Kramer School,now a mixed use development containing
apartments and art studios,is located to the north.The UU zoned
properties to the east contain a high-rise condominium,hotel and service
station.A fire station is located to the west.Other uses in the general
area Include multifamily and single family residences.Replacing one
existing building on the site with a new building will not affect the church
and school's continued compatibility with the neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the Downtown and
MacArthur Park Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site currently has driveways onto Sherman and East 8e Street,
providing access to approximately 50 parking spaces.The proposed
expansion will result in the loss of approximately 8 of those spaces.The
church has a seating capacity of 450 persons.The private school has 10
classrooms and a staff of 11 full-time and 8 part-time faculty.No changes
are proposed to the sanctuary seating capacity,number of classrooms or
number of school employees.The remaining parking on the site exceeds
the number of spaces required for the school (27 spaces).Parking for the
December 1,2005
ITEM NO 8 Cont FILE NO.:Z-7955
church will continue to be as it has been for many years;utilizing available
on-street parking and other area parking lots.
4.SCREENING AND BUFFERS:
Compliance with the city's landscaping and buffer ordinances are
required.
The landscaping that is destroyed due to the expansion will need to be
replaced within the parking lot area.An upgrade in landscaping will also
be required.It is recommended that this upgrade be concentrated with
the planting of street trees.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit,it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
5.PUBLIC WORKS COMMENTS:
1.A 20 feet radial dedication of right-of-way is required at the
intersections of all boundaries street.
2.Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
CenterPoint Energy:No Comment received.
Southwestern Bell:No Comment received.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.
Fire Department No Comment received.
County Planning:No Comments.
2
December 1,2005
ITEM NO.:8 Cont.FILE NO.:Z-7955
CATA:The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 3,2005)
The applicant was present.Staff presented the item and noted additional
information was needed regarding building design,seating capacity in the church
sanctuary,number of classrooms by grade,number of employees at the school
and site lighting.Staff asked that the applicant provide more information on uses
in the new building and locate the dumpster and required screening on the site
plan.Staff noted variances were requested for a reduced number of parking
spaces and to follow a ground-mounted sign.
Public Works,Utility and Landscape Comments were presented and discussed.
Staff noted that,although a 20-foot radial dedication of right-of-way was
requested at each corner,no change in the actual radius of the corners was
requested.
The applicant was advised to respond to staff issues by November 9,2005.The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
St.Edwards Catholic School and Church are located on the R-4A zoned block
bounded by East 9'",East 8'",Sherman and Ferry Streets.The block is
occupied by several buildings and paved parking lots.A conditional use permit is
requested to allow for the demolition of the existing,5,700 square foot rectory
building and the construction of a 16,200 square foot building on its place.
The existing rectory building is used as a priest's residence and a variety of
meeting rooms used primarily by the school.It is a two-story building with a
partially exposed basement with low ceiling height.The new building will be two
stories plus a finished basement.The basement level of the new building will
contain a computer lab,a multipurpose room,storage space and restrooms.
The ground-floor will contain a library,science lab,restrooms and offices.The
second floor will contain 4 classrooms and restrooms.The "footprint"of the new
building is somewhat larger than the existing rectory building and will result in the
loss of 9-10 parking spaces.The proposed building will be brick with details of
pre-cast concrete.In color and detail,the new building is intended to be
compatible with the administrative building at the north end of the block.The
building will have a pitched roof with composition shingles.The height of the
building at its highest point will be 42 '/*feet,with a cross extending 6a feet
above the roof.
3
December 1,2005
ITEMNO 8 Cont FILE NO '-7955
A new ground-mounted sign will be placed near the southwest corner of the
property.The brick,monument type sign will measure approximately 5 feet in
width and 4 feet in height.Existing site lighting will be augmented by the addition
of wall mounted fixtures on the north and east walls of the new building.The
dumpster has been shown at the east side of the property.It will be enclosed by
the required screening.
The school currently has 10 classrooms,one for each grade from Pre-K to 8
grade.There is a staff of 11 full-time and 6 part-time faculty.There will be no
additional grades after completion of the project.There will still be one class for
each grade,Pre-K to 8a grade.There will be no additional staff added.There
will be no change to the sanctuary building.
To staffs knowledge,there are no outstanding issues.The applicant submitted
responses to issues raised at Subdivision Committee and reflected in the
analysis above.There is no bill of assurance issue.
The site is located in the MacArthur Park Historic District.This proposal is
scheduled to be reviewed by the Historic District Commission on December 8,
2005.That Commission will be reviewing the design of the new building and
sign for compliance with District Standards.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P.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 applicable Historic District Commission requirements.
Staff recommends approval of the parking variance and of the request to have
the proposed ground-mounted sign.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
The applicants were present.There was one objector present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.The item had been on
the Consent Agenda but was pulled in response to the card being turned in by
the objector,Ron Harrad.
Chairman Rahman asked the objector to speak first.Mr.Harrad stated he was
not opposed to the proposal but he had concerns about parking.
4
December 1,2005
ITEM NO 8 Cont FILE NO Z-7955
In response to a question from the Commission,staff stated the site did not have
sufficient on-site parking but that was not atypical in a downtown urban area.
Staff stated there was on-street parking available in the area.Chairman
Rahman stated he lived in downtown and persons who live in the downtown
urban area have learned to live with the lack of parking.
Father John Kerr stated the church had permission to use the nearby Holiday
Inn's parking lot on Sundays.He stated the church had also separated its two
morning services to reduce overlapping parking needs.He stated the church
would continue to work with its neighbors to address their concerns.
A motion was made to approve the C.IJ.P.subject to all staff conditions.The
motion was approved by a vote of 10 eyes,0 noes and 1 absent.
5
December 1,2005
ITEM NO 9
Name;Woodland Heights Land
Alteration Variance
Location:8700 Riley Drive
O~IA Arkansas Teachers Retirement Center
~Re uest:Variance to exceed the cut,fill and
slope requirements of Section 29-190
North side of Woodland Heights
Apartment Complex located at the
east end of Riley Drive.
STAFF REPORT:
The initial grading plan submitted as part of the building permit application
showed a fill that exceeded the 30 feet limit as required by Sec.29-190 of the
Land Alteration Regulations.Since that time the grading plan has been revised
to comply with the 30 feet limit and all other requirements of the Land Alteration
Regulations.The applicant has requested the item be withdrawn from the
12/01/05 Planning Commission agenda.
PLANNING COMMISSION ACTION:(DECEMBER 1,2005)
Staff recommended to the Commission that the application be withdrawn,based
on the fact that the plan conformed to ordinance standards with no variances
needed.
The item was placed on the Consent Agenda and withdrawn.The vote was
10 ayes,0 nays and 1 absent.
December 1,2005
ITEM NO '0 FILE NO 'U05-10-03
Name:Land Use Plan Amendment-Boyle Park Planning District
Location:South of Kanis Road,west of Michael Ddive
~Re uest:Single Family to Suburban Office
Source:McClelland Consulting Engineers
PROPOSAL/RE VEST:
Land Use Plan amendment in the Boyle Planning District from Single Family to
Suburban Office Suburban Office represents low intensity development of office
or office parks in close proximity to lower density residential areas to assure
compatibility.A Planned Zoning district is required.No reclassification has been
filed for this site.
Staff is not expanding the application.With the existing development and
zoning pattern no logical expansion was apparent to Staff.
EXISTING LAND USE AND ZONING:
The property is wooded and vacant currently zoned R2,Single Family and is
13.1 acres s in size.To the north,south,and east the land is vacant wooded
and zoned R-2 Single Family.Further to the north and west are partially
developed 03 General Office and C3 General Commercial Zoning.To the west
is vacant C3 General Commercial land,while to the southeast is developed
MF12,Multifamily 12 units per acre land.To the south and southeast is a
recently approved preliminary plat for a 200-pus unit single-family development.
This general area has been know as the 'anis Family Property'nd
development was occurred area it,while it was remained in its pre annexation
rural form.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS;
March 6,2001,A change was made from Single Family to Office for an area
between Parkview High School and the Brownwood Terrace Neighborhood,east
of John Barrow Road.This is southwest of the amendment area,within half a
mile.The change was made to facilitate a rezoning request for a larger new
development in the area.
November 4,2002,Changes from Single Family,Office and Commercial to
Mixed Office Commercial,Commercial and Multifamily between Kanis Road and
1-630 generally along Riley Drive.This is just to the north of the amendment
area,within a quarter mile.These changes were made related to a zoning
request to allow for proposed development in the area.
December 1,2005
ITEM NO 10 Cont FILE NO 'U05-10-03
January 20,2004,A change from Mixed Use to Commercial for an area south of
Colonel Glenn Road between Cobb and Walker,This is about two miles to the
south of the amendment.The change was to recognize existing zoning and use
in the area as well as to support a proposed zoning.
July 13,2004,A change from Office to Single Family and Mixed Use for an area
north of Colonel Glenn Road between Whitfield and Stannus.This is about two
miles to the south.The change was to better recognize the existing and likely
future use pattern as well as to support a proposed rezoning.
The Land Use Plan shows this site for Single Family use.To the south and east
Single Family use is shown.The area of Single Family continues for a great
distance to the south.To the east an area of Multifamily is shown beyond the
Single Family.North of Kanis Road a large area of Low Density Residential is
proposed by the Plan.Further to the north more intensive Office,Multifamily and
Commercial is shown.To the west is an area of Mixed Office Commercial and
then Commercial to the intersection of Kanis and John Barrow Roads.
MASTER STREET PLAN:
Kanis Road is shown as a Minor Arterial on the plan.Minor Arterial'primary
purpose is to move vehicles and goods around and through the urban area.
Generally these roads provide a network at an interval of around one mile.This
road is not built to standard.There is a proposed Collector that is proposed to
bisect this application area.Collector'primary purpose is to move vehicles
from neighborhoods and activity centers to the arterial system,with a secondary
purpose of providing access to adjacent land.Neither roadway is built to
standard in this area and there are no funds committed for the construction of
either.As the area develops,additional right-of-way will be required for both
roads.Widening to Master Street Plan standards is a likely requirement with
future development of land adjacent to these roads.
BICYCLE PLAN;
There are no bicycle routes proposed or shown on the Plan near the amendment
area.
PARKS:
The Little Rock Parks and Recreation Master Plan does not show this area to be
a 'eficiency'rea.The amendment area is within 8-blocks of a public or
private recreational space or open space.
2
December 1,2005
ITEM NO 10 Cont FILE NO 'U05-10-03
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is within the John Barrow Neighborhood Plan area.
This Plan does not have Objectives directly related to the proposal.However it
does recommend that the neighborhood develop a climate that would attract job-
creating businesses to the area and that efforts should be made to improve
sidewalks,curbs,gutters and streetlights.If this project would create job
opportunities for neighborhood residents and make site improvements with
added sidewalks,curbs and streetlights,then it would help achieve the Plans
Goals.
ANALYSIS:
The application area is part of an approved preliminary plat,which the Little Rock
Planning Commission reviewed earlier this year.The land has been part of the
'anis Family'wnership.Development has occurred all around the ownership,
with this property remaining in its rural state.
Over the last several years there has been increased interest in the general
area.To the south there have been new homes built and to the west and
northwest new businesses have located in the area,both in existing structures
and with new construction.To the north of the proposed amendment is an area
shown for Low Density Residential on the Plan for which a church recently won
zoning approval.West of Michael Drive,the City Board of Directors approved a
I and Use Plan change and zoning to commercial to allow the commercial node
at Kanis and John Barrow Roads to expand to the east.
These changes together with the approval of a new 200 plus lot single-family
subdivision shows the general area now is ready to develop.As part of the
subdivision plat,a collector will extend through this site providing access to Kanis
Road for the neighborhoods to the south.
Kanis Road is a minor arterial and will require significant infrastructure
improvements.Currently the road is only a two lane 'ounty road',but a four-
lane arterial providing east-west movement through Little Rock will result.The
new collector connection will help feed the traffic from the neighborhoods to the
arterial system.The development pattern,which occurs at the collector-arterial
intersection,can impact the amount of traffic that will drive through the new
3
December 1,2005
ITEM NO 10 Cont FILE NO 'U05-10-03
development area from the existing neighborhoods to the south.In order not to
unnecessarily increase traffic on the collector,the use pattern should not result
in destination uses that attract residents for the south,i.e.retail uses.
lt is true that the large new subdivision proposed for most of this ownership will
increase demand for services.The existing lands shown on the Plan for
commercial and office use can at least partially meet this.One must remember
that from the Land Use Plan the new subdivision has always been single family
thus no one demand from a Plan perspective is generated.
In the greater John Barrow area there are currently two resident types available
single-family detached or apartment complex living.In other parts of Little Rock
multiple forms of single-family development are now occurring.These other
types (such are zero-lot line and garden homes)are currently not available in the
John Barrow area.
Office use has been primarily medical related and located just to the west of the
application area.With the City'policy of supporting node rather than
'trip'ommercialdevelopmenttogetherwiththeconcernsaboutincreasedtrips along
the proposed collector any development with even the look of retail should be
discouraged.
The application is for Suburban Office.This use type is designed to be located
near single family.With the requirement for use of the Planned Development
process,the City can review future rezoning applications to assure their impacts
will be positive or at least only minimally negative.The church across Kanis
Road already provides a good transition from the proposed intensive uses along
Riley Drive to this proposed Single Family area.To the west is an area of Mixed
Office Commercial,most of which is not developed.The small area adjacent to
the application area that is developed is multifamily (apartments).The remaining
tract is small,thus any new use would be small in massing and scale.It is true
that with the current zoning of that land is C-3 General Commercial.A use that
might not be a 'ood neighbor'o single family could develop there.
The terrain of the applications area is challenging.With the existing slopes and
the no access to Kanis as part of the approved plat,developments would more
naturally be odiented to the new collector roadway.With the lack of options in
the residential market of this section of Little Rock and the availability of existing
commercial and office land in the vicinity a change from single family to non-
residential appears to be too much at this time.
With the challenges of the site and the desirability of providing so alternatives
within the market a change to Transition might be more appropriate.This would
allow residential to be development on this land with a density of up to 10 units.
A development could take advantage of the site and produce an attractive
housing alternative with cluster homes etc.Transition would also allow office
4
December 1,2005
ITEM NO 10 Cont FILE NO 'U05-10-03
uses which are compatible with the quality of life in the nearby residential.Since
there is no overlay in this area,a planned zoning district would be required.
NEIGHBORHOOD COMMENTS;
Notices were sent to the following neighborhood associations:John Barrow,
Brownwood Terrace,Leander,Twin Lakes "A",and Twin Lakes
'8'eighborhoodAssociations.Staff has received no comments from area
residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.Suburban Office limits the options
for development.The option of varying lower density to moderate density
residential should be available and have been successful in other sections of
Little Rock.Staff can support Transition for the application area.
PLANNING COMMISSION ACTION;(DECEMBER 1,2005)
The applicant requested the application be amended to Transition.The
Commission placed the item as amended on the consent agenda for approval.
By a vote of 10 for,0 against,1 absent the consent agenda was approved.
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December 1,2005
There being no further business before the Commission,the meeting was
adjourned at 4r32 p.m.
D.t.(~b
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c ta Chairman