HomeMy WebLinkAboutpc_05 15 2003LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
MAY 15,2003
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being eleven (1 t)in number.
II.Members Present:Judith Faust
Gary Langlais
Norm Floyd
Bob Lowry
Mizan Rahman
Bill Rector
Jerry Meyer
Fred Allen,Jr.
Obray Nunnley,Jr.
Rohn Muse
Robert Stebbins
Members Absent:None
City Attorney:Cindy Dawson
III.Approval of the Minutes of the April 3,2003 Meeting of the Little Rock
Planning Commission.The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MAY 15,2003
4:00 P.M.
DEFERRED ITEM:
A.Z-6655-A Splash Car Wash —Conditional Use Permit
3421 Old Cantrell Road
NEW ITEMS:
1,Z-7393 Loftus Day Care Family Home —Special Use Permit
7801 Eagle Drive
2.Z-7397 Spears Day Care Family Horne —Special Use Permit
7525 Redwood Drive
3.Z-4001-B Rezoning from C-4 to R-2
8200 Flintridge Road
3.1.Z-4001-C Oak Park Baptist Church —Conditional Use Permit
8200 Flintridge Road
4.Z-7398 Rezoning from C-3 to C-4
5301 S.University Avenue
5.LU03-11-03 A Land Use Plan Amendment from Single Family to Office for an
area north of 20'treet and west of Wilson Street
5.1.Z-7399 Rezoning from R-2 to 0-1
Northwest corner of Wilson and West 20 Streets
6.LU03-19-01 A Land Use Plan Amendment from Office,Multifamily and Single
Family to Multifamily and Low Density Residential for an area along
Rahling Road at Chenal Valley Drive,along Rahling Road east of
Champlin Drive and along Wellington Hills Road west of Wellington
Village Road
6.1.Z-7400 Rezoning from 0-2 to MF-18
South side of Rahling Road at Chenal Valley Drive
6.2.MSP0302 A Master Street Plan Amendment in the Chenal Planning District
to remove a portion of a collector (Chenal Valley Drive
Extension).
Agenda,Page Two
7.Z-4463-E Cook Car Wash —Conditional Use Permit
8100 West Markham Street
8.Z-739'I Airgas —Conditional Use Permit
4418 South University Avenue
9.Z-7392 Islamic Center of Little Rock Parking Lot —Conditional Use Permit
3201 and 3207 Anna Street
10.Z-7394 Holy Ghost Temple —Conditional Use Permit
2117 and 2119 Battery Street
11.Z-7395 Wiggins —Conditional Use Permit
1409 Cumberland Street,¹4
12.Z-7396 Johnson Accessory Dwelling —Conditional Use Permit
1716 Watt Street
13.Z-7401 Roberts Manufactured Home —Conditional Use Permit
21503 Denny Road
14.Z-3836-F Christ The King Catholic Church —Revised Conditional Use Permit
4000 North Rodney Parham
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May 15,2003
ITEM NO.:A FILE NO.:Z-6655-A
NAME:Splash Car Wash —Conditional Use Permit
LOCATION:3421 Old Cantrell Road
OWNER/APPLICANT:JSM Enterprises/Splash Car Wash
PROPOSAL:A conditional use permit is requested to allow for
development of a two-bay automatic car wash,with
vacuums,on this C-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located at the southeast corner of Old Cantrell Road and
Mart Drive.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within an area of mixed uses.Although all
surrounding properties are zoned C-3 Commercial,not all properties in
the area contain commercial uses.Offices are located to the north,south
and southeast.A high-rise residential structure (Riveria)is located to the
northwest.The commercial uses in the immediate vicinity range from
boutiques and restaurants to an automobile sales lot and a self-serve car
wash.Staff does have concerns about the compatibility of this use with
the neighborhood.Although there are other uses in the area,the
predominant use seems to be smaller shops,restaurants and offices.
Staff is not sure that another automobile oriented use fits as well with the
existing use mix as another retail or restaurant use would.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Cedar Hill Terrace and
Hillcrest Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site is accessed by a one-way drive off of Old Cantrell Road.After
exiting the car wash,vehicles leave the site via a one-way drive onto Mart
Drive.There is stacking space for four vehicles in each lane of the car
wash.A parking pad is provided for a technician visiting the site to service
the equipment.
May 15,2003
ITEM NO.:A Cont.FILE NO.:Z-6655-A
4.SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet and exceed ordinance
requirements.
5.PUBLIC WORKS COMMENTS:
1.The proposed and existing right-of-way widths,street improvements,
and sidewalk locations as shown on the plans are acceptable.Repair
or replace any existing curb,gutter or sidewalk prior to occupancy.
Sidewalks are in poor condition.
2.20 feet radial dedication of right-of-way is required at the intersection
of Old Cantrell and Mart Drive.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
Reliant:No Comments received.
Southwestern Bell:Approved as submitted.
Water:Contact Central Arkansas Water if additional and/or larger
meter(s)are required.Installation of an RPZ backflow preventer
before the first outlet will be required.
Fire Department:Approved as submitted.
Count Plannin:No Comments.
CATA:Site is on bus route 421 but has no effect on bus radius,turnout
and route.
SUBDIVISION COMMITTEE COMMENT:(MARCH 13,2003)
Joe White and Paul Stagg were present representing the application.Staff
presented the item and noted additional information was needed regarding
building design,signage,site lighting,employees,dumpster screening and
fencing.In response to a question from staff,the applicant explained that the
order stations were located under the eave of the building,at the entrance to
each tunnel.Staff raised the question of what would happen if a customer
2
May 15,2003
ITEM NO.:A Cont.FILE NO.:Z-6655-A
entered the site only to find the car wash out of order.The applicant responded
that the customer could actually drive through the facility or could turn around
and exit the site.Staff noted that variances would be needed for the building
setback and the dumpster positioning.The applicant responded that the building
could be relocated to eliminate the setback variance.
Public Works and Landscape Comments were noted.
The applicant then showed a sketch plan with vacuums located in the entrance
drive and asked staff's opinion.Staff responded that there would be concerns
about inadequate stacking space.Staff also noted that there had already been
several telephone calls expressing opposition to the car wash and adding
vacuums to the plan would likely only add to the neighbor's concerns.
The applicant was advised to respond to staff issues no later than noon,
Wednesday March 19,2003.The Committee then forwarded the item to the full
Commission.
STAFF ANALYSIS:
Splash Car Wash proposes to construct a two-bay automatic car wash facility on
the vacant,C-3 zoned property located at 3421 Old Cantrell Road.Access to
the site is proposed by a one-way drive off of Old Cantrell Road.The driveway is
divided,with two vacuum islands located along one of the aisles.After exiting
the car wash tunnel,vehicles leave the site via a one-way driveway onto Mart
Drive.The proposed building structure is concrete block and glazed block with a
veneer of EIFS and simulated stone.The roof is to have a 7/12 pitch with
simulated slate shingles.Signage is to consist of one ground-mounted sign not
to exceed commercial standards (36 feet in height and 160 square feet in area)
and wall signage over the tunnel entrance.A dumpster is located between the
building and Mart Drive.A variance is required to allow the dumpster at this
location.The Code prohibits the orientation of dumpsters to the street.An
employee will be on the site for periodic maintenance.Hours of operation are
proposed to be 24 hours a day,7 days a week.Site lighting is proposed to be
low-level and directed away from adjacent properties.
On March 19,2003,the applicant submitted a revised site plan and responses to
issues raised at Subdivision Committee.Although the applicant has,with one
exception,addressed most of staff's site plan related issues,staff has concerns
about this proposal.The applicant has indicated two vacuum islands to be
placed near the entrance to the site,along one aisle of the divided driveway.
Staff is concerned that the presence of the vacuum islands could add noise to
the site and could impact traffic flow onto the site from the street.The presence
of the vacuums clearly makes the use more of an outdoor,C-4 type use.
3
May 15,2003
ITEM NO.:A Cont.FILE NO.:Z-6655-A
Staff's primary concern is whether the proposed car wash is compatible with
uses in the area.Although there are a variety of uses in the area,the nature of
the neighborhood lends itself more forwards smaller specialty shops,restaurants
and other entertainment related uses.Staff has met with a representative of a
coalition of business owners in the area who has voiced those same concerns.
There is a desire to create an identity for the area similar to that of the River
Market or Heights.Staff does not believe that a business such as that proposed
by the applicant is compatible with that goal.In 1988,it was determined by the
Planning Commission and Board of Directors that car washes were C-4 uses
and not appropriate by-right in C-3.Ordinance No.15,571 (11-1-88)amended
the Zoning Ordinance by removing car washes as a by-right use in C-3 and
allowing them only as a conditional use in that zoning district.Concerns voiced
during discussions leading up to the ordinance amendment included noise,
hours of operation and traffic associated with car washes.
It is staff's opinion that a car wash is not an appropriate use for the C-3 zoned
property at 3421 Old Cantrell Road.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION:(APRIL 3,2003)
The applicants were present.There were several objectors present.Several
letters and a petition of opposition had been submitted.As is its practice,the
Commission offered the applicant an opportunity to defer since only eight (8)
commissioners were present.The applicant requested a deferral.After a
discussion of the length of a deferral,a motion was made to defer the item to the
May 15,2003 agenda.The vote was 8 ayes,0 noes and 3 absent.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was not present.There were three objectors present.Staff
informed the Commission that the applicant had submitted a request that the
item be withdrawn.
There was no further discussion.
The item was placed on the Consent Agenda and approved for withdrawal by a
vote of 11 ayes,0 noes and 0 absent.
4
May 15,2003
ITEM NO.:1 FILE NO.:Z-7393
Name:Loftus Day Care Family Home —Special Use Permit
Location:7801 Eagle Drive
A~ticant:Nicole Loftus
~Pto oaal:A Special Use Permit is requested to allow a Day
Care Family Home to be operated in the single family
residence located on the R-2 zoned property at
7801 Eagle Drive.
Public Notification:
Property owners within 200 feet of the site,residents within 300 feet who could
be identified and the West Baseline,Chicot and SWLR United for Progress
Neighborhood Associations were notified of the public hearing.The West
Baseline Neighborhood Association recently met and voted to support this
Special Use Permit.
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7801 Eagle Drive is located on the south side of Eagle Drive,which runs west off
of Chicot Road.The properties to the north across Eagle Drive and to the south,
east and west are zoned R-2 and contain single family residences.
The applicant's home is a one-story brick and frame structure and is typical of
those in the general area.There is a two-car driveway from Eagle Drive,with
parking for two vehicles.The rear yard is enclosed by a chain-link fence and
provides a safe play area.The applicant proposes to operate the day care from
6:30 a.m.to 6:00 p.m.,Monday-Friday.
The applicant researched Bill of Assurance information at the Pulaski County
Circuit Clerk's Office.She was informed by county personnel that no Bill of
Assurance exists for this subdivision.The principal use of the property will
remain single family residential.No signage beyond that allowed in single family
zones will be permitted.The applicant has noted that she is licensed by the
State Department of Human Services for a day care family home for up to ten
children.
Section 36-54(e)(3)of the City of Little Rock Zoning Ordinance establishes the
site and location criteria for day care family homes as follows:
a.This use may be located only in a single family home,occupied by the care
giver.
May 15,2003
ITEM NO..1 Cont.FILE NO.:Z-7393
b.Must be operated within licensing procedures established by the State of
Arkansas.State regulations shall control the number of employees residing
off premises.
c.The use is limited to ten (10)children including the care givers.
d.The minimunn to qualify for special use permit is six (6)children from
households other than the care givers.
e.This use must obtain a special use permit in all districts where day care
centers are not allowed by right.
Special Use Permits are not transferable in any manner.Permits cannot be
transferred from owner to owner,location to location or use to use.
To staff's knowledge,there are no outstanding issues associated with this
application.Staff feels that the proposed day care family home at this location
will have no adverse impact on the general area.
Staff Recommendations:
Staff recommends approval of the Special Use Permit to allow a day care family
home at 7801 Eagle Drive,subject to the following conditions:
1.Compliance with the site and location criteria established in Section
36-54(e)(3).
2.There is to be no signage beyond that permitted in single family zones.
3.Outdoor activities,including playground use,are to be limited to day-light
hours.
PLANNING COMMISSION ACTION:(MAY 15,2003)
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 Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as recommended by staff.A motion to that effect
was made.The motion passed by a vote of 11 ayes and 0 nays.The
application was approved.
2
May 15,2003
ITEM NO.:2 FILE NO.:Z-7397
Name:Spears Day Care Family Home —Special Use Permit
Location:7525 Redwood Drive
A~licaot:James M.Spears
~Pto oaal:A Special Use Permit is requested to allow a Day
Care Family Home to be operated in the single family
residence located on the R-2 zoned property at
7525 Redwood Drive.
Public Notification:
Property owners within 200 feet of the site,residents within 300 feet of the site
who could be identified and the West Baseline,Chicot and SWLR United for
Progress Neighborhood Associations were notified of the public hearing.
7525 Redwood Drive is located at the southeast corner of Redwood Drive and
Chicot Road.The properties to the east,south and across Redwood Drive to the
north are zoned R-2 and contain single family residences.The property
immediately south is vacant.There is a duplex and undeveloped R-2 zoned
property to the west across Chicot Road.There is a day care and a church to
the northwest.
The applicant's home is a one-story frame structure and is typical of those in the
general area.There is a single car driveway from Redwood Drive which serves
as access.The rear yard is enclosed by a chain-link fence and provides a safe
play area.The applicant proposes to operate the day care from 6:00 a.m.to
6:00 p.m.,Monday-Friday.
The applicant provided a copy of the Bill of Assurance for the neighborhood,
which was recorded in 1962.The Bill of Assurance appears to still be in effect,
and contains the following statement:
"No lot shall be used except for residential proposes."
The principal use of the property will remain single family residential.No signage
beyond that allowed in single family zones will be permitted.The applicant has
noted that he is currently working with the State Department of Human Services
on transferring a license for a day care previously operated by the applicant
(2710 East 6'treet)to this location.
May 15,2003
ITEM NO.:2 Cont.FILE NO.:Z-7397
Section 36-54(e)(3)of the City of Little Rock Zoning Ordinance establishes the
site and location criteria for day care family homes as follows:
a.This use may be located only in a single family horne,occupied by the care
giver.
b.Must be operated within licensing procedures established by the State of
Arkansas.State regulations shall control the number of employees residing
off premises.
c.The use is limited to ten (10)children including the care givers.
d.The minimum to qualify for special use permit is six (6)children from
households other than the care givers.
e.This use must obtain a special use permit in all districts where day care
centers are not allowed by right.
Special Use Permits are not transferable in any manner.Permits cannot be
transferred from owner to owner,location to location or use to use.
To staff's knowledge,there are no outstanding issues associated with this
application.Staff feels that the proposed day care family home at this location
will have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit to allow a day care family
home at 7525 Redwood Drive subject to the following conditions:
1.Compliance with the site and location criteria established in Section
36-54(e)(3).
2.There is to be no signage beyond that permitted in single family zones.
3.Outdoor activities,including playground use,are to be limited to day-light
hours.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was present.There were no objectors present.Staff presented
the item with a recommendation of approval.
2
May 15,2003
ITEM NO:2 Cont.FILE NO.:Z-7397
The applicant offered no additional comments.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as recommended by staff.A motion to that effect
was made.The motion passed by a vote of 11 ayes and 0 nays.The
application was approved.
3
May 15,2003
ITEM NO.;3 FILE NO.:Z-4001-B
Owner/Applicant:Oak Park Baptist Church
Location:8200 Flintridge Road
Area:0.834 acre
Request:To rezone from C-4 to R-2
Purpose:Church development
Existing Use:Vacant
SURROUNDING LAND USE AND ZONING
North —Undeveloped;zoned R-2
South —Church;zoned R-2
East —Commercial building;zoned C-4
West —Undeveloped/cellular tower;zoned R-2
A.PUBLIC WORKS COMMENTS:
No right-of-way dedication required for the proposed zoning action.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C.PUBLIC NOTIFICATION:
All property owners within 200 feet of the site,all residents within
300 feet who could be identified,and the Crystal Valley,Stagecoach-
Dodd and SWLR United for Progress Neighborhood Associations were
notified of the proposed rezoning.
May 15,2003
ITEM NO.:3 Cont.FILE NO.:Z-4001-B
D,LAND USE ELEMENT:
This request is located in the Crystal Valley Planning District.The Land
Use Plan shows Single Family for this property.The applicant has
applied for R-2 Single Family to expand existing church.
The request does not require a change to the Land Use Plan.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the Otter
Creek/Crystal Valley Neighborhood Action Plan.This neighborhood
action plan does not contain any goals,objectives,or action statements
relevant to this application.
E.STAFF ANALYSIS:
Oak Park Baptist Church,owner of the 0.834 acre tract immediately north
of the existing church site at 8200 Flintridge Road,is requesting to rezone
the property from "C-4"Open Display District to "R-2"Single Family
District.The church proposes to incorporate this tract into the existing
church site (1.567 acres)and the 4.945 acre tract immediately west for an
expansion of the church facilities.The church expansion is addressed as
a conditional use permit,Item 3.1.on this agenda.
The 0.834 acre tract is currently undeveloped and cleared.The site is
partially gravel and grass-covered.The survey indicates two concrete
pads where buildings once existed.The property immediately south and
west of this tract is also owned by Oak Park Baptist Church,with the
existing church building on the south property.There is an existing
cellular tower on the tract to the west.The property to the north is
undeveloped and zoned R-2.The C-4 zoned tract immediately to the east
contains a commercial building,There is a single family home to the
northeast.
The City's Future Land Use Plan designates this property as single family.
The proposed R-2 zoning does not require a change to the plan.
Staff is supportive of the requested down-zoning to R-2.Staff feels that
R-2 zoning is most appropriate for this tract given the fact that the church
is planning expansion onto it.The existing C-4 zoning does not allow a
church use by right.The proposed R-2 zoning should have no adverse
impact on the adjacent properties or general area.
2
May 15,2003
ITEM NO.:3 Cont.FILE NO.:Z-4001-B
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested R-2 zoning.
PLANNING COMMISSION ACTION:(MAY 15,2003)
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 Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as recommended by staff.A motion to that effect
was made.The motion passed by a vote of 11 ayes and 0 nays.The
application was approved.
3
May 15,2003
ITEM NO.:3.1 FILE NO.:Z-4001-C
NAME:Oak Park Baptist Church —Conditional Use Permit
LOCATION:8200 Flintridge Road
OWNER/APPLICANT:Oak Park Baptist Church/David Harris,Pastor
PROPOSAL:A conditional use permit is requested to allow for
expansion of parking and the addition of a Family Life
Center building on this existing R-2 zoned church site.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located at the northwest corner of I-430 and Stagecoach
Road;along the Frontage Road (Flintridge Road).
2.COMPATIBILITY WITH NEIGHBORHOOD:
The church has been a component of this neighborhood for many years
Undeveloped,wooded property is located to the north.A C-4 zoned tract
containing a bookkeeping business is adjacent to the east.1-430 and the
Stagecoach interchange are located east and south of the site.A
nonconforming salvage yard is adjacent to the west.Allowing the
proposed parking expansion and family life center addition will not affect
the church'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 Crystal Valley,
Stagecoach-Dodd and SWLR United for Progress Neighborhood
Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The church site is accessed via two driveways off of Flintridge Road.The
existing,paved parking area around the church contains 45 parking
spaces.Some parking occurs on the adjacent,unpaved tracts.The
church proposes to add 85 new parking spaces with the construction of
new parking and the rehabilitation of the existing parking.No new curb
cuts are proposed.This existing church has a seating capacity of 250
persons,requiring 62 parking spaces.The proposed 130 parking spaces
satisfy the parking requirement.
May 15,2003
ITEM NO.:3.1 Cont.FILE NO.:Z-4001-C
4.SCREENING AND BUFFERS:
Property to the north is zoned R-2,therefore the buffer ordinance requires
an average thirty-three (33)foot wide landscape strip.The landscape
ordinance will also require a minimum of nine-foot (9)landscape strip.
The property to the east requires a nine (9)foot wide minimum landscape
strip.Currently the site shows 8.61 feet.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued,it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
A six (6)foot high opaque screen,either a wooden fence with its face side
directed outward,a wall,or evergreen plantings are required along the
northern and western perimeters of the site.
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.
Trees that are to be preserved will need protective orange fencing placed
around the critical root zone areas prior to the beginning of any
construction.This will need to be noted on both the grading/site plan and
the landscape plan.
Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
5,PUBLIC WORKS COMMENTS:
1.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.
2.Storm water detention ordinance applies to this property.Show the
proposed location for stormwater detention facilities on the plan.
3.A special Grading Permit for Flood Hazard Areas will be required per
Sec.8-283 prior to construction.
2
May 15,2003
ITEM NO.:3.1 Cont.FILE NO.:Z-4001-C
6.UTILITY FIRE DEPT.AND CATA COMMENTS;
Wastewater:Sewer available,not adversely affected.
Entergy.Approved as submitted.
Reliant:No Comments received.
Southwestern Bell:Approved as submitted.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private
fire hydrant(s)will be required.If additional fire hydrant(s)are
required,they will be installed at the Developer's expense.This
development will have minor impact on existing water distribution
system.Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department:On-site fire hydrants will be required.
CATA:Site is not located on a dedicated bus route and has no effect on
bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(APRIL 24,2003)
The applicant was present.Staff presented the item and noted additional
information was needed regarding building design,signage,site lighting,on-site
parking,fencing and the seating capacity of the sanctuary.Staff noted there was
a wireless communication facility compound on the site that needed to be noted
on the site plan.Staff noted that the driveway north of the proposed family life
center intruded into the land use buffer on the north perimeter.Staff noted that
the driveway could be reduced in width and labeled for one-way traffic only,
thereby providing for the required landscape strip.The applicant indicated that
the proposal would be studied.It was noted that a variance from the
requirement to provide a 33-foot buffer on the north perimeter might be an
option,as long as the required 9-foot wide landscape strip was provided.
Public Works and Landscape Comments were discussed.The applicant was
asked to indicate the status of the remainder of Tract 1 and to label any areas to
remain undisturbed.Staff noted that any trees to be preserved would have to be
properly protected during construction.
3
May 15,2003
ITEM NO.:3.1 Cont.FILE NO.:Z-4001-C
The applicant was advised to respond to staff issues by April 30,2003.The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
Oak Park Baptist Church is located on the R-2 zoned,1.567 acre tract at 8200
Flintridge Road.The church is proposing an expansion consisting of additional
parking and a 28,000 square foot family life center building.The expansion will
occur on two adjacent tracts located directly north and west of the existing
church site.One of the tracts is currently zoned C-4.A rezoning request to R-2
for that tract is item no.3 on this agenda.The 0.834 acre,C-4 zoned tract is
cleared and mostly gravel-covered.Concrete foundations remain on the tract
from former commercial buildings.The 5a acre tract on the west is heavily
wooded.The parking lot and a portion of the family life center will occupy only a
small percentage of this tract.The remainder will stay undeveloped and natural.
Staff is supportive of the request.The church and its proposed expansion are
compatible with uses in the area which include a salvage yard to the west,a
commercial use to the east,wooded tracts and single family homes on large
tracts to the north and the I-430/Stagecoach Road interchange to the south.
On April 30,2003,the applicant submitted revised site plans and responses to
staff issues raised at Subdivision Committee.The proposed new building will
have a height of 37 feet and will be constructed of metal and masonry with a
metal roof.The church has an existing ground-mounted sign and no additional
signage is proposed.Site lighting is to be "shoebox"style lighting on 30-foot tall
poles;designed to aim the light downward and into the site.The existing cellular
tower site has been shown on the site plan.It will have no effect on the
proposed expansion.The new parking has been modified to provide the
required landscape strip on the north and east perimeters closest to the family
life center.A 6-foot tall wood fence will be installed along the north perimeter,
directly north of the new building.The driveway north of the new building has
been converted to one-way traffic and reduced in width to provide the required
landscaping on that perimeter.Staff supports a variance from the requirement to
have a 33-foot land use buffer on that perimeter in light of the 6-foot fence,the
undeveloped nature of the adjacent property and the fact that this tract was
previously used as a commercial site.The larger portion of Tract 1 will remain in
its undisturbed,natural,wooded state.The wooded area along the north and
west perimeters of this tract will satisfy the screening requirement.
4
May 15,2003
ITEM NO.:3.1 Cont.FILE NO.:Z-4001-C
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1.Tract 2 must be rezoned to R-2 from C-4.
2.Compliance with the staff comments and conditions outlined in Sections 4,5
and 6 of the staff report.
3.All site lighting must be directional,aimed downward and into the site.
4.Compliance with the approved site plan.
5.The remainder of Tract 1 is to remain in its natural,wooded state.
Staff recommends approval of the land use buffer variance on the north
perimeter directly north of the family life center and the request to utilize the
existing wooded west,north and south portions of Tract 1 to satisfy the screening
and land use buffer requirements for that tract.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was present.There were no objectors present.A letter of support
from Southwest Little Rock United for Progress had been received.Staff
presented the item and a recommendation of approval subject to compliance
with 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 11 ayes,0 noes and 0 absent.
5
May 15,2003
ITEM NO.:4 FILE NO.:Z-7398
Owner:Hazel Blakeley
Applicant:David Garner
Location:5301 S.University Avenue
Area:0.5 acre
Request:To rezone from C-3 to C-4
Purpose:Auto sales
Existing Use:Vacant commercial building
SURROUNDING LAND USE AND ZONING
North —Convenience store with gas pumps (across West 53'treet);
zoned C-3
South —Furniture store;zoned C-3
East —Church development and single family (southeast);zoned R-2
West —Mixed Uses (auto repair,auto sales,fire station)across University
Avenue;zoned C-3 and C-4.
A.PUBLIC WORKS COMMENTS:
1.53"Street is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required
2.The survey furnished is 40 years old and does not show the property
in relation to the current centerline of north-bound University Avenue.
3.Boundary street improvements do not apply unless construction is
proposed with a future building permit.
May 15,2003
ITEM NO.:4 Cont.FILE NO.:Z-7398
B.PUBLIC TRANSPORTATION ELEMENT:
The site is located on CATA's bus routes 417 (Mabelvale —Downtown)
and 417A (Mabelvale —UALR).
C.PUBLIC NOTIFICATION:
All property owners located within 200 feet of the site,all residents within
300 feet who could be identified,and the Geyer Springs,
Meadowcliff/Brookwood and SWLR United for Progress Neighborhood
Associations were notified of the proposed rezoning.
D.LAND USE ELEMENT:
This request is located in the 65 Street —East Planning District.The
Land Use Plan shows Commercial for this property.The applicant has
applied for C-4 Open Display Commercial for a used car lot.
The request does not require a change to the Land Use Plan.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
Hazel Blakeley,owner of the 0.5 acre tract at 5301 University Avenue,is
requesting to rezone the property from "C-3"General Commercial District
to "C-4"Open Display District.The rezoning is proposed to allow the use
of the property for automobile display and sales.
There is a small commercial building located near the center of the
property which has been used as a restaurant and offices in the past.
Access to the property is gained by utilizing a drive from University
Avenue or one of two driveways from West 53'treet.There are paved
drives and parking along all sides of the building.The property is currently
fenced.
There is an existing church development to the east along both sides of
West 53'treet,with a convenience store with gas pumps and car wash
to the north across West 53'treet.A furniture store is located on the
property immediately south,and single family property is located to the
2
May 15,2003
ITEM NO.:4 Cont.FILE NO.:Z-7398
southeast.There is a mixture of uses to the west across University
Avenue,including auto repair,auto sales and a Little Rock Fire Station.
The City's Future Land Use Plan designates this property as commercial.
The proposed C-4 zoning does not require a change to the plan.
Staff is supportive of the requested rezoning to C-4.Staff feels that the
C-4 rezoning is appropriate for this site,given the large number of similar
uses (auto sales)and zoning along the University Avenue corridor,south
of Asher Avenue.Section 36-302(b)(5)of the City's Zoning Ordinance
allows no open display within the first 20 feet of a front yard in C-4 zoning.
Therefore,any auto display on this property will not be allowed much,if
any closer to University Avenue,as the existing pavement is very near the
20 foot setback line.The proposed C-4 zoning should have no adverse
impact on the adjacent properties or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 zoning,subject to
compliance with the Public Works conditions as noted in paragraph A.of
this report.
PLANNING COMMISSION ACTION:(MAY 15,2003)
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 Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as recommended by staff.A motion to that effect
was made.The motion passed by a vote of 11 ayes and 0 nays.The
application was approved.
3
May 15,2003
ITEM NO.:5 FILE NO.:LU03-11-03
Name:Land Use Plan Amendment -I-430 Planning District
Location:Northwest corner of Wilson St.and W.20 St.
~Re uest:Single Family tc Office
Source:Mystery Willis,c/o McGetrick 8 McGetrick fnc.
PROPOSAL /REQUEST:
Land Use Plan amendment in the I-430 Planning District from Single Family to
Office.The Office category represents services provided directly to consumers
(e.g.,legal,financial,medical)as well as general offices,which support more
basic economic activities.The applicant wishes to develop the property for quite
business uses.
Prompted by this Land Use Amendment request,the Planning Staff expanded
the area of review to include the area between Wilson Street and Aldersgate
Road north of W.20'treet to W.18 Street,and the area west of Wilson
Street north of W.18 Street to the areas currently shown as Suburban Office.
With these changes,the entirety of the Single Family west of Wilson Street north
of W.20'treet would be eliminated.This would establish Wilson Street and
W.20'"Street as the boundary between residential and non-residential uses.
EXISTING LAND USE AND ZONING:
The property is a house currently zoned R-2 Single Family and is approximately
1.25 +acres in size.The expanded area is developed with scattered single
family housing zoned R-2.The property on the west side of Aldersgate Road is
developed with two office buildings zoned Planned Office Development.The
vacant land on the north side of W.18'treet west of Perry Street is vacant land
zoned 0-2 Office and Institutional.Further north the land on the west side of
Perry Street (west of the expanded area)is zoned R-2 and developed with
scattered single-family housing.One lot at the end of Perry Street,on the west
side,is zoned R-7A Mobile Home for manufactured housing located on that
property.The land north of the expanded area is zoned 0-2 and developed with
office buildings.A strip of land at the north boundary of the expanded study
area is zoned Open Space from Aldersgate Road to Junior Deputy Road.All of
the land east of Wilson Street and south of W.20 Street is zoned R-2 and
developed with scattered single-family housing.The property at southwest
corner of the Aldersgate Road /W.20 intersection is zoned Open Space for
Camp Aldersgate.
May 15,2003
ITEM NO.:5 Cont.FILE NO.:LU03-11-03
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On March 18,2003 a change was made from Single Family to Suburban Office
at the northeast corner of Aldersgate Road and W.18 Street less than "8 of a
mile northwest of the applicant's property to establish W.18 'treet as a
boundary between residential and non-residential uses and to provide protection
to the Single Family uses through the use of Planned Zoning Developments.
On November 4,2002 a change was made from Single Family to Low Density
Residential along Lehigh Street about 1 mile southeast of the application area to
provide higher density residential development.
On September 4,2001 a change was made from Park/Open Space to Multi-
family less than Y~of a mile to the east of the property in question to
accommodate proposed development.
On April 6,1999 a change was made from Single Family to Suburban Office
along the west side of Aldersgate Road in the 1600 through 1900 blocks less
than V~of a mile west of the study area to accommodate proposed development.
On March 2,1999 multiple changes were made along the south side of Kanis
Road starting about '6 of a mile northwest of the area in question from Mixed
Office Commercial and Suburban Office to Neighborhood Commercial,Office,
and Community Shopping to recognize existing conditions.
The applicant's property and the expanded area are shown as Single Family on
the Future Land Use Plan.All of the property to the west and north of the
expanded area is shown as Suburban Office while all of the property to the east
and south is shown as Single Family.
MASTER STREET PLAN:
Wilson and W.20'treets are classified as Local Streets built for residential
traffic.These streets would need to be improved to handle commercial traffic.
There are no Bikeways shown that would be affected by this amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property lies in a service deficit area.Adequate park facilities would
need to be developed in order to fulfill the plan goals of providing park facilities
within an eight-block walking distance of all City of Little Rock Residents.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
2
May 15,2003
ITEM NO.:5 Cont.FILE NO.:LU03-11-03
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in an area covered by the John Barrow
Neighborhood Area Plan.The business and commercial development goal
contains the objectives of attracting job-generating businesses to the area and
encouragement of land assembly guidelines for construction of new business
and commercial facilities.
ANALYSIS:
Although the area shown as Single Family contains vacant pieces of property,
new housing is being constructed in this neighborhood.The Plan has tried to
keep the non-residential uses west of Aldersgate Road and north of W.
18'treetwestofPerryStreet,Even when allowing these non-residential uses,they
were to be designed such that residential could be a viable option on the east
side of the areas shown as Suburban Office.
The strip of land zoned Open Space from Aldersgate Road to Junior Deputy
Road is intended to serve as a boundary between the non-residential uses south
of Kanis Road and the residential areas further to the south.This amendment
would further extend non-residential uses in an area south of W.18 Street and
south of the Open Space zoned buffer.
In addition,this amendment area is located in an area of revitalizing single-family
development.The property in question is located in the Hicks Interurban
Addition,a neighborhood that has seen an increase in building permit activity
within the past five years.Thirteen building permits for new single-family houses
have been issued for the neighborhood within the past five years.Four of those
permits were issued in 2001,while five were issued during 2002.The trend of
increasing building permits for single family housing east of Aldersgate Road
indicates that this neighborhood is a growing and viable single-family residential
area.This amendment would introduce a use that is incompatible with the
current trend of single-family residential development in the area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:John Barrow
Neighborhood Association,Campus Place Property Owners Association,
Kensington Place Property Owners Association,Pennbrook/Clover Hill Property
Owners Association,Sandpiper Neighborhood Association,Twin Lakes "A"
Neighborhood Association,Twin Lakes "B"Special improvement District,Twin
Lakes B Prop.Owners Association,and Westbrook Neighborhood Association.
Staff has received one comment from area residents.Staff has received one
comment from area residents in support of the change.
3
May 15,2003
ITEM NO.:5 Cont.FILE NO.:LU03-1'I-03
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.This amendment would extend
non-residential uses into the heart of a revitalizing residential neighborhood and
compromise the viability of that neighborhood.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The item was placed on the consent agenda for deferral to the June 26,2003
Planning Commission meeting.A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes,0 noes and 0 absent.
4
May 15,2003
ITEM NO.:5.1 FILE NO.:Z-7399
Owner:Mystery Willis
Applicant:McGetrick and McGetrick Engineering
Location:Northwest corner of West 20 and Wilson Streets,and
along the east side of Perry Street
Area:Approximately 1.29 acres (8 lots)
Request:To rezone from R-2 to 0-1
Purpose:Quiet Office
Existing Use:Vacant (6 lots)and single family structure (2 lots)
SURROUNDING LAND USE AND ZONING
North —Single Family Residences;zoned R-2
South —Single Family Residences (across West 20 Street);zoned R-2
East —Single Family Residences (across Wilson Street);zoned R-2
West —Single Family Residences;zoned R-2
A.PUBLIC WORKS COMMENTS:
1.The proposed land use would classify Perry,Wilson,and West 20
Streets on the Master Street Plan as a commercial street.Dedicate
right-of-way to 30 feet from centerline.
2.This development does not have access to an existing collector or
improved commercial street suitable for office development.All
existing streets in the vicinity of the proposed rezoning action are
unimproved,narrow,residential streets with open ditches and nine-foot
wide travel.
May 15,2003
ITEM NO.:5.1 Cont.FILE NO.:Z-7399
B.PUBLIC TRANSPORTATION ELEMENT:
The site is located near CATA's part-time bus route 43 (Baptist Medical
Center route).
C.P U BLI C NOTIFICATION:
All property owners located within 200 feet of the site,all residents within
300 feet who could be identified,and the John Barrow,Twin Lakes "A"
and Twin Lakes "B"Special Improvement District Neighborhood
Associations were notified of the proposed rezoning.
D.LAND USE ELEMENT:
This request is located in the 1-430 Planning District.The Land Use Plan
shows Single Family for this property.The applicant has applied for 0-1
Quiet Office for an office building.
A land use plan amendment for a change to Office is a separate item on
this agenda.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in an area covered by the John Barrow
Neighborhood Area Plan.The housing and neighborhood revitalization
goal contains an action statement of determining if existing zoning
classifications compromise the interest to revitalize or stabilize the
housing and infrastructure and improve the overall appearance of the
John Barrow Neighborhood Area.
E.STAFF ANALYSIS:
Mystery Willis,owner of Lots 5-6 and 19-24,Block 10,Hicks Interurban
Addition,is requesting to rezone the property from "R-2"Single Family
District to "0-1"Quiet Office District.Six of the lots (Lots 19-24)are
located at the northwest corner of West 20 and Wilson Streets,with two
lots (Lots 5 and 6)being located within the west portion of the block along
Perry Street.There is a new single family structure on Lots 21 and 22,
with the remaining lots being undeveloped and wooded.The owner
proposes the rezoning in order to use the existing structure as an office,
with future quiet office developments on the remaining six lots.
All of the properties adjacent to this site,including across the boundary
streets,are zoned R-2 and contain single family residential structures.A
2
May 15,2003
ITEM NO.:5.1 Cont.FILE NO.:Z-7399
rezoning to 0-2 with a height restriction was recently approved for 12 lots
along the north side of West 18 Street,between Aldersgate Road and
Perry Street.
The City's Future Land Use Plan designates this property as single family.
A proposed land use plan amendment for a change to office is Item 5.on
this agenda.
Staff does not support the proposed rezoning.Staff feels that the
proposed 0-1 zoning will not be compatible with the adjacent single family
properties.Staff clearly supported the recent 0-2 rezoning at the
northeast corner of West 18 'nd Aldersgate Road given the fact that it is
directly across the street from a large multi-lot office development (POD),
and the imposed height limitation and site plan review requirement will
assure proper transition from the existing POD development to the
residential uses to the east.Staff feels that any further intrusion east into
the existing area of R-2 zoning will be a detriment to the area.During the
past two years,several building permits for new homes (including Lots 21
and 22 of this property)have been issued within the R-2 zoned area
between Aldersgate Road and Junior Deputy Road,south of the West
16 Street right-of-way.
F.STAFF RECOMMENDATION:
Staff recommends denial of the requested 0-1 rezoning.
PLANNING COMMISSION ACTION:(MAY 15,2003)
Staff informed the Commission that the applicant requested the application be
deferred to the June 26,2003 agenda,as the applicant failed to complete the
required notifications to surrounding property owners.Staff supported the
deferral request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the June 26,2003 agenda.A motion to that
effect was made.The motion passed by a vote of 11 ayes and 0 nays.The item
was deferred.
3
May 15,2003
ITEM NO.:6 FILE NO.:LU03-19-01
Name:Land Use Plan Amendment —Chenal Planning District
Location:South side of Rahling Rd.at Chenal Valley Dr.
Receuest:Area frt:Office to Multi-family.Area ff2:M ~Iti-family to Low Density
Residential.Area ¹3:Single Family to Multi-family.Area ¹4:
Single Family 8 Multi-family to Low Density Residential.
Source:Joe White,White-Daters &Associates Inc.
PROPOSAL/REQUEST:
Land Use Plan amendment in the Chenal Planning District from Office to Multi-
family.The Multi-family category accommodates residential development of ten
(10)to thirty-six (36)dwelling units per acre.The Low Density Residential
category accommodates a broad range of housing types including single family
attached,single family detached,duplex,town homes,Multi-family and patio or
garden homes.Any combination of these and other housing types may fall in
this category provided that the density is between six (6)and ten (10)dwelling
units per acre.The applicant wishes to develop the property for residential uses
at multi-family densities.
Prompted by this Land Use Amendment request,the Planning Staff expanded
the area of review into four study areas.Area ¹1is the original application area
for a change from Office to Multi-family located on the south side of Rahling
Road at Chenal Valley Drive.Area ¹2is located further east where Rahling
Road curves to the northeast for a change from Multi-family to Low Density
Residential.Area ¹3is an isolated piece of property located south of the end of
Champlin Drive for a change from Single Family to Multi-family.Area ¹4sits on
top of a ridge at the end of Wellington Hills Road and is under consideration for a
change of Single Family K Multi-family to Low Density Residential.This
expansion is intended to maintain a balance between the lands available for
development at Multi-family densities with land available for residential
development at lower densities.This expansion would also more accurately
reflect the existing zoning and likely future development pattern of the area
EXISTING LAND USE AND ZONING:
The property in all four areas under consideration consists of vacant property.
Area ¹'I,the original application area,is 18.7+acres of wooded land zoned 0-2
Office and Institutional.Area ¹2is 28.1 +acres of hillside property zoned MF-6
Multi-family.Area ¹3is 8.2 +acres of isolated land located east of the end of
May 15,2003
ITEM NO.:6 Cont.FILE NO.:LU03-19-01
Kirk Road zoned R-2 Single Family,R-3 Single Family,and MF-18 Multi-family.
Area ¹4located at the end of Wellington Hills Road on a ridge is 44.8+acres of
land zoned MF-6 Multi-family.
Most of the land surrounding the study areas is vacant properties of a semi-rural
character.The land on the north side of Rahling Road is zoned 0-2 at the
northwest corner of Rahling and Chenal Valley Drive,R-2 Single Family from
Chenal Valley Drive to the ridge top bordering Area ¹2.The R-2 zoned property
on the north side of Rahling Road at Charnplin has a Conditional Use Permit for
a church that is currently under construction.The land north of Rahling Road at
Area ¹2is zoned Open Space.The south side of Rahling Road is zoned 0-2
west of Champlin and includes Area ¹1.The southwest corner of the Rahling /
Champlin intersection is a vacant piece of property zoned Planned Commercial
Development.The southeast corner of the Rahling /Champlin intersection is a
vacant tract of land zoned 0-3 General Office.The remainder of the land on the
south side of Rahling Road consists of large tracts of land zoned R-2,which
wraps around the MF-6 zoned Area ¹2.
The land located along Champlin Drive and the proposed extension to
Wellington Hills Road sits along a ridge top.The vacant land on the west side
consists of 0-3 at the end of the completed portion of Charnplin,R-2 south of the
end of Champlin,R-2 (including a portion of Area ¹3),MF-18 (including a portion
of Area ¹3),0-2 (between the Champlin /Wellington Hills proposed route),
Planned Office Development for a mini-ware house and C-1 Neighborhood
Commercial for a radio station at the end of the completed portion of Wellington
Hills Road on the south side.The east side consists of MF-18 for the
apartments located at the end of Champlin,R-2,R-3 next to Area ¹4,MF-6 for
Area ¹4,a small property zoned MF-18 near the end of Wellington Hills Road.
The vacant land east of the study areas is zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On September 18,2001 a change was made from Single Family to
Neighborhood Commercial and Office on the northeast corner of the Rahling
Road /Chenal Valley Drive intersection across the street from the applicant's
property to accommodate proposed development.
On September 18,2001 a change was made from Low Density Residential and
Public Institutional to Single Family south of Taylor Loop Road west of Hinson
Road about a V~mile north of the application area to reflect the lack of Low
Density Residential and Public Institutional type development.
On April 17,2001 multiple changes were made from Multi-family,Park /Open
Space,and Single Family to Community Shopping on the west side of Chenal
Parkway at Rahling Road about 1/3 of a mile southwest of the amendment area
to reflect the cancellation of a proposed development.
On December 15,1998 a change was made from Single Family to Public
2
May 15,2003
ITEM NO.:6 Cont.FILE NO.:LU03-19-01
Institutional at 715 Wellington Village Road about 1 mile southeast of the study
area to accommodate a proposed development.
Area ¹1(0 to MF),the original application area,is shown as Office on the Future
Land Use Plan.Area ¹2(MF to LDR)is shown as Multi-family,Area ¹3(SF to
MF)is shown as Single Family,Area ¹4(SF 5 MF to LDR)is shown as Multi-
farnily for the western half and Single Family for the eastern half.
The north side of Rahling Road is shown as Office (on the northwest corner of
the Rahling /Chenal Valley intersection),Neighborhood Commercial (on the
northeast corner of the Rahling /Chenal Valley intersection),Office (on the
northwest corner of the Rahling /Champlin intersection),Single Family,and Park
/Open Space (across from Area ¹2).The south side of Rahling Road is shown
as Office west of Champlin (including Area ¹1),Neighborhood Commercial (at
the southeast corner of the Rahling /Champlin intersection),Office,and Single
Family.The area on the south side of Rahling wraps around the area shown as
Multi-family in Area ¹Z.
The land located along the west side of Champlin Drive and the proposed
extension to Wellington Hills Road is shown as Office (at the southwest corner of
the Rahling /Champlin intersection),Mu(ti-family (including Area ¹3and the
western portion of Area ¹4),Suburban Office (at the end of the completed
portion of Wellington Hills),and Neighborhood Commercial at the intersection of
Wellington Village Drive.The land located along the east side Champlin Drive
and the proposed extension to Wellington Hills Road is shown as Neighborhood
Commercial (at the southeast corner of the Rahling /Charnplin intersection),
Multi-family at the end of the completed section of Charnplin,and Single Family
(including the eastern portion of Area ¹4).
MASTER STREET PLAN:
Rahling Road is shown on the Master Street Plan as a Minor Arterial street and
is built to Minor Arterial standards with four lanes and a raised median.Champlin
Drive is shown as a Minor Arterial with a Proposed Minor Arterial extension to
link Champlin to Wellington Hills Road.The completed portion of Champlin
Drive has a paved width necessary for a Minor Arterial with curb and gutter
installed but does not have painted stripes.Wellington Hills Road is completed
to Minor Arterial standards from Chenal Parkway to the dead-end at Area ¹4.
Chenal Valley Drive is shown as a Collector Street with an extension shown as a
Proposed Collector Street linking Chenal Valley to the proposed Champlin /
Wellington Hills extension.Kirk Road is a two-lane street with open drainage
that is shown as a Collector Street on the Master Street Plan.The applicant may
be responsible for half street improvements for any portion of the property that
fronts proposed street extensions.
3
May 15,2003
ITEM NO.:6 Cont.FILE NO.:LU03-19-01
A Class I Bikeway is shown on Rahling Road from Chenal Parkway to Taylor
Loop Road.A Class III Bikeway is shown on Chenal Valley Drive from Chenal
Parkway to Rahling Road.The bikeways shown will not be affected by this
amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property lies in a service deficit area.Adequate park facilities would
need to be developed in order to fulfill the plan goals of providing park facilities
within an eight-block walking distance of all City of Little Rock Residents.
HI STOR I C D I STRI CTS:
There are no historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The land use pattern for the area provides vacant land for future developments.
Areas ¹1and ¹3will increase the amount of land shown for Multi-family.A tract
of undeveloped land will be available for future residential development if Area¹1is changed to Multi-family.The change for Area ¹3will increase the area
shown as Multi-family along the west side of the Proposed Minor Arterial
intended to link Champlin with Wellington Hills.The changes in areas ¹2and ¹4
will decrease the acreage of land shown as Multi-family with a change to Low
Density Residential.The change in Area ¹2would recognize the MF-6 zoning of
the property.The change in Area ¹4would see a decrease in the maximum
density of potential development for the portion currently shown as MF and
increase maximum density of potential development for the portion currently
shown as SF.The change in Area ¹4would also recognize the MF-6 zoning of
the property.All of these changes combined would result in a net increase in the
area shown as LDR by 60.8 +acres,decrease in the area shown as Multifamily
by 21.3 +acres,decrease in the area shown as Single Family by 20.8 +acres,
and a decrease in the area shown as Office by 18.7 +acres.
Currently Kirk Road serves as a boundary between the existing non-residential
developments to the west and the existing residential uses to the east,
Wellington Hills Road serves a similar function by separating the non-residential
land uses to the south from the residential land uses to the north.Champlin
Drive acts as a boundary on Rahling Road with the non-residential uses located
4
May 15,2003
ITEM NO.:6 Cont.FILE NO.:LU03-19-01
to the west and residential uses located to the east with the two exceptions of
property shown as Neighborhood Commercial and Office east of the Champlin /
Rahling intersection.These changes would create a residential area along the
Champlin /Wellington Hills Proposed Minor Arterial,while most of the future
non-residential uses would develop to the west along the Chenal Parkway.In
addition,most of the future non-residential locating on Rahling Road would
develop towards Chenal Parkway (with the exception of the Rahling /Champlin
intersection)while most of the future development east of Rahling Road would
be residential.Most of the new non-residential development in the area is
occurring along Chenal Parkway west on Chenal Parkway while most of the new
residential development is occurring to the east and south of the study areas.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Aberdeen Court
Property Owners Association,Bayonne Place Property Owners Association,
Carriage Creek Property Owners Association,Chenal Ridge Property,Du
Quesne Place P.O.A.,Eagle Pointe Property Owners Association,Glen Eagles
Property Owners Association,Hillsborough Property Owners Association,
Hunters Cove Property Owners Association,Hunters Green Property Owners
Association,Johnson Ranch Neighborhood Association,Marlowe Manor
Property Owners Association,Maywood Manor Neighborhood Association,
St.Charles Property Owners Association,and Margeaux Place Property Owners
Association.Staff has received one neutral comment from area residents.
STAFF RECOMMENDATIONS:
Staff believes the changes are appropriate.These changes would increase the
diversity of housing options available for future development.
PLANNING COIvIMISSION ACTION:(MAY 15,2003)
Brian Minyard,City Staff,made a brief presentation to the commission.Monte
Moore made a presentation of item 6.1 so the discussion could coincide with the
discussion for item 6.Brian Minyard made a presentation of item 6.2 so the
discussion could coincide with the discussion for item 6.See item 6.1 for a
complete discussion concerning the rezoning from 0-2 Office and Institutional to
MF-18 Multifamily and Item 6.2 for a complete discussion concerning the Master
Street Plan Amendment to remove a portion of a collector street (Chenal Valley
Drive extension).
Planning Commission Chair,Obray Nunnley asked Staff what prompted the filing
of this Land Use Plan Amendment.Brian Minyard stated that this item was filed
in response to the zone change filed for item 6.1.
A motion was made to approve the item as presented.The item was approved
with a vote of 10 ayes,1 noes,and 0 absent.
5
May 15,2003
ITEM NO.:6.1 FILE NO.:Z-7400
Owner:Deltic Timber Corporation
Applicant:White-Daters and Associates
Location:South side of Rahling Road,at Chenal Valley Drive
Area:16.79 acres
Request:To rezone from 0-2 to MF-18
Purpose:Multifa mily
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Undeveloped property across Rahling Road;zoned 0-2 and C-1
South —Undeveloped;zoned 0-2 and Arkansas Systems office
development (further south);zoned 0-2
East —Undeveloped property;zoned C-1 and 0-3
West —Undeveloped;zoned 0-2 and The Village at Rahling Road
development;zoned PCD
A.PUBLIC WORKS COMMENTS:
1.Provide a survey showing all existing right-of-way widths and locations.
2.The Mast Street Plan calls for an extension of Chenal Valley Drive (a
collector street)at this location.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
May 15,2003
ITEM NO.:6.1 Cont.FILE NO.:Z-7400
C.PUBLIC NOTIFICATION:
All property owners within 200 feet of the site and all residents within
300 feet who could be identified were notified of the proposed rezoning.
There were no established neighborhood associations in the general area
to notify.
D.LAND USE ELEMENT:
This request is located in the Chenal Planning District.The Land Use
Plan shows Office for this property.The applicant has applied for MF-18
Multi-family for apartments.
A land use plan amendment for a change to Multi-family is a separate
item on this agenda.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
Deltic Timber Corporation,owner of the 16.79 acre tract along the south
side of Rahling Road at Chenal Valley Drive,is requesting to rezone the
property from "0-2"Office and Institutional District to "MF-18"Multifamily
District.The rezoning is proposed for a future apartment development.A
proposed land use plan amendment and Master Street Plan Amendment
are companion items on this agenda (Items 6 and 6.2 respectively).
The 16.79 acre property is currently undeveloped and wooded.The
property slopes generally downward from Rahling Road to the south.All
adjacent property (including across Rahling Road)is undeveloped and
zoned 0-2,0-3 and C-1.The Village at Rahling Road PCD is located
further to the west,with the Arkansas Systems Office development
located further south.There are existing apartment developments to the
north along Chenal Valley Drive and to the east along Champlin Drive.A
church is currently being constructed to the northeast.
The City's Master Street Plan shows a collector street (Chenal Valley
Drive extension)running basically north/south through center of this
property and eventually connecting with a southern extension of Champlin
Drive.Right-of-way for this collector street was dedicated with a previous
rezoning action.The applicant has filed an application to amend the
2
May 15,2003
ITEM NO.:6.1 Cont.FILE NO.:Z-7400
master street plan to remove the collector street and ultimately abandon
the existing right-of-way.
The City's Future Land Use Plan designates the majority of this property
as office,with a small area of multifamily within the southern portion of the
acreage.As noted previously,a proposed land use plan amendment is a
separate item on this agenda.
Staff is supportive of the requested down-zoning to MF-18.Staff feels
that the MF-18 zoning is an appropriate classification for this property
located in an area of diverse zoning and land use along Rahling Road,
near Chenal Parkway.Staff is also supporting an expanded land use plan
amendment,which down-grades two (2)rather large areas of multifamily
to low-density residential.Staff feels that the proposed rezoning will have
no adverse impact on this general area of mixed uses.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested down-zoning to MF-18,
subject to compliance with the Public Works requirement as noted in
paragraph A.of this report.
PLANNING COMMISSION ACTION:(MAY 15,2003)
Tim Daters and Jack McCray were present,representing the application.There
were no objectors present.Staff presented the proposed rezoning with a
recommendation of approval.The rezoning,land use plan amendment (Item 6)
and Master Street Plan Amendment (Item 6.2)were discussed simultaneously.
The majority of the discussion related to the Master Street Plan application.
There was a motion to approve the proposed land use plan amendment (Item 6).
The motion passed by a vote of 10 ayes and 1 nay.
There was a second motion to approve the proposed rezoning as recommended
by staff.There was a brief discussion.
Commissioner Floyd stated that the proposed rezoning does not meet the intent
of available urban services as per Section 36-258 of the Zoning Ordinance,since
there is no bus route in the area.Jim Lawson,Director of Planning and
Development,explained that availability of bus services is not a criteria for
rezoning.He stated that urban services included utilities,streets,parking,etc.
The Chairman called for a vote on the second motion.The motion passed by a
vote of 9 ayes and 2 nays.The rezoning was approved
There was a third motion to approve the proposed master street plan
amendment.The motion passed by a vote of 11 ayes and 0 nays.
3
May 15,2003
ITEM NO.:6.2 FILE NO.:MSP-03-02
Name:Master Street Plan Amendment —Chenal Planning District
Location:Chenal Valley Drive Extension south of Rahling Road.
Rerloest:Remove s Proposed Collector Street.
Source:Joe White,White-Daters 8 Associates Inc.
PROPOSAL /REQUEST:
The request is a Master Street Plan Amendment to remove a portion of a
Proposed Collector and abandon the dedicated Right-of-Way running through
the applicant's property.Collector Streets are to provide access to and from the
arterial network to a development,subdivision or large center of activity,as well
as access to adjacent properties.
Staff has expanded the application to remove the Proposed Collector Street
shown linking Chenal Valley Drive from the Rahling Road intersection to the
proposed Champlin Drive /Wellington Hills Road connection.The length of the
segment is about 1950 feet+.
CURRENT MASTER STREET PLAN:
Chenal Valley Drive is shown as a Collector Street with an extension shown as a
Proposed Collector Street linking Chenal Valley Drive from the Rahling Road
intersection to the proposed Champlin /Wellington Hills extension.Chenal Valley
Drive north of Rahling Road is a Collector Street from Rahling Road to Chenal
Parkway and is built to Master Street Plan standards.Rahling Road is shown on
the Master Street Plan as a Minor Arterial street and is built to Minor Arterial
standards with four lanes and a raised median.Champlin Drive is shown as a
Minor Arterial with a Proposed Minor Arterial extension to link Champlin to
Wellington Hills Road.The completed portion of Champlin Drive has a paved
width necessary for a Minor Arterial with curb and gutter installed but does not
have painted stripes.Wellington Hills Road is shown as a Minor Arterial Street
and is completed to Minor Arterial standards from Chenal Parkway to where it
ends at a dead-end about 1100 feet west of Wellington Village Road.The
Master Street Plan also shows a Proposed Collector Street that would serve as
an extension to Wellington Village Road to the Champlin /Wellington Hills link,
Wellington Villages is a Collector Street built to standard from Wellington Hill
Road to where it currently ends north of Loyola Drive.Part of Wellington Hills
Road north of Loyola Drive is currently under construction.
May 15,2003
ITEM NO.:6.2 Cont.FILE NO.:MSP-03-02
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
FUTURE LAND USE PLAN:
The land on both sides of the original street segment under consideration is
shown as Office on the Future Land Use Plan.The land south of the applicant's
property is shown as Multifamily on both sides of the street segment under
consideration and as Single Family where the segment ends at the Champlin /
Wellington Hills Proposed Minor Arterial.
ANALYS IS:
The Collector Street Segment under review would continue Chenal Valley Drive
to the proposed Champlin /Wellington Hills Minor Arterial and provide an
alternate route between Rahling Road and the Charnplin /Wellington Hills link.
The Chenal Valley extension would also serve as a link between Wellington
Village Road and Chena(Valley Drive.If removed,all of the traffic from
Wellington Hills and Wellington Village would access Rahling Road only at the
Champlin Drive intersection.The traffic from Chenal Valley Drive would also use
the Champlin Drive intersection to access Wellington Hills and Wellington Village
Road.The Master Street Plan describes a Minor Arterial as a street designed as
a connection to and through urban areas.A Collector Street is described as a
street that connects neighborhoods to arterial streets or activity generators with a
secondary function of providing access to adjoining property.Local streets have
the function of providing access to adjacent property.With the removal of
collectors and the lack of local streets,all property must be accessed off of the
arterials.
On a larger scale,this segment is part of a larger collector system that would
start at Wellington Hills approximately 2000 feet north of Kanis,loop back upon
Wellington Hills,cross Rahling Road,cross Chenal Parkway,pass the
developments of Duclair Circle,Chenal Circle,etc.and intersect Chenal parkway
for the second time at St.Margaret's Church to the north.This collector would
have a distance of about 6.3+miles.While collectors are designed to take a
person from one side of the neighborhood to another,this may be long enough
to begin functioning as a minor arterial.
The Chenal Valley Drive extension currently has a dedicated Right-of-Way of
60-foot width.If the Proposed Collector Street is removed from the Master
Street Plan and the right-of-way abandonment is approved for the applicant's
property,the dedicated Right-of-Way would remain as a stub from the east to the
"back door"of the applicant's property.
2
May 15,2003
ITEM NO.:6.2 Cont.FILE NO.:MSP-03-02
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Aberdeen Court
Property Owners Association,Bayonne Place Property Owners Association,
Carriage Creek Property Owners Association,Chenal Ridge Property,Du
Quesne Place P.O.A.,Eagle Pointe Property Owners Association,Glen Eagles
Property Owners Association,Hillsborough Property Owners Association,
Hunters Cove Property Owners Association,Hunters Green Property Owners
Association,Johnson Ranch Neighborhood Association,Marlowe Manor
Property Owners Association,Maywood Manor Neighborhood Association,St.
Charles Property Owners Association,and Margeaux Place Property Owners
Association.Staff has received one neutral comment from area residents.
STAFF RECOMMENDATIONS:
Staff does not have a recommendation at time of printing.
PLANNING COMMISSION ACTION:(MAY 'I5,2003)
Brian Minyard,City Staff,made a brief presentation to the commission.Brian
Minyard made a presentation of item 6 so the discussion could coincide with the
discussion for item 6.2.Monte Moore made a presentation of item 6.1 so the
discussion could coincide with the discussion for item 6..See item 6 for a
complete discussion concerning the Land Use Plan amendment for a change
from Office to Multifamily and item 6.1 for a complete discussion concerning the
rezoning from 0-2 Office and Institutional to MF-18 Multifamily.
Commissioner Bill Rector asked if Staff's recommendation for item 6.2 was
changing.Brian Minyard stated that at the time of the original writing of the staff
report,staff did not have a recommendation.After further consideration of the
item,staff concluded that the proposed change to the Master Street Plan was
appropriate.
Planning Commission Vice Chair,Commissioner Mizan Rahman,asked if the
Proposed Collector Street was located north of the dedicated right-of-way.Brian
Minyard stated that the double lines on the map represented the dedicated right-
of-way while the dashed line represented the route of the Proposed Collector
Street.Jim Lawson,Secretary to the Planning Commission,stated that an
apartment complex should not have to have Collector Street run through it and
that the removal of this segment will shorted the length of the Proposed
Collector.Mr.Lawson also stated that long Collector Streets are often used as
3
May 15,2003
ITEM NO.:6.2 Cont.FILE NO.:MSP-03-02
arterial streets.Mr.Lawson closed his comments by saying that the removal of
this segment of the Proposed Collector Street would lay the groundwork for
abandonment of the dedicated right-of-way at a later date.
Planning Commission Chair,Obray Nunnley asked when the Collector Street
would be built.Brian Minyard replied that the Collector Street would be built
when development occurs on the property.Jim Lawson stated that if the
dedicated right-of-way through the applicant's property is abandoned,the
remaining right-of-way could be built as a Commercial Street with a cul-de-sac
for an office subdivision.
A motion was made to approve the item as presented.The item was approved
with a vote of 11 ayes,0 noes,and 0 absent.
4
May 15,2003
ITEM NO..7 FILE NO.:Z-4463-E
NAME:Cook Car Wash —Conditional Use Permit
LOCATION:8100 West Markham Street
OWNER/APPLICANT:Immanuel Baptist Church and Make-A-Wish
Foundation/Robert Brown,Development Consultants
PROPOSAL:A conditional use permit is requested to allow for
construction of a new car wash facility on this C-3
zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the north side of Markham Street,two blocks
east of Rodney Parham Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property was formerly occupied by a convenience store with gas
pumps.An R-5 zoned apartment complex wraps around the north and
east perirneters of the site.Parking lots and driveways on the apartment
property are closest to the proposed car wash.A veterinary clinic and
additional apartments are located to the west.Vacant,R-4 zoned
property is located across West Markham Street to the south.A large
area of multiple commercial uses is located one block to the west.The
proposed car wash should be as compatible with the neighborhood as the
convenience store was.The applicant has oriented the vacuum islands to
the front of the site,away from the apartments.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Apache Crime Watch
Neighborhood Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
The applicant proposes to access the site via a single,30 foot wide
driveway onto West Markham Street.The site currently has two
driveways.One will be closed and the other will be modified.The nature
of the use is such that no parking beyond the vacuum islands and car
wash bays is needed.Staff supports a variance to allow the proposed
driveway to have a reduced spacing from the property line of 55 feet.The
Code requires a spacing of 150 feet.
May 15,2003
ITEM NO.:7 Cont.FILE NO.:Z-4463-E
4.SCREENING AND BUFFERS:
Landscape area on the south/east corner of the site shows a vacuum
station in the required nine (9)foot wide landscape strip and buffer area.
This landscape area drops to 7.08 feet in width.Nine (9)feet wide is the
minimum requirement for both the landscape and buffer ordinance.
The proposed dumpster encroaches three (3)feet into the minimum land
use buffer width allowed any given point of nine (9)feet.
5.PUBLIC WORKS COMMENTS:
1.Right-of-way dedications,driveway widths,and sidewalk construction
is addressed on the current plan.
2.The placement of a vacuum island adjacent to the right-of-way and the
drive entrance created a traffic conflict point and potential hazard.
Contact Traffic Engineering (501)379-1816.
3.Placement of the vacuum islands,canopies,and other improvements
over the box culvert inlet will interfere with future debris removal from
the headwall of the drainage channel and must be moved.
4.A special Grading Permit for Flood Hazard Areas will be required per
Sec.8-283 prior to construction.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Encroachment agreement required for vacuum islands and
canopy.Contact Little Rock Wastewater Utility for details.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:Contact Central Arkansas Water regarding meter size and
location.Due to the nature of the processes used in this facility,
installation of an approved reduced pressure zoned backflow
preventer assembly will be required on the domestic water service.
This device shall be installed prior to any outlet.
Fire Department:Approved as submitted.
2
May 15,2003
ITEM NO.:7 Cont.FILE NO.:Z-4463-E
CATA:Site is on bus route ¹5but has no effect on bus radius,turnout
and route.
SUBDIVISION COMMITTEE COMMENT:(APRIL 24,2003)
The applicant was present.Staff presented the item and noted additional
information was needed on building design and signage.Planning and Public
Works Staff noted that the proposed vacuum islands and canopy needed to be
redesigned and relocated to meet the required 25 foot front yard setback and to
eliminate interference with the drainage channel.The applicant stated he would
meet with the staff of the respective departments to discuss the issue.Staff also
noted that the dumpster needed to be relocated to eliminate an encroachment
into the land use buffer along the north perimeter.The applicant was advised to
respond to staff issues by April 30,2003.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The C-3 zoned property located at 8100 West Markham Street is occupied by a
vacant commercial building.The site previously housed a convenience store
with gas pumps.The building has been vacant for several years.The applicant
proposes to remove the building and to redevelop the site as a car wash.The
development will consist of a single building holding 4 self-service bays and 1
automatic wash bay.Two,uncovered vacuum islands will be located in front of
the wash building.An additional vacuum island will be located under a shade
canopy on the east side of the site.
On April 30,2003,the applicant submitted revised site plans and responses to
staff issues raised at Subdivision Committee.The proposed building will have a
height of 12 feet to the eave line and 18-20 feet to the highest peak.The
building finish will be an architectural style textured block with a standing seam
metal roof.The shade canopy over the eastern vacuum island has been
reduced in size and relocated to satisfy staff's concerns about setbacks and
access to the box culvert inlet.A single,ground-mounted sign meeting
commercial standards (36'n height and 160 square feet in area)will be located
near the southwest corner of the site.A single wall sign,not to exceed 10%of
the building facade,will be located on the front facade.The two vacuum islands
in front of the building will have a small lighted canopy with lettering to indicate
"vacuum".The shade canopy on the east side of the site will have no signage.
3
May 15,2003
ITEM NO.:7 Cont.FILE NO.:Z-4463-E
The dumpster has been relocated to eliminate any encroachment into the
required landscape/buffer strip on the north.The car wash will be open 7 days a
week,24 hours a day.Attendants will visit the site to take care of trash,cleanup,
system refills,etc...A 6.5 foot tall,wood privacy fence is located on the east and
north perimeters.Additional trees will be added to the landscape strips on these
perimeters.An additional easement has been shown west of the drainage ditch
to provide access for maintenance.
To staff's knowledge,there are no other issues.Staff supports the requested
conditional use permit.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
Compliance with staff comments and conditions outlined in Sections 4,5 and
6 of the staff report.
2.Site lighting is to be aimed downward and into the site.
3.Compliance with the approved site plan.
Staff recommends approval of a variance to allow the driveway spacing as
proposed.
PLANNING COMMISSION ACTION:(MAY 15 2003)
The applicant was present.There were no objectors present.Staff presented
the item and offered a recommendation of approval subject to compliance with
the conditions outlined in the "Staff Recommendation"above.Staff also
recommended approval of the driveway spacing variance.
There was no further discussion.
The item,including the variance,was placed on the Consent Agenda and
approved as recommended by Staff.The vote was 11 ayes,0 noes and
0 absent.
4
May 15,2003
ITEM NO.:8 FILE NO.:Z-7391
NAME:Airgas —Conditional Use Permit
LOCATION:4418 South University Avenue
OWNER/APPLICANT:Darragh Investment Co./Stuart Mackey
PROPOSAL:A conditional use permit is requested to allow for
expansion of the storage and loading dock facilities
of this existing,compressed gas company.The
property is zoned C-3.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located on the west side of University Avenue,one lot north of
First Tee Drive.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The properties along University Avenue to the north and south of this site
contain a variety of commercial uses including furniture sales,auto and
truck sales,a technical school and a golf driving range.A golf course is
located beyond a wooded area to the west.A substantial floodway is
located north of the site.The storage of tanks occurs behind the building
and is not readily visible from the street.Allowing the expanded storage
and loading dock should not affect the business'ompatibility 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 Curran-Conway,College
Terrace and SWLR United for Progress Neighborhood Associations were
notified of this request.
3.ON SITE DRIVES AND PARKING:
The site is accessed by a driveway off of Kramer Street via First Tee Drive
and S.University Avenue.A large parking lot is located south and west of
the building.The applicant proposes to expand the outdoor storage area
and loading dock into the parking lot west of the building.More than
sufficient parking remains for the use.
IVlay 15,2003
ITEM NO.:8 Cont.FILE NO.:Z-7391
4.SCREENING AND BUFFERS:
Since the proposed building expansion is less than 10 percent,no
landscaping upgrade is required.Make sure fence is located on property;
currently shown on the outside of the property line.
5.PUBLIC WORKS COMMENTS:
1.A special Grading Permit for Flood Hazard Areas will be required per
Sec.8-283 prior to construction.
2.No boundary street improvements or right-of-way dedication will be
required for the proposed expansion.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:Approved as submitted.
Water:Contact Central Arkansas Water if larger and/or additional
meter(s)are required.Due to the nature of the processes used in this
faci(ity,installation of an approved reduced pressure zone backflow
preventer assembly will be required on the domestic water service.
This device shall be installed prior to any outlet.Contact Carroll
Keatts,Central Arkansas Water's Cross Connection Program
Administrator at 992-2431,if you would like to discuss backflow
prevention requirements for this project.
Fire Department:On-site fire hydrants may be required,contact
Fire Marshall.
C
CATA:Site is near bus routes 417 and 17A and has no effect on bus
radius,turnout and route.
2
May 15,2003
ITEM NO.:8 Cont.FILE NO.:Z-7391
SUBDIVISION COMMITTEE COMMENT:(APRIL 24,2003)
The applicant was present.Staff presented the item and noted additional
information was needed regarding signage,hours of operation,site lighting,
outside storage areas and fencing materials.Public Works and Landscape
Comments were noted.Staff suggested that a variance from the requirement to
screen the outside storage area might be appropriate,due to the nature of
surrounding uses.The applicant stated he would review the issue and respond
to staff.Utility Comments were noted.The applicant was advised to respond to
staff issues by April 30,2003.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
Airgas,Inc.,a supplier of compressed gas,occupies the C-3 zoned property
located at 4418 S.University Avenue.The business is one of those relocated by
the Presidential Library development east of I-30.The site consists of a single
building,a fenced-in storage/loading area and a large parking lot.The applicant
proposes to construct a new loading dock and to expand the fenced-in,outdoor
storage area.Airgas will continue to maintain minimum levels of on-site cylinder
stock at this location due to the close proximity to its gas fill plant operation at
3101 West 32"Street.The proposed levels of gases to be stored at this site
are:
10 280 cubic foot acetylene cylinders
35 140 cubic foot acetylene cylinders
20 20 cubic foot acetylene cylinders
40 10 cubic foot acetylene cylinders
3 33 pound propane cylinders
10 300 cubic foot hydrogen cylinders
300 20 to 300 cubic foot nonflammable compressed gas cylinders
No changes in site lighting or signage are proposed.Days and hours of
operation are Monday-Friday,8:00 a.m.—5:00 p.m.The dumpster is located
within the fenced-in storage area.
On April 29,2003,the applicant submitted a revised site plan and responses to
staff issues raised at Subdivision Committee as outlined above.The applicant is
requesting a variance from the ordinance requirement to screen the area of
outdoor storage.Staff is supportive of this variance.The fenced-in area of
3
May 15,2003
ITEM NO.:8 Cont.FILE NO.:Z-7391
outdoor storage is screened on the east by the applicant's building,on the north
by the Cost-Plus furniture store building,on the south by the ITT Institute building
and on the west by the wooded floodway and First Tee Golf Course property.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1.Compliance with staff comments and conditions outlined in Sections 4,5 and
6 of the staff report.
2.Compliance with the approved site plan.
Staff recommends approval of a variance to allow the area of outdoor storage to
be enclosed by a 6 foot tall,chain-link fence with 3 strands of barbed wire across
the top subject to the area of outdoor storage being kept in a clean and neat
condition.If in staff's opinion,the area of outdoor storage becomes
unacceptably trashy or unsightly,screening will be required or the issue must be
returned to the Planning Commission for further review.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was present.There were no objectors present.A letter of
support had been received from SWLR United for Progress.Staff presented the
item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.Staff also
recommended approval of a screening variance as outlined above.
There was no further discussion.
The item was placed on the Consent and approved as recommended by staff,
including the variance.The vote was 11 ayes,0 noes and 0 absent.
4
May 15,2003
ITEM NO.:9 FILE NO.:Z-7392
NAME:Islamic Center of Little Rock Parking Lot —Conditional
Use Permit
LOCATION:3201 and 3207 Anna Street
OWNER/APPLICANT:Islamic Center of Little Rock/Kaleem Sayyed,
President
PROPOSAL:A conditional use permit is requested to allow
temporary use of these R-3 zoned lots as an
unimproved parking lot.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located at the southeast corner of West 32'nd Anna Streets;
3 blocks north of Asher Avenue.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The proposed parking lot is located in an area of mixed zoning and uses.
R-3 zoned single family properties are located to the west and north,
across Anna and West 32"Streets.Vacant 1-2 zoned property,also
owned by the Center,is located to the east.An I-2 zoned contractor's
storage yard is located to the northeast.One single family residence is
adjacent to the south.Other Islamic Center facilities are located to the
south at Lucie and Anna Streets.West 32"Street seems to be the
dividing line between the sin~le family neighborhood and the mixed use
area.The area south of 32"extending to Asher contains a variety of
uses.The proposed parking lot should be compatible with uses in the
immediate vicinity.A 12-month time limit will be placed on use of the
gravel parking lot.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Curran-Conway,Midway
and South of Asher Neighborhood Associations were notified of this
request.
3.ON SITE DRIVES AND PARKING:
The number of parking spaces that the subject property can
accommodate is uncertain.The applicant has stated the parking area will
be enclosed by a chainlink fence leaving a single driveway access point
May 15,2003
ITEM NO.:9 Cont.FILE NO.:Z-7392
on each street perimeter.The applicant proposes use of the gravel
parking lot for a period not to exceed 12 months,during which time a
master plan will be prepared for the overall islamic Center site.
4.SCREENING AND BUFFERS:
Within the twelve months (12)get a site/landscaping approved in the
office of planning and development.
Cannot review this plan for the landscape and buffer ordinance
requirements.
5.PUBLIC WORKS COMMENTS:
1.Temporary use of the empty lot as a parking area without boundary
street improvements is acceptable if an expiration date of the approval
is established.
2.Permanent commercial use of the property will require right-of-way
dedication 30 feet from center on boundary streets and construction of
street improvements per Master Street Plan.Other ordinance
requirements may apply depending on the proposal.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:Approved as submitted.
Water:No objection.
Fire Department:Approved as submitted.C~:C i d
CATA:Site is near bus routes ¹14and 17A but has no effect on bus
radius,turnout and route.
2
May 15,2003
ITEM NO.:9 Cont.FILE NO.:Z-7392
SUBDIVISION COMMITTEE COMMENT:(APRIL 24,2003)
The applicant was present.Staff presented the item and noted that additional
information was needed regarding site lighting,fencing and signage.Staff
suggested that use of the unimproved parking lot be limited to 12 months,during
which time the Islamic Center would submit a master plan for development of the
site and adjacent properties also owned by the Center.Staff suggested that the
street perimeters be lined with crossties or another similar element to contain the
gravel and to control access to the site;leaving a single,26-foot wide access
point on each perimeter.Public Works and Landscape Comments were
presented.It was noted that a complete plan review would be required if the
parking lot were to be paved.
The applicant was advised to respond to staff issues by April 30,2003.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The Islamic Center of Little Rock is requesting approval of a conditional use
permit to allow use of the vacant,R-3 zoned lots located at 3201 and 3207 Anna
Street as unimproved,overflow parking for a period of 12 months.The lots have
been cleared and covered with gravel.The parking lot will be enclosed by a
chain-link fence;leaving a single,26-foot wide opening on each street perimeter
for access.No signage is proposed.Any site lighting will be low-level and
directional,aimed inward to the site.
With the exception of one lot,the Islamic Center owns the entire block bounded
by West 32"',Anna,Mary and Lucie Streets.During the 12-month period that
the temporary parking is proposed,the Center will be preparing a master plan for
development of the block.It is possible that a building may be located on these
lots,thus the request not to have to fully develop the parking lot.
Staff is supportive of the request.The proposed use of the site by the Islamic
Center is compatible with uses and zoning in the area.Use of the site as an
unimproved parking lot cannot exceed 12 months without subsequent approval
by the Planning Commission.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit to allow use
of these lots as a gravel-covered,unimproved parking lot for a period of 12
months subject to compliance with the following conditions:
3
May 15,2003
ITEM NO.:9 Cont.FILE NO.:Z-7392
1.Use of the lots as described is to expire on May 15,2004 by which date the
Islamic Center is to have appeared before the Planning Commission and
received approval for a master development plan that incorporates these two
lots or the property is to have been properly developed as a paved parking lot
in compliance with all applicable city codes regarding,but not limited to:land
alteration and grading;street improvements and right-of-way dedication;
landscaping,screening and buffers;and parking lot design.
2.The lots are to be enclosed by a chain-link fence,not exceeding 6 feet in
height,leaving no more than a single;26 foot wide driveway opening on each
street frontage.The fence must be placed in relation to the new right-of-way
requirement for abutting streets as described in Public Works Comments.
PLANNING COMMISSION ACTION:(MAY 15,2003)
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.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 11 ayes,0 noes and 0 absent.
4
May 15,2003
ITEM NO.:10 FILE NO.:Z-7394
NAME:Holy Ghost Temple —Conditional Use Permit
LOCATION:2117 and 2119 Battery Street
OWNER/APPLICANT:Minister Addison D.Baker
PROPOSAL:A conditional use permit is requested to allow for the
construction of a new church on these vacant,R-4
zoned lots.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located on the east side of Battery Street,between West
21'nd
West 22"Streets.
2.COMPATIBILITY WITH NEIGHBORHOOD:
Although this clearly is predominantly a single family neighborhood,there
are other uses in the immediate vicinity.Churches are located at 22"and
Wolfe and 23'nd Wolfe;one block to the east and southeast.The
Mitchell School,a day care center and another church are located 2 Vz
blocks to the south,near Roosevelt Road.An older single family dwelling
located across Battery Street has been converted to multifamily.There
are numerous vacant-boarded residential structures in the immediate
area;primarily west of Battery,south of 21".This small church currently
has approximately,20 members and is proposing a sanctuary with a
seating capacity of 50.No other uses such as day care or private school
are proposed.This "neighborhood"church is of a scale that is compatible
with uses in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Wright Avenue and Central
High Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The church proposes to have a seating capacity of 50 persons in the
sanctuary requiring 12 on-site parking spaces.Twelve parking spaces are
proposed;8 accessed via a one-way driveway off of Battery Street and
four directly off of the alley.
May 15,2003
ITEM NO.:10 Cont.FILE NO.:Z-7394
4.SCREENING AND BUFFERS:
The proposed structure encroaches within the land use buffer area.This
minimum buffer width requirement is 6.7 feet.
The landscape ordinance requires a three foot (3)wide minimum
landscape strip between the parking lot(s)and the building,or in the
general area.
The buffer ordinance requires a nine (9)foot wide land use buffer
between this site and the neighboring site to the south.The landscape
ordinance requires a nine (9)foot wide landscape strip.However,this site
is located in the designated mature area of the city,therefore,the
minimum requirement is (6.7)feet.
Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
The six (6)foot high fence to be directed face side out.
5.PUBLIC WORKS COMMENTS:
1.The right-of-way width on Battery will be acceptable for this primarily
residential area.
2.Alleys are not maintained by the City.The primary access to the new
parking area should be from Battery Street,or the Church will need to
pave and maintain the alley.One-way signage may be required for the
alley.
3.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 Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
2
May 15,2003
ITEM NO.:10 Cont.FILE NO.:Z-7394
Water:Contact Central Arkansas Water regarding meter size and
location.
Fire Department:Approved as submitted.
Count Plannin:No Comments received.
CATA:Site is near bus routes 014 and 16 but has no effect on bus
radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(A P R IL 24,2003)
The applicant was present.Staff presented the item and noted additional
information was needed regarding building design,signage,site lighting and
trash collection.Staff noted that the parking lot needed to be redesigned to
provide access from Battery Street and to allow for required landscape areas.
The applicant stated he would meet with staff to address those issues.Staff
encouraged the applicant to meet with neighborhood residents in light of the
number of telephone calls expressing concern received by staff.The applicant
was advised to respond to staff issues by April 30,2003.
The Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
The Holy Ghost Temple Church proposes to construct a new church building and
associated parking on the two vacant,R-4 zoned lots located at 2117 and 2119
Battery Street.The church proposes to construct a one-story building with a
brick and vinyl siding exterior.The roof will have a single gable with a roof pitch
of 6-7:12 with architectural shingles.If a steeple is added at a later date,it will
be a one-piece,prefabricated steeple with a projected height not to exceed 5
feet above the roof.A single,monument style,ground-mounted sign will be
placed in front of the building.The sign will be constructed with a brick veneer at
a height of 6 feet and width of 5 feet.No new site lighting is proposed at this
time.No other uses such as day care,private school or Mother's Day Out
program are proposed.The proposed new structure will seat approximately 50
persons.Standard church service hours are Sunday mornings from 11:00 a.m.—
1:30 p.m.and Wednesday evenings from 7:00 p.m.—8.30 p.m.There will be
other church activities throughout the week and occasional special services.
Twelve parking spaces will be constructed on the site.Eight spaces will be
located south of the building,accessed via a one-way driveway from Battery
Street.Four spaces are located behind the building,off of the alley.
3
May 15,2003
ITEM NO.:10 Cont.FILE NO.:Z-7394
On April 29,2003,the applicant submitted a revised site plan and responses to
issues raised at Subdivision Committee.The plan was modified to provide an
entrance from Battery Street,angled parking,a 6.7 foot landscaped buffer on
both the north and south perimeters,building landscaping and a 6-foot tall wood
privacy fence on the north and south perimeters.Staff believes the applicant
has done a good job of addressing issues raised during the staff review.
Staff believes this small,neighborhood scale church is a reasonable use for this
site and,with compliance with city development criteria,should be compatible
with the neighborhood.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1.Compliance with staff comments and conditions outlined in Sections 4,5 and
6 of the staff report.
2.Any new site lighting must be low-level and directional,aimed inward to the
site.
3.Compliance with the approved site plan.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicants were present.There were several objectors present.A letter of
opposition had been received from the Wright Avenue Neighborhood
Association.Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined in the "Staff Recommendation"above.
Rev.Addison Baker addressed the Commission in support of his application.He
stated the church had been in existence for 34 years and was currently meeting
in rented space at 1401 West 18 Street.Rev.Baker stated the congregation
was currently running 15-20 members and would have a maximum of 45-50 at
the proposed new location.He stated the church would relocate if and when it
ever exceeded that number.Rev.Baker stated he had spoken to several
neighborhood residents who had indicated support for the church.
Ms.Artelia Westbrook,of 2209 Battery,spoke in opposition.She stated
there were other churches in the area and another church was not needed.
Ms.Westbrook voiced concerns about parking,traffic and the amount of
development on a small site.
4
May 'l5,2003
ITEM NO.:10 Cont.FILE NO.:Z-7394
James Floyd,of 1710 West 19 Street,voiced opposition.He stated the
applicants had not met with the neighborhood association.Mr.Floyd stated the
Wright Avenue Neighborhood Avenue had met and voted to oppose the
application.Mr.Floyd voiced concerns about the narrow street,parking,the
impact on the residential neighborhood,the possibility that the building would not
be designed to be compatible with adjacent structures and the historic nature of
the neighborhood.
Assistance Pastor Rose Scott made reference to the number of boarded
structures and vacant lots in the neighborhood and stated she felt the church
would be a good addition to the area.She stated members would not park on
the street.
Annie Abrams,of the Central Little Rock CDC,spoke in opposition.She stated
the residents of the neighborhood were committed to the revitalization of the
area.Ms.Abrams encouraged the Commission to continue support for the
neighborhood by denying the application.She stated there was an
"oversaturation"of churches in the neighborhood.
Rev.Baker stated he and Assistant Pastor Scott were residents of the
neighborhood.He stated they both had walked the streets visiting with
residents.Rev.Baker stated the building would be designed to fit the
neighborhood.He stated the church could help to revitalize the area.
In response to questions from Commissioner Meyer,Rev.Baker stated he did
not have drawings to show the design of the building.He stated it would have a
brick and vinyl exterior designed to fit the neighborhood.
Commissioner Muse asked what would happen to the building if the church were
to outgrow it and relocate.Staff responded that another church could occupy the
building and operate under the provisions of the C.U.P.
In response to a question from Commissioner Muse,Rev.Scott stated the
required screening could be accomplished through plantings of shrubs rather
than the proposed 6-foot wood fence.
In response to a question from Commissioner Lowry,Rev.Baker stated the
church currently had approximately 15 members attending services.
Commissioner Allen asked how the church had contacted the neighborhood
Rev.Baker stated the required notices had been sent and an effort was made,
through the Alert Center,to set up a meeting with the neighborhood association.
He stated a meeting could not be arranged.Rev.Baker stated he went on foot
through the neighborhood,visiting residents.
5
May 15,2003
ITEM NO.:10 Cont.FILE NO.:Z-7394
Assistant Pastor Scott stated she had contacted several residents by telephone.
She acknowledged that there were several residents who were opposed to the
church.
Commissioner Faust commented,in reference to the letter from the Wright
Avenue Neighborhood Association,that the church was proposing to build on
vacant lots,not tear down any structures.
James Floyd reiterated that no contact was made with the neighborhood
association.
In response to a question from Chairman Nunnley,Dana Carney of the Planning
Staff described how staff had arrived at a recommendation of approval.
Chairman Nunnley commented that this was a fragile area and he did not believe
the church was a proper use for the site.He stated it would be difficult for the
church to function on such a small site.
A motion was made and seconded to approve the application subject to
compliance with staff recommendations and conditions.
Commissioner Lowry noted that a neighbor had stated the church was going to
buy and tear down a house.Rev.Baker responded that the church was not
planning to remove any residences.
Ms.Abrams spoke again of the plan to do infill residential development in the
neighborhood.She stated the City must be more committed to developing
additional residential stock.Ms.Abrams commented that churches do not add to
the City's tax base.
Commissioner Meyer suggested the church take a deferral to meet with the
neighbors.There was no response.
The Chairman called the question.The vote was the motion was 0 ayes,
11 noes and 0 absent.
6
May 15,2003
ITEM NO.:11 FILE NO.:Z-7395
NAME:Wiggins —Conditional Use Permit
LOCATION:1409 Cumberland Street,¹4
OWNER/APPLICANT:Gloria Venable/Jennifer Wiggins
PROPOSAL:A conditional use permit is requested to allow use of
one unit of this R-4A zoned,4-unit,residential
structure as an attorneys'ffice.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located on the east side of Cumberland Street;midway
between Daisy L.Gatson Bates Drive and East 15'treet.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed uses and zoning.The properties
across Cumberland Street,to the west,are located in the Capitol Zoning
District.Uses in that immediate area include the former Eastside School,
a portion of which has been remodeled as apartments;a nursing home;
and single family residences.East of Cumberland,the uses are primarily
residential,both single family and multifamily.The site lies on the
northern edge of the path of the 1999 tornado.Many properties along the
tornado path are either vacant or contain damaged structures.Allowing
the use of one unit of this structure as an attorney's office should be
compatible with uses in the area.No changes will be made to the site
other than for installation of a small sign.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the MacArthur Park,East of
Broadway and Downtown Neighborhood Associations were notified of this
request.
3.ON SITE DRIVES AND PARKING:
The property has no on-site parking.This 4-unit,multifamily residence
would typically require 6 on-site parking spaces (1.5 per unit).One unit is
occupied by Quapaw Realty and one unit is proposed for occupancy by
the law firm.Due to the size of the office uses,approximately 500-600
May 15,2003
ITEM NO.:11 Cont.FILE NO.:Z-7395
square feet each,they actually require less parking (one space per unit).
There is adequate on-street parking available in the general area to
accommodate the proposed and existing uses.
4.SCREENING AND BUFFERS:
No Comments.
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Approved as submitted.
Count Plannin:No Comments received.
CATA:Site is on bus route 420,but has no effect on bus radius,turnout
and route.
SUBDIVISION COMMITTEE COMMENT:(APRIL 24,2003)
The applicant was present.Staff presented the item and noted additional
information was needed on signage,number of employees,days and hours of
operation and specific uses within the proposed office area.In response to a
question from staff,the applicant stated two of the other units were occupied as
residences and one was occupied by Quapaw Realty.The applicant stated that
there would only be two individuals working in the office,both attorneys.The
applicant stated it was hoped that a receptionist might be added one day to
serve both the law office and the real estate office.The Committee suggested
that the applicant include the proposed receptionist in this review to preclude
having to return to the Commission at a later date.The applicant was advised to
respond to staff issues by April 30,2003.
2
May 15,2003
ITEM NO.:11 Cont.FILE NO.:Z-7395
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The R-4A zoned property located at 1409 Cumberland Street is occupied by an
older,two-story residential structure.Some years ago,the structure was
converted into a 4-unit apartment building with 2 units downstairs and 2 units
upstairs.The owner of the property occupies one of the lower units as a
residence and uses the second lower unit as an office for Quapaw Realty.One
of the upper units is occupied as a residence.The applicants propose to use the
second upper unit as an office for a small law firm consisting of two attorneys.A
receptionist may be hired at some point in the future to serve both the law office
and the real estate office.Anticipated hours of operation are Monday-Friday,
8:30 a m.—5 30 p.m.
The proposed law office in Suite ¹4consists of 537 square feet and includes one
bathroom,one kitchen and two large rooms.The entry is off of the main hall on
the second floor.The entry opens into a large room that will be used as a
conference area where the applicants will receive,interview,counsel and
negotiate with clients.The other large room will be used as work space for both
attorneys.No changes will be made to the structure or to the site.The site is
located in the MacArthur Park Historic District.
The applicants propose to install a small ground-mounted sign that will comply
with Historic District guidelines.The sign will serve both Quapaw Realty and
Bowen and Wiggins Law Firm.
Staff believes the proposed use is compatible with uses and zoning in the area.
The R-4A zoning district was created in 2000 in conjunction with the UU,Urban
Use district.The R-4A District is intended to be an urban low to moderate
density residential area,where an occasional non-residential use adds to the
overall character of the neighborhood.The applicants propose to maintain the
residential character of the property with no changes being made to the site with
the exception of one,small,ground-mounted sign.On-street parking will be
utilized,as is typical in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1.The conditional use permit is limited to the use of Unit ¹4with the exception
of a future receptionist who may be located downstairs to serve both the law
firm and Quapaw Realty.
3
May 15,2003
ITEM NO.:11 Cont.FILE NO.:Z-7395
2.The conditional use permit is limited specifically to a law firm only,consisting
of two attorneys and no other staff,except for the aforementioned
receptionist.
3.Signage is to be limited to a single,small ground-mounted sign in compliance
with MacArthur Park Historic District guidelines.
Staff recommends approval of a parking variance to allow all parking to be off-
site.
PLANNING COMMISSION ACTION:(MAY 15,2003)
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 also
recommended approval of a parking variance.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff,including the variance.The vote was 11 ayes,0 noes and 0 absent.
4
May 15,2003
ITEM NO.:12 FILE NO.:Z-7396
NAME:Johnson Accessory Dwelling —Conditional Use
Permit
LOCATION:1716 Watt Street
OWNER/APPLICANT:Dana Johnson
PROPOSAL:A conditional use permit is requested to allow
conversion of an existing accessory structure into an
accessory dwelling.The property is zoned R-2.
STAFF REPORT:
On May 5,2003,the applicant submitted a request that this item be withdrawn
without prejudice.
STAFF RECOMMENDATION:
Staff recommends approval of the applicant's request that the item be withdrawn
without prejudice.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had requested that the item be withdrawn
without prejudice.
There was no further discussion.
The item was placed on the Consent Agenda and approved for withdrawal
without prejudice.The vote was 11 ayes,0 noes and 0 absent.
May 15,2003
ITEM NO.:13 FILE NO.:Z-7401
NAME:Roberts Manufactured Home —Conditional Use
Permit
LOCATION:21503 Denny Road
OWNER/APPLICANT:Philip and Patricia Roberts
PROPOSAL:A conditional use permit is requested to allow for
placement of a multisectional manufactured home on
this R-2 zoned,7a acre tract.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the south side of Denny Road,1/8a mile past
the Wildwood Center for Performing Arts.The site is outside of the
corporate city limits but within the City's zoning jurisdiction.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The surrounding area is very rural in nature,comprised primarily of large
tracts of heavily wooded properties and single family homes on larger
tracts.East of this site is the Wildwood Center,the future site of the
Westside YMCA and Pulaski Academy's athletic fields.The proposed
home is located within a wooded,7t acre tract and is not visible from the
street or from most of the surrounding,undeveloped properties.The
proposed use is compatible with uses in the area.
All owners of property located within 200 feet of the site were notified of
this request.
3.ON SITE DRIVES AND PARKING:
Access to the site is via a 60-foot wide ingress-egress easement off of
Denny Road.A gravel drive is located in the easement.There is more
than adequate space on the site to accommodate the one required on-site
parking space.
4.SCREENING AND BUFFERS:
No Comments.
May 15,2003
ITEM NO.:13 Cont.FILE NO.:Z-7401
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Outside service boundary,no comment.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:SBC requests that the 30-foot and 40-foot power
easements over the SE "l~,SE '/~,Section 28,T-2-N,R-'l4-W be made a
common utility easement as opposed to 'power"only.
Water:No water service is available to this site from the Central Arkansas
Water system.
Fire Department:Approved as submitted.
Count Plannin:No Comments received.
CATA:Site is not located on a dedicated bus route and has no effect on
bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(APRIL 24,2003)
The applicants were present.Staff presented the item and noted additional
details were needed on the proposed home;size and exterior finish.There were
no other comments.Utility comments were noted.The applicant was advised to
respond to staff issues by April 30,2003.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicants propose to place a 32 feet by 80 feet,multisectional
manufactured home on this R-2 zoned,7.24 acre tract.The property is located
outside of the corporate city limits but within the City's zoning jurisdiction.The
site is heavily wooded and is virtually surrounded by undeveloped,wooded
tracts.The surrounding area does contain a scattering of single family homes on
large tracts.The Wildwood Center,the future home of the Westside YMCA and
2
May 15,2003
ITEM NO.:13 Cont.FILE NO.:Z-7401
the Pulaski Academy athletic fields are all located east of the site.The proposed
home will have a vinyl siding exterior and a 3/12 pitched,shingled roof.Front
and back porches will be added.The home will be installed on a concrete block
foundation.
On April 25,2003,the applicants submitted responses to staff issues raised at
Subdivision Committee and reflected in the analysis above.To staff's
knowledge,there are no other issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following siting criteria from Section 36-254(d)(5)of the
Code.
a.A pitched roof of three (3)in twelve (12)or fourteen (14)degrees or greater.
b.Removal of all transport elements.
c.Permanent foundation.
d.Exterior wall finished so as to be compatible with the neighborhood.
e.Orientation compatible with placement of adjacent structures.
f.Underpinning with permanent materials.
g.All homes shall be multisectional.
h.Off-street parking per single-family dwelling standard.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the siting
criteria of Section 36-254(d)(5)as outlined above.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 11 ayes,0 noes and 0 absent.
3
May 15,2003
ITEM NO.:14 FILE NO.:Z-3836-F
NAME:Christ the King Catholic Church—
Revised Conditional Use Permit
LOCATION:4000 North Rodney Parham Road
OWNER/APPLICANT:J.Peter Sartain as Bishop of Little Rock/
Canino Peckham and Associates
PROPOSAL:A revision to a previously approved conditional use
permit is requested to allow for the addition of outdoor
exercise and playground areas to this existing,R-2
zoned church site.
ORDINANCE DESIGN STANDARDS:
SITE LOCATION:
The site is located on the west side of Rodney Parham Road;one block
south of Cantrell Road.
2.COMPATIBILITY WITH NEIGHBORHOOD;
All proposed improvements are within the existing church campus.The
site is surrounded by office zoned and developed properties.Allowing the
proposed playground and exercise area 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 and the Pleasant Valley and
Pleasant Forest Neighborhood Associations were notified of this request
3.ON SITE DRIVES AND PARKING:
No changes are being proposed to the existing driveways and parking
lots.No changes are being proposed to the church or school that would
affect parking requirements.
4.SCREENING AND BUFFERS:
Exercise equipment proposed will be located within the street buffer area.
The width requirement in this area is 6'/o of the average depth of property,
but in no case less than half the requirement.
May 15,2003
ITEM NO.:14 Cont.FILE NO.:Z-3836-F
The trees in this area are required and therefore will need to be properly
protected.Orange protective fencing to be placed around the trees prior
to any construction at the critical root zone areas.This note should be
located on both the grading/site plan and the landscape plan.
5.PUBLIC WORKS COMMENTS:
1.Obtain a franchise agreement from Public Works (John Barr,
371-4646)for the soccer field fence located in the right-of-way.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Approved as submitted.
CATA:Site is not located on a dedicated bus route and has no effect on
bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(A P R I L 24,2003)
The applicant was present.Staff presented the item and noted additional details
were needed on the proposed pavilion and amphitheater.Public Works and
Landscape Comments were noted.There were no other comments,The
applicant was advised to respond to staff issues by April 30,2003,
The Committee forwarded the item to the full Commission.
STA F F AN A LYS I S:
Christ the King Catholic Church and school occupy the large,R-2 zoned tract
located at 4000 N.Rodney Parham Road.The church is proposing to construct
new playground areas,a pavilion and amphitheater and an outdoor fitness area.
2
May 15,2003
ITEM NO.:14 Cont.FILE NO.:Z-3836-F
All of the new playground and fitness areas will be located within the existing
church property.No changes are proposed to church buildings,driveways,
parking or perimeter fencing.The two new play areas will be located adjacent to
an existing playground;between a parking lot and the middle school and family
life center buildings.The Pavilion and amphitheater will be located between the
new play areas and the buildings.The 20-foot pavilion will be constructed of
steel and will have a two-tier roof design.The pavilion and amphitheater will be
used for school related functions such as outdoor classes,small scale theatrical
programs and general play.It is not anticipated that the facility will be used for
any late evening or after dark programs.The outdoor fitness area is to be
located west of the soccer field;between the field and the Woodland Heights
Road perimeter of the site.The fitness area will consist of several exercise
stations,benches and picnic tables.
Staff is supportive of the requested C.U.P.The proposed exercise,playground
and pavilion improvements are all located within the campus in areas that are
now being used for play and outdoor activities.The campus itself is located in
an area of office and institutional uses.The proposed improvements should
have no effect on nearby properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with Public Works and Landscape Comments.
Staff recommends approval of a variance to allow the outdoor fitness area to be
located within the street buffer.
PLANNING COMMISSION ACTION:(MAY 15,2003)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with Public
Works and Landscape Comments.Staff also recommended approval of the
street buffer variance.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff,including the variance.The vote was 11 ayes,0 noes and 0 absent
3
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May 15,2003
There being no further business before the Commission,the meeting was
adjourned at 5:15 p.m.
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