HomeMy WebLinkAboutpc_03 28 2002sub2"*
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUM59GLY AND MINUTE RECORD
MARCH 28,2002
4:00 P.M.
I.Roll Call and Finding of a Quorum
II.Members Present:Bob Lowry
Judith Faust
Robert Stebbins
Norm Floyd
Mizan Rahman
Obray Nunnley,Jr.
Richard Downing
Members Absent:Craig Berry
Fred Allen,Jr.Bill Rector
Rohn Muse
City Attorney:Cindy Dawson
III.Approval of the Minutes of the February 14,2002 MeetingoftheLittleRockPlanningCommission.The Minutes wereapprovedaspresented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MARCH 28,2002
4:00 P.M.
I.PRELIMINARY PLAT:
1.Pinnacle Valley Phase V Preliminary Plat (S-992-N)
located 0.6 miles north of Cantrell Road on the west side
of Pinnacle Valley Road
II.PLANNED ZONING DEVELOPMENTS:
2.Branch Bank of the Ozarks Short-form POD (Z-3740-B)—located
on the southwest corner of Cantrell Road and the east leg of
Taylor Loop Road
3.A Land Use Plan Amendment in the Boyle Park Planning
District a change from Office to Multi-family (LU02-10-01)
—Located on the west side of the 2000 block of South
University Avenue
3.1.The Cottages at UALR Short-form PRD (Z-4644-A)—Located on
the west side of the 2000 block of South University Avenue
4.Joseph's Revised Short-form PCD (Z-5699-A)—Located at
800 North Spruce Street
5.Michael Revised Short-form PCD (Z-6863-A)—Located at
1701 Rebsamen Park Road
6.B &M Body Shop Short-form PCD (Z-7152)—Located at
5623 Baseline Road
7.LU02-02-01 A Land Use Plan Amendment in the Rodney Parham
Planning District;a change from Single-family to Office
—Located at 11618 Huron Lane
7.1.Pinnacle Chiropractic and Acupuncture Short-form POD
(Z-7153)—Located at 11618 Huron Lane
Agenda,Page Two
II.PLANNED ZONING DEVELOPMENTS:(Cont.)
8.LU02-10-02 A Land Use Plan Amendment located in the Boyle
Park Planning District;a change from Office and Single-
family to Multi-family —Located between 41'nd 42"
Streets on the east side of John Barrow Road
8.1.Acts Church Short-form POD (Z-7154)—Located on the east
side of John Barrow Road between 41'nd 42"Streets
III.SITE PLAN REVIEW:
9.Irwin Specialized Construction Site Plan Review (Z-5425-A)
—Located at the north end of Warehouse Road
10.Kroger Fuel Station Subdivision Site Plan Review (S-735-A)
—Located at 8824 Geyer Springs Road
11.Sam's Club Fueling Station Subdivision Site Plan Review
(S-964-C)—Located at 900 South Bowman Road
12.Kroger Fuel Center Subdivision Site Plan Review (S-1337)
—Located at 6420 Asher Avenue
IV.OTHER MATTER:
13.Main Street Corridor Plan
March 28,J02
ITEM NO.:1 FILE NO.:S-992-N
NAME:Pinnacle Valley Preliminary Plat Phase V
LOCATION:0.6 miles north of Cantrell Road on the west side of
Pinnacle Valley Road
DEVELOPER:ENGINEER:
Kelton Brown,Jr.McGetrick &McGetrick Engineers
¹6 Eagle Glenn Cove 319 President Clinton AvenueLittleRock,AR 72223 Little Rock,AR 72201
AREA:4.080 acres NUMBER OF LOTS:15 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:1
CENSUS TRACT:42.05
VARIANCES/WAIVERS REQUESTED:
1.Lots without public street frontage for Lots 2,3,4,5,8,&
9
2.A variance for a 25-foot platted building line adjacent to an
arterial street.
3.A variance for a 15-foot platted building line for all
interior lots.
4.A variance to allow double-frontage lots for Lots 13,14 and
15.
A.PROPOSAL:
The applicant proposes to subdivide this 4.080 acre tractinto15single-family residential lots.The lots will beaccessedviaaprivatecul-de-sac off Pinnacle Valley Road.
March 28,302
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-N
Lots 10,11 and 12 will have access from the rear via a 30-foot access easement shared by these lots and Lots 8 and 9.
There will be a platted,no-access easement adjacent to
Pinnacle Valley Road.
B.EXISTING CONDITIONS
The site is an undeveloped site with a scattering of trees.
There is a creek adjacent to the west property line.A
newly developing single-family subdivision abuts the creek
on the opposite side to the west.A new single-family
residence is under construction to the north of the site
and single-family residences are located to the south of
the site.Single-family residences on large lots are to
the east of the site.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several
informational phone calls concerning the application.All
property owners abutting the site,all residents within 300feetofthesitewhocouldbeidentified,and the River
Valley Property Owners Association were notified of the
Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Pinnacle Valley Road is classified on the Master Street
Plan as a minor arterial.A dedication of right-of-way
45 feet from centerline will be required.
2.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvement to
these streets including 5-foot sidewalk with the Planned
Development.Design is to conform to existing road
construction plans as prepared by Pulaski County.3.Improve corner curb radius to 30 feet radius with
construction (existing corner radius is 25 feet).
4.Provide access easement to residential property to the
south.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Storm water detention ordinance applies to this
property.
7.Easements for proposed storm water detention facilities
2
March 28,~r02
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-N
are required.
8.A 20 feet radial dedication of right-of-way is requiredattheintersectionofPinnacleValleyRoadwiththe
private street.
9.A Grading Permit will be required per Sec.29-186 (c)&
(d)-
10.Streetlights are required on improved streets.11.City requests that lots fronting Pinnacle Valley Road be
prevented access with a NO ACCESS easement,instead
using an ACCESS easement along rear.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if
service is required for project.Contact Jim Boyd at 376-
2903 for details.
Entercn:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:Modification of water facilities installed
previously,but not accepted by Central Arkansas Water,
will be required.An acreage charge of $300/acre applies
in addition to the normal connection charge in this area.
Fire De artment:Place fire hydrants per ordinance.
Contact Dennis Free at 918-3752 for details.
Count Plannin No comment received.
CATA:Site is near Bus Route ¹25 and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Landsca e Issues:No comment.
3
March 28,i02
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-N
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Mr.Pat McGetrick of McGetrick and McGetrick Engineers was
present representing the application.Staff noted some
additions which were needed on the preliminary plat.Staff
also noted there were four variances to the Subdivision
Ordinance,which should be requested:a variance to allow
lots without public street frontage,a variance for a 25-
foot platted building line adjacent to an arterial street,
a variance to allow interior lots to have a 15-foot platted
building line and a variance for double frontage lots for
Lots 13,14 and 15.
Staff noted some of the lots did not appear to be build-
able lots.Staff requested a building footprint be shown
on Lots 5,6z 8 and 9.Staff noted the comments from
Central Arkansas Water concerning the modifications to the
previously installed water system and suggested the
applicant contact the water department to eliminate the
concern.
Public Works staff stated the dedication of 45-foot right-
of-way from the centerline of Pinnacle Valley Road would be
required and the dedication should be shown on the
preliminary plat.Public Works also noted the access
easement on the south property line,which had been
identified in previous discussion,and requested the
easement be shown on the preliminary plat.Staff also
indicate a 10-foot no access easement adjacent to Pinnacle
Valley Road would be required on Lots 1,6,7,13,14 and
15.
There was no further discussion.The Committee determined
there were no outstanding issues associated with the
proposed preliminary plat.The Committee then forwarded
the application to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan addressing most of
the issues raised by staff at the Subdivision Committee
meeting.The applicant requested four variances from the
Subdivision Ordinance;a variance to allow double frontage
lots for Lots 13,14 and 15,a variance to allow Lots 2,3,
4,5,8 and 9 to have no public street frontage,a variance
4
March 28,i02
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-N
to allow a 25-foot platted building line adjacent to an
arterial street and a variance to allow Lots 2,3,4,Sg 8,
and 9 to have a 15-foot platted front building line.
The developer has indicated he will construct 4 street
improvements to Pinnacle Valley Road adjacent to the
property.The applicant has also indicated a 10-foot no
access easement along Pinnacle Valley Road for the lots,
which abut the roadway.The lots will be accessed by a 30-
foot access easement along the rear of the lots.
Staff is not supportive of the plat due to the number of
variances requested.Staff is supportive of the site
developing as single-family but,with the number of
variances required,the developer may be trying to "over-
build"the site.Although the density proposed is
consistent with single-family development,(3.67 units per
acre)the site does not lend itself to such density
development pattern.The site has numerous limitations;
lying adjacent to the Isom Creek and the 50-foot water line
easement along the rear of the property.
The site is also located adjacent to an arterial street,
which requires a 35-foot front platted building line.The
development is proposing a 25-foot front platted building
line adjacent to the roadway thus requiring a variance.In
addition,the interior lots do not meet the required 25-
foot front platted building line,thus requiring an
additional variance.
Three of the 15 lots are double frontage lots.Double
frontage lots are exclusively prohibited under the
Subdivision Ordinance.The applicant has placed a 10-foot
no access easement along the roadway as required by the
Subdivision Ordinance thus minimizing these concerns.
The applicant has prepared building footprints for several
of the lots,which appear to be unbuildable.Staff still
has concerns whether these footprints will "fit"on the
lots and allow the required side yard setbacks under the
zoning ordinance.
5
March 28,z002
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-N
I .STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed preliminary plat
due to the large number of variances to the Subdivision
Ordinance required to develop the site as proposed.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Mr.Pat McGetrick,McGetrick and McGetrick Engineers was presentrepresentingtheapplication.There were objectors present.
There were seven Commissioners present.The Chairman stated it
was Planning Commission Policy to offer a deferral to theapplicantwhenfewerthannineCommissionerswerepresent.TheapplicantrequestedadeferraltotheApril11,2002 Public
Hearing.
The application was place on the consent agenda for deferral.
The vote passed by 7 ayes,0 noes and 4 absent.
6
March 28,20
ITEM NO.:2 FILE NO.:Z-3740-B
NAME:Branch Bank of the Ozarks Short-form POD
LOCATION:On the southeast corner of Cantrell Road and the east legofTaylorLoopRoad
DEVELOPER:ENGINEER:
Barnes,Quinn,Flake &Anderson McGetrick and McGetrick
P.O.Box 3546 319 E President Clinton AvenueLittleRock,AR 72203 Little Rock,AR 72201
AREA:1.037 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2 and C-3
ALLOWED USES:Single-family Residential and General Commercial
PROPOSED ZONING:POD
PROPOSED USE:Bank
VARIANCES/WAIVERS REQUESTED:None Requested.
BACKGROUND:
On September 15,1981 the Board of Directors denied a request to
rezone a portion of the property from R-2 to C-3 to establish a
conforming use for an antique shop located on the west side of thesite.On February 19,1985 the Board of Directors approved Ordinance
No.14,828 rezoning a portion of the property from R-2,Single-family
to C-3,General Commercial.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property located at 14825
Cantrell Road from R-2,Single-family and C-3,General
Commercial to a Planned Office Development to allow a branch
March 28,20.
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:Z-3740-B
bank to develop on the site.The existing structure will be
removed to allow for the development.
The applicant proposes access from Cantrell Road as well as
Taylor Loop Road.The applicant proposes a single-story 2370
square foot building and three drive-through teller windows.
The applicant also proposes an ATM machine to be located on the
east end of the drive-through canopy.There are 16 parking
spaces proposed as a part of the development.
B.EXISTING CONDITIONS:
The commercial zoned portion of the site contains a converted
single-family structure currently being used as a custom picture
framing business.The remainder of the site is undeveloped.
The vacant Harvest Foods store is located to the west of thesiteandamixofcommercialandofficeusesinastripcenter
are located to the north of the site.There are also various
vacant single-family structures to the northwest of the site.
Uses to the east include a vacant dilapidated single-family
structure and a bank.Uses to the south along Taylor Loop Road
include a mix of office and single-family residential.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received numerous informational
phone calls concerning the rezoning request.All property
owners within 200 feet of the site,all residents within 300feetofthesitewhocouldbeidentifiedandthe
Westchester/Heatherbrae Property Owners Association,Westbury
Neighborhood Association and Secluded Hills Property Owners
Association were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Cantrell Road is classified on the Master Street Plan as a
principal arterial.Dedication of right-of-way to 65 feet
from centerline will be required.
2.Taylor Loop Road is classified on the Master Street Plan as a
minor arterial.A dedication of right-of-way 45 feet from
centerline will be required.
3.A 20 feet radial dedication of right-of-way is required at
the intersection of Taylor Loop Road and Cantrell Road.
4.Provide design of street conforming to "MSP"(Master Street
2
March 28,2G
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:Z-3740-B
Plan).Construct one-half street improvements to thesestreetsincluding5-foot sidewalks with the Planned
Development.On Cantrell Road,construct right-turn lane of
150 feet and taper of 100 feet.5.Appropriate handicap ramps will be required per current ADA
standards.
6.All driveways shall be concrete aprons per City Ordinance.
Move driveway on Taylor Loop Road slightly to the north.7.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
8.Storm water detention ordinance applies to this property.9.Easements for proposed storm water detention facilities are
required.
10.Cantrell Road has a 1998 average daily traffic count of
19,000 vehicles per day.11.Obtain permits for improvements within State Highway right-
of-way from AHTD,District VI.
12.Driveway on Cantrell Road to be 36-foot width maximum.13.Provide cross-sections of proposed streets at 100-foot
intervals,with Building Permit.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entercnr:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:No objection.
Fire De artment:Place fire hydrants per ordinance.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No comment received.
CATA:Site is not located on a dedicated Bus Route and has noeffectonbusradius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
3
March 28,20
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:Z-3740-B
The request is located in the River Mountain Planning District.
The Future Land Use Plan shows Commercial for this property.
The applicant has applied for a Planned Office Development to
place a branch bank on the site.The use is less intense than
allowable under the existing Future Land Use classification and
does not require a Land Use Plan amendment.
Cit Reco nized Nei hborhood Action Plan:
The site lies in an area covered by the River Mountain
Neighborhood Action Plan.The River Mountain Action Plan is
currently under review.The Committee has determined
development and redevelopment in the area should follow the
original Goals stated.
In the Plan completed March of 1998 there are three goals,which
mentioned sidewalks and roadway construction.Under the Traffic
and Transportation Goal the Plan list three Action Statements
related to the development and redevelopment in the plan area.
The first is to place a traffic signal at the intersection on
Taylor Loop Road and Cantrell Road and the second is to
reconstruct Taylor Loop Road from Hinson Road north to Cantrell
Road as a 4-lane minor arterial.This Goal also contains a
statement concerning the alignment of Pinnacle Valley and Taylor
Loop Roads,(Investigate an alignment of Pinnacle Valley and
Taylor Loop Roads).Under the Infrastructure Goal the Plan
states "Install sidewalks on the north side of Cantrell Road
from Rodney Parham to Highway 300"and the Residential
Development Goal states "Enforce the construction of sidewalks
with all types of development".
Landsca e Issues:
The proposed landscape strip along the western perimeter drops
two feet below the minimum width requirement of 9-feet allowed
at any given point.The proposed landscape strip along the
southern perimeter falls 8 4 feet short of the Highway 10 Design
Overlay District average width requirement of 25-feet.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Mr.Pat McGetrick of McGetrick and McGetrick Engineers was
present representing the application.Staff noted the proposed
4
March 28,20.
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:Z-3740-B
development was located in the HWY 10 Design Overlay District.
Staff stated the development did not meet all the criteria of
the Overlay District therefore,the applicant was filing for a
Planned Development.Staff noted additional items needed on thesiteplan(ground mounted signage,label sidewalks on Cantrell
Road and Taylor Loop Road,vicinity map to scale).
Public Works comments were presented.Staff noted a 20-foot
radial dedication of right-of-way would be required at the
intersection of Taylor Loop Road and Cantrell Road.Staff also
stated right-of-way would be required,45-foot from centerline,
for Taylor Loop Road.The applicant stated the right-of-way was
in place for Taylor Loop Road.Mr.McGetrick stated the city
had previously bought the right-of-way adjacent to the site and
set the curb cuts.He stated he would show the dedicated right-
of-way on the plan.
The landscaping comments were discussed.Staff stated the
parking adjacent to the west property line was encroaching into
the landscaping buffer.Mr.McGetrick stated he would work to
mitigate the effect.
The Committee determined there were no more issues associations
with the proposed rezoning request.The Committee then
forwarded the item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan to Staff addressing most
of the issues raised by staff and the Subdivision Committee.
The applicant indicated on the site plan the days and hours of
operation,the number of employees and the location of the
ground mounted sign.
The applicant proposes a single ground-mounted monument design
sign to be located in the front yard landscaped area.The sign
will not exceed the maximum signage allowed for the HWY 10
Overlay design standard.The applicant proposes wall-mounted
signage to be located on the building facade facing the east(1'4"x 8'ign area)and the west (2'4"x 14'ign area).The
signage is well within the permitted sign area for a building
faqade.
The applicant proposes the days and hours of operation to be
Monday through Friday from 8:00 am to 6:00 pm and Saturday from
9:00 am to 1:00 pm.The applicant estimates there will be 7
5
March 28,2002
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:Z-3740-B
employees working at this site.
Landscaping issues have been addressed.The applicant proposes
a 40-foot front yard landscaped area,exclusive of the right-of-
way,consistent with the HWY 10 Overlay design standard.The
applicant has relocated the driveway on Taylor Loop Road to the
north thus increasing the rear yard landscaped area and meeting
the 25-foot average width requirement.The side yards fall
within the minimum requirement.
The site is a relatively small site (1.31 acres)and less than
the minimum lot size for the Highway 10 Design Overlay District.
The site also does not meet the 40-foot minimum setback
requirement for the rear yard.Through the Planned Development
process the applicant has submitted a development planconsistentwiththepurposeandintentoftheHWY10Overlay
standard.
The proposed applicant has worked to meet the intent of the HWY
10 Design Overlay District requirement through the Planned
Development.Otherwise to staff's knowledge,there are no
outstanding issues associated with the proposed rezoning
request.The request for rezoning from R 2 and C 3 to POD
should have no adverse impact on the surrounding area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed rezoning requestsubjecttocompliancewiththeconditionsoutlinedinParagraphs
D,E and F of this report.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Mr.Pat McGetrick,McGetrick and McGetrick Engineers,was present
representing the application.There were no objectors present.Staff presented the item with a recommendation of approval subject to
compliance with the conditions outlined in the "Staff Recommendation"
above.
There was no further discussion.The application was place on the
Consent Agenda for approval as recommended by staff.The vote passed
by 7 ayes,0 noes and 4 absent.
6
March 28,.J2
ITEM NO.:3 FILE NO.:LU02-10-01
Name:Land Use Plan Amendment —Boyle Park PlanningDistrict
Location:West side of 2000 block of S.University Ave.
R~eest:Office tc Multi-Family
Source:Joe White,White-Daters 6 Associates,Inc.
PROPOSAL /REQUEST:
Land Use Plan amendment in the Boyle Park 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 applicant wishes to develop the propertyforapartments.
EXISTING LAND USE AND ZONING:
The property is currently vacant land zoned R-2 Single Family
and is approximately 10 +acres in size.Most of the land to
the north consists of houses zoned R-2 while the property along
University Avenue is occupied with small businesses and eating
establishments zoned C-3 General Commercial.The land to theeastacrossUniversityAvenueisthecampusofUALR,which is,
zoned R-2.The land to the south and west consists of property
zoned R-2 and developed with single-family houses.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On July 17,2001 a change was made from Single Family to
Park/Open Space at W.14 Street and Pierce Street about a 'c
mile northeast of the application area.
On October 17,2000 multiple changes were made from PublicInstitutionalandMulti-Family to Commercial and Light
Industrial at the intersection of Fair Park Boulevard and Asher
Avenue about 1 mile southeast of the property in question.
The applicant's property is shown as Single Family on the Future
Land Use Plan.The area to the north is shown as Single Family
with Commercial shown along University Avenue.The land to theeastofUniversityisshownasPublicInstitutional.The
remainder of the land to the south and west is shown as Single
Family.
March 28,.J2
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:LU02-10-01
MASTER STREET PLAN:
University Avenues is shown on the Master Street Plan as a
Principal Arterial and is built to a four-lane width.Half
street improvements would be needed to improve this section of
University Avenue to Principal Arterial design standards.There
are no Bikeways shown on the Master Street Plan that would be
effected by this amendment.
PARKS:
There are four parks shown on the Little Rock Parks and
Recreation Plan of 2001 that are located within an eight-block
distance of the applicant's property.
Boyle Park,located at W.36 Street and Boyle Park Road,as a
50+acre Large Urban Park located west of the applicant's
property.University Park,located at W.12 Street and Leisure
Lane,as a 20-50 acre Community Park northwest of the studyarea.Boyle Park provides a mixture of active and passive
recreational opportunities,while University Park is the site of
the Raymond Rebsamen Tennis Center.Oak Forest Park,located at
W.14 Street and Pierce Street,is shown as a mini-Park under 5acresnortheastofthepropertyinquestionandisdesignspecificallytoservetheneedsoftheOakForestneighborhood,
which surrounds the park.Curran-Conway Park,located at W.24""
Street and Monroe Street,and is shown as a as a 20-50 acre
Community Park located east of the UALR campus and is located
the furthest distance from the amendment area.Since Boyle ParkisclassifiedasaLargeUrbanPark,and is the most accessible
park to the amendment area,the park should be able to
accommodate the neighborhood needs for open space and recreation
areas.
HISTORIC DISTRICTS:
There is not any historic districts near-by that would beeffectedbythisamendment.
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.
2
March 28,.J2
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:LU02-10-01
ANALYSIS:
The applicant's property is located in an area that is
physically separated from the neighboring Single Family uses
based on the street pattern.The only practical access to the
property in question is from University Avenue.The neighboring
houses are oriented in such a way that the back yards face the
applicant's property.The Commercial uses to the north face
University Avenue.
The UALR campus is accessed from University Avenue;however,the
majority of the buildings on the campus are not accessed
directly from University Avenue.The street pattern of the area
isolates the applicant's property from the neighboring
residential areas.
The effects on the neighborhood would include four issues:traffic,topography,scale,and massing.Development on this
property would increase traffic on University Avenue.
Construction on this property would result in the alteration of
the hillside on which this property is located.Development on
this property would also need a sufficient buffer between any
buildings and parking lots and the neighboring single-family
residences to compensate for the scale and massing of future
buildings built on the property.Without sufficient buffers,the
neighboring properties would be impacted by intense residential
uses on the applicant'properties.Although there is a change
in topographical elevation between the site and the surrounding
neighborhood,this application would allow development that
could result in a visual intrusion into the neighborhood.The
massing and scale of any development on this site should be
complimentary and sympathetic to the surrounding single family
development.
A change at this location would establish University Avenue as
the boundary between the non-residential to the east and theresidentialtothewest.However,development at this location
would need to fit the character of the neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Broadmoor Neighborhood Association,Brownwood Terrace
Neighborhood Association,College Terrace Neighborhood
3
March 28,2002
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:LU02-10-01
Association,Point O'Woods Neighborhood Association,University
Park Neighborhood Association,Westwood Neighborhood
Association,Curran-Conway Neighborhood Association,and OakForestNeighborhoodAssociation.Staff has received 3 comments
from area residents.None are in support,3 are opposed to the
change and none were neutral.
STAFF RECOMMENDATIONS:
Staff believes the change to Multi-Family is not appropriate.Staff does support the Office or a change to Low DensityResidentialwithasmallerscaleofdevelopmentthatwould
conform to residential character of the surrounding
neighborhood.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The item was placed on the consent agenda for deferral to the
May 9,2002 Planning Commission meeting.A motion was made to
approve the consent agenda and was approved with a vote of
7 ayes,0 noes and 4 absent.
4
March 28,.02
ITEM NO.:3.1 FILE NO.:Z-4664-A
NAME:The Cottages at UALR Short-form PRD
LOCATION:The west side of South University Avenue in the
2000 Block
DEVELOPER:ENGINEER:
Don Spears White-Daters 6 Associates
312 W.South Street ¹24 Rahling Circle
Benton,AR 72015 Little Rock,AR 72223
AREA:10+Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family Residential
PROPOSED ZONING:PRD
PROPOSED USE:Multi-family Residential (86-Units —8.6 Units
Per Acre)
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
An application was filed in April of 1986 for a rezoning from R-
2 to C-3,with conditions,for this site.The applicant
proposed the placement of an auto specialty shopping center atthislocation.The applicant later withdrew the request and the
property remains zoned R-2,Single-family.
A.PROPOSAL/REQUEST:
The applicant proposes the placement of non-traditional
multi-family units on this site.The proposed development
March 28,.Q2
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
includes dormitory style housing;four bedrooms sharing a
common kitchen and living area.The proposal includes
seven rows of structures,each separate buildings,all
three stories in height,all having a six car garage on thefirstlevelandtwolevelsoflivingareaabove.There
will be 43 buildings total.A building includes eight
bedroom facilities,four on the second level and four on
the third level.The levels each have four bedrooms and a
separate bath,which can be secured,and share a common
open area and kitchen facility.The applicant proposes in
addition to the garage parking spaces an additional 153
surface parking spaces along the perimeter of the property.
There will be four dumpster located on the site adjacent to
each of the four corners of the property.
The proposal includes a six-foot wrought iron fence on theeastpropertylineadjacenttoSouthUniversityAvenueand
an eight-foot opaque fence on the side and rear propertylines.
B.EXISTING CONDITIONS:
The site is a vacant tree covered site,which has been
previously graded and somewhat leveled.The area to theeastofthesiteisalsovacantandtreecoveredwiththeareatothesoutheastbeingtheUALRCooperativeExtension
Service Center.Uses to the north of the site are
commercial type uses such as check cashing,liquor store
and restaurants.Uses to the south and west of the sitearesingle-family residences of the Boardmoore and Point
0'oodsneighborhoods.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received numerous phone calls
concerning the rezoning request.All property owners
within 200 feet of the site,all residents within 300 feetofthesitewhocouldbeidentifiedandtheBroadmoor,
Point O'oods,Curran Conway,University Park and OakForestNeighborhoodAssociationswerenotifiedofthePublicHearing.
2
March 28,.Q2
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.University Avenue is classified on the Master Street
Plan as a principal arterial.Dedication of right-of-way
to 55 feet from centerline will be required.
2.Provide design of street conforming to "MSP"(Master
Street Plan)and the existing plans for the widening of
University Avenue.Construct one-half street
improvements to the street including a 5-foot sidewalk
with Planned Development.
3.A right-turn lane into the site is required,with 10feetadditionalright-of-way.
4.Entrance gate keypad must be located three car lengths
deep from new curb line of University Avenue.
5.Entrance configuration must include turnaround outside
the gate.Reduce exit lane to 14-foot width.
6.The driveway onto University Avenue must be right turn
only.
7.A median break is not permitted on University Avenue.
8.Driveways shall be asphalt,constructed as a street with
curb inlets.
9.Appropriate handicap ramps will be required per current
ADA standards.
10.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
11.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
12.Storm water detention ordinance applies to this
property.
13.Easements for proposed storm water detention facilities
are required.
14.Easements shown for proposed storm drainage are
required.
15.University Avenue has a 1998 average daily traffic count
of 42,000 vehicles per day.
16.Terracing requirements for deep cuts as described in the
Land Alteration Ordinance apply to this property.17.Existing topographical information at maximum 5-foot
contour interval and the 100-year base flood elevation
will be required.
3
March 28,—-J2
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
18.A Sketch Grading and Drainage Plan will be required perSec.29-186 (e).19.A Grading Permit will be required per Sec.29-186 (c)&
(d).
20.Contact the ADPC&E for approval prior to start of work.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementsifserviceisrequiredforproject.Capacity Analysis
required,contact Little Rock Wastewater Utility fordetailsat376-2903.
Enteicny:Eo comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Contact Central Arkansas Water regarding
procedures for installation of private fire line and
meters.Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire
Department is required.An acreage charge of $150/acre
applies in addition to the normal connection charge forthisparcel.(9.2 acres 8 $150/acre =$1,380.00)
Fire De artment:Contact the Fire Chief at 918-3752fordetailsconcerningfirelanes,fire hydrants and
turning radius.
Count Plannin No comment received.
CATA:Site is located off Bus Routes ¹17,¹17A and ¹21
and has no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
The request is located in the Boyle Park Planning District.
The Land Use Plan for the site is classified as office.
The applicant has applied for a Planned Residential
Development to place 43 buildings with 86 units of
dormitory style housing,all with garages,on the site.A
4
March 28,.02
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
Land Use Plan amendment from Office to Multi-family is a
separate item on this agenda (see File No.LU02-10-01 Item
No.3).
Cit Reco nized Nei hborhood Action Plan:
Although not an officially recognized Action Plan,the siteliesinanareareviewedbytheBoyleParkNeighborhood
Action Plan Committee.The Plan was completed in Januaryof2001andneverformallypresentedtothePlanning
Commission or the Board of Directors.
The Goal of the Zoning and Land Use states Work toward
establishing compatibility between land uses and zoning in
the area,as well as compatibility of residential and non-
residential uses.A more directly related Action Statement
under this Goal states "Encourage low-density multi-family
and/or single-family residential development to take place
on currently vacant lands within the neighborhood".
Iandsca e Issues:
Since this site has over 150 parking spaces,interior
landscape islands must be at least 300 square feet in areas
and at least 7 'c feet in width.It will be necessary toclarifyareastobelandscapedneartheproposedstructures.An irrigation system to water landscaped areaswillberequired.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Mr.Joe White was present representing the application.Staff noted additional items needed on the site plan
(dumpster screening,more clearly label landscaped areas,all set-backs labeled).Staff also requested a buildingdetailsectiontobefurnisheddetailinglandscapedareas.
Public Works comments were addressed.The applicant
questioned Public Works comment concerning the right-turnlane.Public Works stated this turn lane would be inadditiontothethreelanes,which were being proposed for
5
March 28,02
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
South University Avenue.Public Works stated with a
proposed 344-bedroom development there would be an
estimated 4,000 trips per day generated from the site.
Staff also stated a turn-around for the gate would have to
be provided.Staff noted the Office and Buildings 22 —31
would have to be "moved back"to allow the extension of the
proper depth of the driveway and to allow for the turn-
around.Staff requested site elevation with the fencing
indicated to show what the surrounding neighborhood would
be able to see with regard to the rooftop.
The Committee determined there were no other issues
associated with the proposed rezoning request.The
Committee then forwarded the item to the full Commission
for final action.
H.ANALYSIS:
The applicant submitted a revised plan addressing most of
the concerns raised by Staf f and the Subdivision Committee.
The applicant has indicated there will be an on site
manager.The applicant has also indicated signage to
conform to Multi-family Ordinance standard (not to exceed
24 square feet in sign area).
The applicant has indicated four dumpsters on the site,one
in each corner of the development,all with proper
screening.The applicant has also indicated any site
lighting will be low level and directed away from
residentially zoned property.The applicant is requesting
a 6-foot wrought iron fence adjacent to South University
Avenue and a -foot opaque fence surrounding the remainder
of the development.The fence will be placed adjacent to
the single-family residences'roperty line.
The applicant proposes 258 covered parking spaces and 153
surface parking spaces.The minimum required parking for a
dormitory development would be (0.5 spaces per sleeping
accommodation)172 spaces.The proposed parking more than
adequately meets the minimum parking requirement.
The applicant has increased the driveway length and
provided a turn-around for the gated entry.The applicant
6
March 28,2002
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
has also indicated a 10-foot sidewalk and utility easement
as requested by Public Works.The applicant has indicatedstreetimprovementsincludinga5-foot sidewalk,along
the property line,will be adhered to.
The applicant failed to submit a detailed section of the
building detailing landscaped areas as requested by Staff
and the Subdivision Committee.It is difficult to
determine if the landscaped areas meet the minimum
ordinance requirement.The applicant is proposing a 25-
foot street buffer,less than the minimum required of 36-feet.The applicant is proposing a more than adequate 48-
foot minimum buffer around the side and rear propertylines.The applicant has indicated there are hardwoodtreesonthesouthandrearpropertylineandthesewillberetained.
Staff is not supportive of the proposed development.The
density of the development,along with the proposed design
does not lend itself to add any unique features to theCorridor.Just a few blocks north of this site is the areaoftheUniversityandParkPlazaMailsinwhichtheCityis
currently conducting an in-depth study on how to revitalize
the area.Rows of buildings and large areas of paved
parking show a lack of creativity and design potential,as
well as,insensitivity to abutting residential properties.
South University Avenue in this area is fragile with vacantnon-residential buildings and a large parcel of vacant landtotheeast.Staff could be supportive of this site
developing as something other than single-familyresidential.The site is shown on the Future Land Use Plan
as Office.The site would be better suited as an office
development or as a lower density multi-family development.
I .STAFF RECOMMENDATIONS:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Mr.Joe White and Mr.Ron Tabor were present representing the
application.There were no objectors present.Staff informed
the Commission the applicant had made a request for the item to
7
March 28,2002
SUBDIVISION
ITEM NO.:3.1 (Cont.)FILE NO.:Z-4664-A
be deferred to the May 9,2002 Public Hearing.There was no
further discussion.
The application was place on the consent agenda for deferral as
recommended by staff.The vote passed by 7 ayes,0 noes and
4 absent.
8
March 28,02
ITEM NO.:4 FILE NO.:Z-5699-A
NAME:Joseph's Revised Short-form PCD
LOCATION:800 North Spruce Street
DEVELOPER:ENGINEER:
Phyllis Truemper Marlar Engineering Co.
3001 Kavanauh Blvd.5319 John F.Kennedy Blvd.
Little Rock,AR 72205 N.Little Rock,AR 72115
AREA:0.30 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:PCD
ALLOWED USES:Floral Shop
PROPOSED ZONING:Revised PCD
PROPOSED USE:Retail —Kid's Stuff
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The Board of Directors approved Ordinance No.16,466
establishing Joseph's Short-form PCD on August 3,1993.The PCD
allowed for the placement of Joseph's Distinctive Floral Service
at the location and no alternative uses.The Board also
approved a waiver of the sidewalk and street improvements to "G"
Street with the same Ordinance.
March 28,~02
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-5699-A
A.PROPOSAL/REQUEST:
The applicant proposes the previously approved PCD be
amended to allow a retail use to operate on the site.The
applicant currently operates Kid's Stuff clothing store on
the corner of North Spruce and Kavanaugh Streets.She is
proposing to relocate into the building located at 800
North Spruce Street;the former Joseph's Distinctive Floral
Service.The applicant is requesting limited retail use,
Kids Stuff,be an allowed consideration for the site.
B.EXISTING CONDITIONS:
The site contains a vacant converted single-family
structure,the former Joseph's Distinctive Floral Service.
Areas to the north of the site are commercial use,Kid'
Stuff,a strip commercial center north of Kavanaugh and a
bank.The area to the east is also commercial,Leo's Greek
Castle Restaurant.The uses to the south and west are a
mix of single-family and multi-family residential."G"
Street is an unimproved "chip-seal"roadway with open
ditches.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received no comment from the
neighborhood.All property owners within 200 feet of the
site,all residents within 300 feet of the site who could
be identified and the Hillcrest Residents Neighborhood
Association were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.A 20 foot radial dedication of right-of-way is required
at the intersections of Spruce Street with "G"Street.
2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
2
March 28,02
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-5699-A
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
EntercnEr:No comment received.
ALLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:No comment.
Fire De artment:Place fire hydrants per ordinance.
Contact Dennis Free at 918-3752 for details.
Count Plannin No comment received.
CATA:Site is near Bus Route 01 and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Heights-Hillcrest Planning
District.The Future Land Use Plan designates the site as
Commercial.The applicant has applied for a revision of an
existing Planned Commercial Development to allow a retail
use "Kids-Stuff"to move from their current location to the
new site.A Future Land Use Plan amendment is not
necessary.
Cit Reco nized Nei hborhood Action Plan:
The site lies in an area covered by the Hillcrest
Neighborhood Action Plan,presented to the Planning
Commission in July of 1999.The Land Use and Zoning Goal
states the desire to preserve the aesthetic nature of the
neighborhood.An Action Statement stated "Create new
standards of development for Hillcrest.Hillcrest should
not have the same parking,building setback and signage
standards of development as the rest of Little Rock".
Landsca e Issues:No comment.
3
March 28,i02
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-5699-A
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Ms.Phyllis Truemper was present representing the
application.Staff stated,the original PCD was for a
specific use,a flower shop,which was no longer
operational.Staff stated,the applicant was requesting a
revision to the PCD to allow a clothing store to operate at
the site.
Public Works comments were addressed.Staff noted a 20-
foot radial dedication of right-of-way would be required at
the intersection of Spruce and "G"Streets.The applicant
indicated the requirement would be complied to.
The Committee determined there were no more issues
associated with the proposed request.The Committee then
forwarded the item to the full Commission for final action.
H.ANALYSIS:
The applicant proposes the days and hours of operation to
be Monday through Saturday from 8:00 am to 6:00 pm.The
applicant proposes there will be a maximum of three
employees.There will be a wall-mounted sign located on
the front facade of the building not to exceed the
allowable area for commercial signage and a ground-mounted
sign not to exceed 6-feet in height and 24 square feet in
area.
Staff is supportive of the rezoning request.The Future
Land Use Plan for the site is shown as Commercial as are
the areas to the north and east.The area to the south of
the site is currently functioning as residential uses as
well as the area to the west of the site.The building has
functioned as a non-residential use in the past with
minimum impact on the surrounding neighborhood.Otherwise,
to staff's knowledge there are no outstanding issues
associated with the proposed revision to the existing
Planned Development.The proposed revision to allow a
limited retail use,Kids Stuff,to be located on the site
at 800 North Spruce Street should have no adverse impact on
the surrounding neighborhood.
4
March 28,2002
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:2-5699-A
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed rezoning request
subject to compliance with the conditions outlined in
Paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Ms.Phyllis Truemper was present representing the application.
There were no objectors present.Staff stated the application
would require a waiver of the By-Laws with regard to the
notification requirement.The applicant's notices were mailed
14-days prior to the Public Hearing.
A motion was made to waive the By-Laws with regard to the
notification requirement.The vote passed 7 ayes,0 noes and
4 absent.
Staff presented the item with a recommendation of approval
subject to compliance with the conditions outlined in the "Staff
Recommendation"above.
There was no further discussion.The application was place on
the Consent Agenda for approval as recommended by staff.The
vote passed by 7 ayes,0 noes and 4 absent.
5
March 28,~02
ITEM NO.:5 FILE NO.:Z-6863-A
NAME:Michael Revised Short-form PCD
LOCATION:1701 Rebsamen Park Road
DEVELOPER:ENGINEER:
Anthony Michael Don Johnson
1701 Rebsamen Park Road 300 Springs Street,Suite 215
Little Rock,AR 72202 Little Rock,AR 72201
AREA:0.30 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:PCD
ALLOWED USES:C-3 Permitted Uses
PROPOSED ZONING:Revised PCD
PROPOSED USE:C-3 Permitted Uses
VARIANCES/WAIVERS REQUESTED:Street improvements to Rebsamen
Park Road
BACKGROUND:
July 18,2000 the Board of Directors passed Ordinance No.18,313
establishing a Planned Commercial District titled Michael Short-
form PCD located at 1701 Rebsamen Park Road.As a part of the
proposal the applicant was to construct a 500 square foot
kitchen facility and eliminate the mobile catering trailer from
the site.The proposal also included the addition of a paved
driveway along the north side of the existing building and a
paved parking area to the rear of the building.The applicant
proposed the removal of the "head-in"parking in front of the
building adjacent to Rebsamen Park Road and to construct the
road to Master Street Plan standard.
March 28,i02
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-6863-A
The applicant has not eliminated the "head-in"parking nor
constructed Rebsamen Park Road to Master Street Plan standard.
The applicant proposes an amendment to the existing PCD toreflectthecurrentconditionsofthesite.
A.PROPOSAL/REQUEST:
The applicant proposes to revise a previously approved PCD
to more accurately reflect the current conditions of thesite.The applicant is requesting the "head-in"parking
along Rebsamen Park Road not be eliminated and the roadway
not be constructed to Master Street Plan standard.The
applicant is also requesting the previously required
parking lot landscaping in the rear of the building be
eliminated.
The previously approved application set the days and hours
of operation at 11:00 am to 10:00 pm daily.The applicantisrequestingthedaysandhoursofoperationnolongerbe
limited to this time period and not be set at any specific
time.
B.EXISTING CONDITIONS:
There is an existing commercial building (cigar shop)on
the site,as well as a restaurant and a deck used for
outdoor dining.There is a parking area in the rear yard
with a cross easement for shared parking with the
properties to the south.
There are commercial uses immediately north and south of
this property along the east side of Rebsamen Park Road.
There are also commercial uses (including a parking lot)
across Rebsamen Park Road to the west,with single-family
residences to the northwest.There is railroad right-of-
way and a drainage ditch immediately east of the property,
with a mini-warehouse development further east.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from
the neighborhood.All property owners within 200 feet of
the site,all residents within 300 feet of the site who
could be identified and the Capitol View,Hillcrest and
Cedar Hill Terrace Neighborhood Associations were notified
2
March 28,.02
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-6863-A
of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
the street including 5-foot sidewalk with the Planned
Development.Match curb alignment to adjacent property.
2.Driveways shall conform to Sec.31-210 or Ordinance
18,031.Conform to driveway grade requirements,in
particular.
3.All driveways shall be concrete aprons per City
Ordinance.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Rebsamen Park Road is classified on the Master Street
Plan as a commercial street.Dedicate right-of-way to
30 feet from centerline.
6.Appropriate handicap ramps will be required per current
ADA standards.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
E~nter:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:No objection.
Fire De artment:Place fire hydrants per ordinance.
Contact Dennis Free at 918-3752 for details.
Count Plannin No comment received.
CATA:Site is near Bus Route ¹21 and has no effect on bus
radius,turnout and route.
3
March 28,i02
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-6863-A
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
The request is located in the Heights-Hillcrest Planning
District.The Future Land Use Plan indicated a Commercial
classification for the site.The applicant has applied for
a revision to an existing PCD with regard to parking and
hours of operation.The revision to the existing zoning
does not require a revision to the Future Land Use Plan.
Cit Reco nized Nei hborhood Action Plan:
The site is located in an area not covered by a
Neighborhood Action Plan.
Landsca e Issues:Landscaping for this project has not
been installed.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Chris Travis and Anthony Michael were present,representing
the application.Staff briefly described the proposed
revision and noted that some additional information was
needed.
Public Works requirements were briefly discussed.It was
noted that the previous conditions of the Master Street
Plan had not been installed.Staff stated the curb and
gutter had not been put in place thus eliminating the
"head-in"parking from Rebsamen Park Road.
Staff stated the landscaping on the rear parking area shown
on the previously approved site plan was no longer
necessary.Staff stated the applicant and the adjacent
property owner now share a cross access easement.The
parking in the rear of the structure now stretches across
the entire rear of several businesses.
The applicant also requested the days and hours of
operation be amended to allow for continued operational
hours.Currently the Planned Development allows hours of
4
March 28,i02
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-6863-A
operation to be from 11:00 am to 10:00 pm daily.
The Committee determined there were no other issues
associated with the proposed request.The Committee
forwarded the revision to the PCD to the full Commission
for resolution.
H.ANALYSIS:
The applicant submitted a revised site plan to staff
addressing the issues raised by staff at the Subdivision
Committee meeting.
The previously approved Planned Development allowed C-3
uses as alternative uses for the property.The applicantisrequestingC-3 remain as alternative uses.The property
to the north and south is zoned C-3.These uses remain
valid as alternative uses for the property.
The applicant is requesting the "head-in"parking remain on
the site.Staff is not supportive of allowing this
situation to continue.Although,for many years,cars have
been backing into the lane of traffic,Staff does not feel
this is a safe situation.As previous applications have
been filed for renovation or new construction in this area,
applicants have been required to construct Master Street
Plan improvements.It is staff's belief that each of these
parking situations will be taken care of as the properties
redevelop in the area.Staff feels the parking should be
removed and Rebsamen Park Road constructed to Master Street
Plan standard adjacent to the site.
Staff is supportive of the request to extend the hours of
operation allowing the applicant to operate in conformance
with other area businesses and not limit the hours to 10:00
pm.The applicant has stated the restaurant will close at
10:00 pm but the Cigar Shop will remain open.Staff is not
supportive of allowing the applicant unlimited hours of
operation due to the proximity to residential properties.
Area businesses operate from 11:00 am to 11:00 pm Monday
through Saturday and 11:00 am to 9:30 pm on Sunday.
Staff is supportive of removing the landscaping requirement
in the rear parking area.The current parking situation
allows for a cross access easement with shared parking
5
March 28,2002
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-6863-A
along the rear of several businesses.In this situation
landscaping is not a requirement.
I .STAFF RECOMMENDATIONS:
S taf f recommends approval of the proposed request for the
extension of the hours of operation but requests the hours
be limited to operational hours of the businesses in thearea.(Normal operational hours are 11 am to 11 pm Monday
through Saturday and 11 am to 9:30 pm Sunday.)
Staff recommends approval of the request to eliminate the
parking lot landscaping requirement in the rear of the
building.
Staff recommends denial of the request to waive the MasterStreetPlanstandardandleavethe"head-in"parking along
the front of the structure.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The applicant was present.There were objectors present.There
were seven Commissioners present.The Chairman stated it was
Planning Commission Policy to offer a deferral to the applicant
when fewer than nine Commissioners were present.The applicant
requested a deferral to the May 9,2002 Public Hearing.
The application was place on the consent agenda for deferral.
The vote passed by 7 ayes,0 noes and 4 absent.
6
March 28,a02
ITEM NO.:6 FILE NO.:Z-7152
NAME:B 6 M Body Shop
LOCATION:5623 Baseline Road
DEVELOPER:ENGINEER:
Larry Boone Laha Engineers
5703 w Baseline Road P.O.Box 190251
Little Rock,AR 72209 Little Rock,AR 72219
AREA:0.35+Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family residential
PROPOSED ZONING:PCD
PROPOSED USE:Auto Repair and Auto Body Shop
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property located at
5623 Baseline Road from R-2,Single-family to PCD to allow
an auto body repair shop to locate on the site.There is
an existing vacant building located on the site which was
once used as a drycleaners.The building will be converted
to an office/reception area,lounge for workers,two
bathrooms and a body and fender repair area.The applicant
also proposes the addition of a 30-foot by 50-foot building
in the rear of the existing building which will house a 9 x
26 front flow/cross flow paint booth which meets OSHA and
fire resistance standards.The building will also house a
paint preparation room and a detail room.
March 28,~02
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-7152
The applicant currently leases space from the property
owner to the west for auto body repair.The applicant has
indicated he intends to move the bulk of the auto body
repair business to the new location and only retain a
portion of the current location to perform mechanical
repairs on automobiles,which have been damaged as a result
of collusion.
There is a cross-access and service easement with the
property owner to the west to allow access to the rear
structure and fenced storage area and to allow for turning
movements into the new building.
B.EXISTING CONDITIONS:
The site contains a vacant building formerly a drycleaners.
On the rear property line there is a fenced area which
houses automobiles awaiting repair.To the south and west
of the site there is a large multi-family complex,The
Pines Apartments,and to the east is Auto Zone.MPG
Service Company is located to the southeast of the site.
There are several non-residential uses located across
Baseline Road including a used automobile dealership,an
appliance store and the U-Haul Rental business.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received one phone call in
support of the application,from the Upper Baseline
Neighborhood Association.All property owners within 200
feet of the site,all residents within 300 feet of the site
who could be identified and the Southwest United for
Progress and the Upper Baseline Neighborhood Associations
were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Baseline Road is classified on the Master Street Plan as
a principal arterial.Dedication of right-of-way to 45
feet from centerline will be required.
2.Appropriate handicap ramps will be required per current
ADA standards.
2
March 28,~02
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-7152
3.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
4.Remove existing parking that extends into dedicated
right-of-way.Move sign out of right-of-way.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Obtain permits for improvements within State Highway
right-of-way from AHTD,District VI.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entercny:No comment received.
ARISTA:No comment received.
Southwestern Bell:No comment received.
Water:Contact Central Arkansas Water if larger and/or
additional water meter(s)are required.A 5/8-inch meter
currently serves this business.The Little Rock Fire
Department needs to evaluate this site to determine
locations of public and/or private fire hydrant (s).
Fire De artment:Contact the fire Chief concerning the
placement of fire hydrants at 918-3752.
Count Plannin :No comment received.
CATA:Site is near Bus Routes ¹17 and ¹17A and has no
effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
The request is located in the Geyer Springs East Planning
District.The Future Land Use Plan for the site is shown
as Commercial.The applicant has applied for a Planned
Commercial Development to relocate an existing body shop in
an adjacent building into a commercial structure formerly
used as dry cleaners.
3
March 28,i02
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-7152
Cit Reco nized Nei hborhood Action Plan:
The project is located in an area covered by the Upper
Baseline Neighborhood Action Plan.Two Objectives stated
under the Economic Development Goal are "Promote public
investment in improvement and facilities to encourage
private reinvestment in the neighborhood"and "Retain
existing businesses,and when necessary,find new
businesses to replace those that close".
Landsca e Issues:
The landscaping upgrade meets ordinance requirements based
on the percentage of building expansion proposed.
Screening,either a wall,a wooden fence with its face side
directed outward or evergreen shrubs will be required to
screen this property from the residential property to the
south.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Mr.Troy Laha and Mr.Larry Boone were present representing
the application.Staff noted additional items which were
needed on the site plan,dumpster location,proposed
fencing material.Staff noted the proposed gravel parking
area in the rear would not require a variance but would
become a part of the approved site plan.
Public Works comments were addressed.Mr.Laha indicated
the parking would be removed from the right-of-way.Mr.
Laha stated a franchise would be requested for the signage
to allow it to remain in the right-of-way.
There was a general discussion concerning the treatment of
the south property line.Staff indicated a screen of
plantings was indicated but if the applicant chose,a
wooden fence would be allowed.
The Committee then determined there were no more issues
associated with the proposed rezoning request.The
Committee then forwarded the item to the full Commission
for final action.
4
March 28,~02
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-7152
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
March 13,2002.The revised plan addressed the issues as
raised by staff and the Subdivision Committee.The site
plan has eliminated the parking adjacent to Baseline Road
thus eliminating the need to franchise the parking area.
The applicant is however,requesting a franchise for an
existing sign located in the right-of-way.
The revised site plan indicated there will be a dumpster
located on the adjacent property and shared by the
businesses.The applicant has an agreement with the
property owner for this situation to remain.
The applicant proposes the placement of a 6-foot wooden
fence on the south property line adjacent to the
residentially zoned property.This meets the minimum
requirement.The property to the east and west are zoned
C-3 and C-4 respectively and does not require screening.
The applicant proposes gravel parking in the rear.The
area will hold the vehicles waiting to be repaired (this
area will hold up to 10 cars).The remainder of the site
will be an asphalt surface.There are nine striped parking
spaces proposed within the development.There will be
space for six cars located inside the buildings.The
minimum ordinance requirement for a development of this
type would be 19 parking spaces (5 plus 1 for every 250
square feet of gross building area).The application has
sufficient parking to meet the minimum ordinance
requi rement .
Staff is supportive of the request for rezoning.The site
has traditionally been used as a non-residential use.The
site will share a common access easement with the property
to the west,which will eliminate the concern of accessing
the property.Otherwise,to staff's knowledge,there are
no outstanding issues associated with the proposed rezoning
request.
5
March 28,2002
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-7152
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed rezoning request
subject to compliance with Paragraphs D,E and F of this
report.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Mr.Larry Boone and Mr.Troy Laha were present representing the
application.There were no objectors present.Staff stated
there had been two letters of support from the neighborhood
concerning the proposed application.Staff presented the item
with a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.
There was no further discussion.The application was place on
the Consent Agenda for approval as recommended by staff.The
vote passed by 7 ayes,0 noes and 4 absent.
6
March 28,.02
ITEM NO.:7 FILE NO.:LU02-02-01
Name:Land Use Plan Amendment —Rodney Parham Planning
District
Location:11618 Huron Lane
R~e est:Singe Family tc Office
Source:Darren Beavers,Estate of Mary Red
PROPOSAL /REQUEST:
Land Use Plan amendment in the Rodney Parham 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 a chiropractic and acupuncture clinic.
Prompted by this Land Use Plan amendment request,the Planning
Staff expanded the area of review to include the neighboring
properties to the north and east bordering the area shown as
Commercial.
EXISTING LAND USE AND ZONING:
The applicant's property is currently a vacant house zoned R-2
Single Family and is approximately .42+acres in size.The
neighboring lot within the expanded application area north of
the applicant'property is an office zoned 0-3 General Office.
The neighboring lot within the expanded application area to the
east is a building used for a clinic and art gallery zoned C-3
General Commercial.A series of office buildings is located to
the north outside the expanded area and are zoned Planned Office
Development.The land to the east of the expanded area consists
of an assortment of businesses zoned C-3 on the north side of
Huron Lane and offices and vacant land zoned 0-3 on the south
side of the street to the east.The land to the south and westisdevelopedwithsinglefamilyhousingzonedR-2.The propertysittingtothenorthwestonGreenMountainDiveisanapartment
complex zoned R-5 Urban Residence.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On October 20,1998 a change was made from Suburban Office and
Single Family to Commercial and Suburban Office on Markham
March 28,.32
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:LU02-02-01
Center Drive about 1 mile southeast of the applicant's property.
The applicant's property,as well as the entire expanded
application area is shown as Single Family on the Future Land
Use Plan.The land to the north and east is shown as Commercial
while the land to the southeast on Huron Lane is shown as
Office.All of the neighboring property to the south and westisshownasSingleFamily.The property sitting to the
northwest on Green Mountain Dive is shown as Multi-Family.
MASTER STREET PLAN:
Huron Lane is a Minor Commercial Collector without a bike lanestreetbuilttostandard.Green Mountain Drive is shown on the
Master Street Plan as a collector street and is built to
standard.There are no bikeways shown on the Master Street Plan
that would be effected by this amendment.
PARKS:
Grassy Flat Creek is shown on the Little Rock Parks and
Recreation Master Plan of 2001 as a Potential Greenbelt located
about 4 of a mile to the east on Huron Lane.Development of the
applicant's property for non-residential uses may increase
storm-water run-off into the drainage system of the
neighborhood.This section of Green Mountain Drive runs along a
boundary for a Neighborhood Service Deficit Area.Parkfacilitieswouldneedtobedevelopedtoclosethissmall gap to
provide park facilities within an eight block walking distance
from this amendment area.
HISTORIC DISTRICTS:
There are no historic districts that would be effected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
A Neighborhood Plan is under development for this area.
ANALYSIS:
The applicant's property is located at a boundary between
residential uses to the south and west and intense commercial
2
March 28,32
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:LU02-02-01
uses to the north and east.Currently,the structures in the
application area provide a buffer in a transition zone between
conflicting uses.The apartments to the northwest and the
commercial uses to the north are accessed from and face Green
Mountain Drive.The office and retail uses to the east face
Huron Lane and are accessed from that street.The non-
residential uses to the east do not face conflicting uses.The
apartments to the northwest act as an area of transition between
the non-residential uses and the areas shown as Single Family.
The Office shown on Huron Lane provides a buffer between Single
Family to the south and Commercial to the north.The existing
non-residential uses on Huron Lane do not face residential uses.
The house on the applicant's property is on a corner lot facing
Huron Drive and Green Mountain with the garage facing Huron.
Due to the prominence of the house resulting from the terrain
and topography of the location,the residential appearance of
the house should be maintained.The neighboring houses on Green
Mountain face the street and the applicant's property,resulting
in a direct visual impact on the neighborhood.Approval of this
amendment would allow a non-residential use to face Single
Family uses eroding the buffer between conflicting uses.
With these changes,the entirety of the Single Family on the
northeast corner of the Green Mountain Drive /Huron Lane
intersection would be eliminated.It is thought that the
additional area would provide a transition between the areas
shown as Single Family to the south and west and the areas shown
as Commercial to the north and east.Since the applicant's
property faces Single Family uses,the residential character of
the applicant's property should be maintained to preserve the
residential character of the neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Birchwood Neighborhood Association,Beverly Hills Property
Owners Association,Colony West Homeowners Neighborhood
Association,Echo Valley Property Owners Association,Rainwood
Cove Property Owners Association,Santa Fe Heights Neighborhood
Association,Sturbridge Property Owners Association,Treasure
Hills Neighborhood Association,and Walnut Valley Neighborhood
3
March 28,2002
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:LU02-02-01
Association.Staff has received 1 comment from area residents.
None are in support,1 is opposed to the change and none were
neutral.
STAFF RECOMMENDATIONS:
Staff does not believe the change to Office is appropriate.
Staff supports a change to Suburban Office to protect the
residential character of the neighborhood located south of Huron
Lane by establishing a buffer between residential and non-
residential uses.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The item was placed on the consent agenda for deferral to the
April 11,2002 Planning Commission meeting.A motion was made
to approve the consent agenda and was approved with a vote of
7 ayes,0 noes and 4 absent.
4
March 28,.02
ITEM NO.:7.1 FILE NO.:Z-7153
NAME:Pinnacle Chiropractic and Acupuncture
LOCATION:11618 Huron Lane
DEVELOPER:ENGINEER:
Darren Beavers Terry Burruss,AIA
11330 Arcade Drive Suite 5 1202 Main Street Suite 230
Little Rock,AR 72212 Little Rock,AR 72201
AREA:0.424 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2
ALLOWED USES:Single-family residential
PROPOSED ZONING:POD for General and Professional Office Uses
PROPOSED USE:Office
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes the conversion of an existing
single-family residential structure into a Chiropractic and
Acupuncture clinic.The applicant is also requesting other
general and professional office uses be an allowable use
under the Planned Development.The applicant proposes the
placement of 12 parking spaces (including 4 staff spaces
and 1 handicapped space)on the site.
March 28,02
SUBDIVISION
ITEM NO.:7.1 (Cont.)FILE NO.:Z-7153
B.EXISTING CONDITIONS:
The site contains an existing single-family structure with
a storage building located in the rear on the northeast
corner of the lot.There is a substantial drainage
structure located along the north property line.There is
a mix of office and commercial uses to the east of the site
located on Huron Lane and an office use directly to the
north of the site with mini-storage units located further
north on Green Mountain Drive.Multi-family on R-5 zoned
property is located to the northwest across Green Mountain
Drive.Single-family residences are located directly
across the street on Green Mountain Drive to the west of
the site and to the south of the site on Huron Lane.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received several phone calls
concerning the proposed application.Many of which were
informational phone calls several were statements of
opposition.All property owners within 200 feet of the
site,all residents within 300 feet of the site who could
be identified and the Walnut Valley Neighborhood
Association and the Pleasant Valley Property Owners
Association were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Huron Lane is classified on the Master Street Plan as a
commercial street.Dedicate right-of-way to 30 feet from
centerline.
2.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
the street including a 5-foot sidewalk with the Planned
Development.
3.Driveways shall conform to Sec.31-210 or Ordinance
18,031.Conform to driveway grade requirements,in
particular.
4.All driveways shall be concrete aprons per City
Ordinance.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2
March 28,ir02
SUBDIVISION
ITEM NO.:7.1 (Cont.)FILE NO.:Z-7153
6.A 20-foot radial dedication of right-of-way is required
at the intersection of Huron Lane and Green Mountain
Drive.
7.Appropriate handicap ramps will be required per current
ADA standards.
8.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
9.Easements shown for proposed storm drainage are required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PIA5KING:
Wastewater:Sewer available,not adversely affected.
~Enter :No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.Customer will
have to pay for any telephone relocations that result
from the new development.
Water:No objection.
Fire De artment:Place fire hydrants per ordinance.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No comment received.
CATA:Site is not located on a dedicated Bus Route and
has no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
The site is located in the Rodney Parham Planning District.
The Future Land Use Plan indicates the site as Single-
family as well as the properties to the west and south.
The applicant has applied for a Planned Office Development
to place a Chiropractic and Acupuncture Clinic at the
location.A Land Use Plan amendment is a separate item on
this agenda (see File No.LU02-02-01 Item No.7).
3
March 28,A2
SUBDIVISION
ITEM NO.:7.1 (Cont.)FILE NO.:Z-7153
Cit Reco nized Nei hborhood Action Plan:
The area lies in an area not covered by a Neighborhood
Action Plan.
Landsca e Issues:
The plan submitted does not allow for the required 9-foot
wide street buffer and landscape strips required along both
street frontages.This is a requirement by both zoning and
landscaping ordinances.Additionally,no provision has
been made for the 9-foot wide landscape strip along the
eastern perimeter required by the landscape ordinance.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Mr.Terry Burriss and Mr.Darren Beavers were present
representing the application.Staff presented the item and
noted additional information needed on the site plan
(dumpster location,signage details,screening).Staff
indicated additional information concerning days and hours
of operation and the number of employees should be
provided .
Public Works comments were addressed.Staff stated the
applicant would be required to construct 4 street
improvements to Huron Lane.The applicant asked if a 15%
hardship contribution was an option.Staff stated,if a
request was made,Public Works would review the request.
There was a general discussion concerning the parking lot
and the landscaping requirement.Staff noted the
landscaping on the east property line was "short"of the
minimum requirement.Staff also noted no provision had
been made for the street buffer requirement.The applicant
questioned if staff would support the double stacking of
employee parking.Staff stated the applicant would have to
place signage to indicate reserved employee parking
accordingly.
March 28,02
SUBDIVISION
ITEM NO.:7.1 (Cont.)FILE NO.:Z-7153
The Committee determined there were no more issues
associated with the proposed development.The Committee
then forwarded the item to the full Commission for final
action.
H.ANALYSIS:
The applicant submitted a revised plan addressing most of
the issues raised by staff at the Subdivision Committee
meeting.The applicant has eliminated one of the proposed
parking spaces nearest Huron Lane and designated a handicap
space.
The applicant has indicated a single ground mounted sign
will be located in the front yard setback on the corner of
Green Mountain Drive and Huron Lane.The sign will be a
maximum of 6-feet in height and be placed 5-feet from the
property line.
The applicant is proposing the placement of a sidewalk
along Huron Lane to align with the existing sidewalk.The
sidewalk on Green Mountain Drive is currently in place.
The applicant is proposing a 6-foot wooden fence to extend
from the property line to the rear on the east side of the
property.This meets the maximum fence height according to
the zoning ordinance between the street right-of-way and
the building setback for office fence standard.
The applicant proposes the days and hours of operation to
be Monday through Friday from 9:00 am to 5:00 pm.The
applicant has stated there will be a total of four
employees reporting to the site.
The applicant cannot meet the minimum landscaping
requirement for the east and west property line.The
applicant is making application to the City Beautiful
Commission for the required variances.
Staff is not supportive of the proposed rezoning for this
type use.The applicant has indicated he will not utilize
the entire structure and will lease a portion of the site
for some type of general or professional office use.Staff
feels the chiropractic clinic,with the addition of some
5
March 28,2002
SUBDIVISION
ITEM NO.:7.1 (Cont.)FILE NO.:Z-7153
other general or professional office use,will generate a
large amount of traffic.
In addition,the large number of parking spaces requiredforamedicalofficeusecausesthesitetobe,for the
most part,building and concrete.This does not leave the
structure to appear very single-family in character.With
a professional or general office type use the parking,one
space per four hundred square feet of gross floor area (6
parking spaces required),is substantially less than thesixparkingspacesperdoctorrequired.Since the
applicant has not indicated the second type use,it isdifficulttotelltheexactnumberofspacesrequiredbut
one could assume a minimum of 9 parking spaces would be
required if the doctor uses 'c the square footage and leases
the remainder to a general or professional office use.
Staff anticipates the site will not remain single-family in
perpetuity.If this is in fact the case,Staff feels thesitewouldbebetterservedwithalesserintensityuse,
which would have a lesser impact on the surrounding
neighborhood.The area to the north and east contain non-
residential uses but the area to the west and south consistofwellestablished,well maintained single-family homes.Staff feels an insurance office or general accountingofficewouldgeneratealimitednumberofclientstothesite,thus minimizing the negative impact on the
surrounding neighborhood.
I .STAFF RECOMMENDATIONS:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Mr.Darren Beavers and Mr.Terry Burruss were present
representing the application.There were objectors present.
There were seven Commissioners present.The Chairman stated it
was Planning Commission Policy to offer a deferral to the
applicant when fewer than nine Commissioners were present.The
applicant requested a deferral to the April 11,2002 Public
Hearing.
6
March 28,2002
SUBDIVISION
ITEM NO.:7.1 (Cont.)FILE NO.:Z-7153
The application was place on the consent agenda for deferral.
The vote passed by 7 ayes,0 noes and 4 absent.
7
March 28,2002
ITEM NO.:8 FILE NO.:LU02-10-02
Name:Land Use Plan Amendment —Boyle Park Planning
District
Location:41st and 42nd Streets on east side of John
Barrow Road
RecCuest:Single Family tc Suburban Office
Source:Frank Stewart,Acts Church
The applicant has petitioned to withdraw this item on March 5,
2002.Staff recommends placing this item on consent for
withdrawal.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The item was placed on the consent agenda for withdrawal.A
motion was made to approve the consent agenda and was approved
with a vote of 7 yes,0 noes and 4 absent.
March 28,02
ITEM NO.:8.1 FILE NO.:Z-7154
NAME:Acts Church Short-form POD
LOCATION:On the east side of John Barrow Road between West 40
and West 42"Streets
DEVELOPER:ENGINEER:
Frank Stewart Lemons Engineering
1423 Ingram Street 204 Cherry Street
Conway,AR 72032 Cabot,AR 72023
AREA:4.0 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:0-3 E R-3
ALLOWED USES:General Office and Single-family Residential
PROPOSED ZONING:POD
PROPOSED USE:Church and Church related activities (Daycare,
School,Library)
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property located
between West 40 Street and West 42"Street located on the
east side of John Barrow Road from R-3,Single-family and
0-3,Office to a Planned Office Development for the
placement of a church.The applicant is proposing the
closure of a portion of Longcoy and 41'treets,and
related alleys within the development.The applicant
proposes to final plat the site as one lot upon approval of
the Planned Development.
March 28,2002
SUBDIVISION
ITEM NO.:8.1 (Cont.)FILE NO.:Z-7154
The applicant submitted a letter on March 15,2002
requesting this item be deferred to the May 9,2002
Planning Commission Public Hearing.The reason for the
deferral request as stated by the applicant was his failure
to notify property owners within 200-feet of the site of
the Public Hearing as required by the Planning Commission
By-Laws.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The applicant was not present and there were no objectors
present.Staff informed the Commission the applicant had made a
request for the item to be deferred to the May 9,2002 Public
Hearing.There was no further discussion.
The application was place on the consent agenda for deferral as
recommended by staff.The vote passed by 7 ayes,0 noes and
4 absent.
2
March 28,.32
ITEM NO.:9 FILE NO.:Z-5425-A
NAME:Irwin Specialized Construction Site Plan Review
LOCATION:The north end of Warehouse Road
DEVELOPER:ENGINEER:
John Irwin Laha Engineers
709 Spruce Street P.O.Box 190251
Heber Springs,AR 72543 Little Rock,AR 72219
AREA:4.19 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:C-4
ALLOWED USES:Open Display District
PROPOSED ZONING:C-4
PROPOSED USE:Storage of mobile office units
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The Board of Directors passed Ordinance No.16,055 on June 18,
1991 rezoning the property from R-2,Single-family to C-4,Open
Display and OS,Open Space.As a condition of approval there
was to be no expansion of the existing gravel turnaround or new
construction to take place on the property without a site plan
review by the Planning Commission.The applicant was to
maintain a 100-foot open space strip along the north propertyline.
March 28,.02
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5425-A
A.PROPOSAL/REQUEST:
The applicant is proposing to store metal mobile office
units on the site.The units will be offered as rental
units and will be moved into and out of the site as the
units are leased and returned.The applicant proposes the
office modules to range in size from 8-foot by 10-foot to a
maximum size of 8-foot by 32-foot.The maximum number of
units to be stored on the site will be 50 units.The units
range in weight from 2200 pounds to 12000 pounds.There is
a 100-foot zoned Open Space buffer along the northern edge
of the property.
B.EXISTING CONDITIONS:
The site is located at the north end of Warehouse Road
which takes access from the I-30 Frontage Road.The siteisvacantandundeveloped.The northern portion of thesiteistreecovered.Single-family homes are located
across a creek to the north (Town and Country Subdivision).
A single-family house adjoins the site to the south also
taking access from Warehouse Road.To the east of the site
are single-family homes and a trucking company.To the
west of the site is vacant tree covered land.Although,
there are single-family homes in the area,a large majority
of the uses which take access from the I-30 Frontage Road
are either non-residential uses or undeveloped at this
time.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several
informational phone calls concerning this application.All
property owners within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the
Southwest United for Progress and Town and Country Estates
Neighborhood Associations were notified of the Public
Hearing.
2
March 28,.32
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5425-A
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2.Storm water detention ordinance applies to this property.3.Easements shown for proposed storm drainage are required.
4.Tracking of mud or gravel onto street is prohibited.5.Existing topographical information at maximum 5-foot
contour interval and the 100-year base flood elevation
will be required.
6.A Sketch Grading and Drainage Plan will be required per
Sec.29-186 (e).
7.A Grading Permit will be required per Sec.29-186 (c)&
(d)~
8.Contact the USACE-LRD for approval prior to start of
work.This is above the limit of study for the flood
zone,but Operations has reported that the natural stream
flowing through the property is being filled.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:There is an existing 10-inch sewer main
crossing property.No permanent structure can be
constructed over the easement.Contact Little Rock
Wastewater Utility for details at 376-2903.
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water: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 additionalfirehydrant(s)are required,they will be installed at
the Developer's expense.A water main extension will be
required in order to provide water service to this
parcel.
Fire De artment:Place fire hydrants per ordinance.
Contact Dennis Free at 918-3752 for details.
3
March 28,.02
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5425-A
Count Plannin :No comment received.
CATA:Site is not located on a dedicated Bus Route and
has no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Cit Reco nized Nei hborhood Action Plan:
The area lies in the 65 Street West Neighborhood Action
Plan area,which is currently under development.
Landsca e Issues:
It will be necessary to provide a 6-foot high opaque screen
along the western perimeter of the site.This screen may
be a wooden fence with its face side directed outward,a
wall or dense evergreen plants.The land use buffer,
average width required along the western perimeter is 28-
feet.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
Mr.John Irwin was present representing the application.
Staff presented the item and noted some additional
information needed to complete the application (days and
hours of operation,number of modules to be stored).Staff
stated the applicant would be required to place a six-foot
screen or fence along the western perimeter of the property
to screen the adjacent residentially zoned property.
Public Works comments were addressed.The applicant stated
the access to the property would be obtained from the
adjacent property owner.He also stated,he would request
from the Commission to be allowed the use of a gravel
surface for storage.He stated there would be a 200 foot
paved buffer between the parking area and the street to
eliminate the tracking of mud and gravel.
4
March 28,.Q2
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:2-5425-A
Staff stated the applicant would be required to protect the
100 foot buffer (zoned OS)on the north edge of the
property.
The Committee determined there were no other issues
associated with the propose site plan.The Committee then
forwarded the item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan to staff on March
13,2002.The revised plan addressed most of the issues
raised by staff and the Subdivision Committee.The revised
plan indicated a 6-foot chain link fence with three strands
of barbwire on top of the fence.The applicant has statedallsitelightingwillbelowlevelanddirectedawayfrom
residentially zoned property.
The applicant proposes the days and hours of operation to
be 7:30 am to 5:00 pm Monday through Friday.The applicant
has stated there will be no customer traffic to the site.
The proposed surface material of the storage area will be
SB-2 gravel.The applicant proposes a 200-foot asphalt
drive leading into the site to eliminate the concern of
tracking mud and gravel from the site to the roadway.The
applicant has also provided verification of an access
easement from the end of Warehouse Road to the properties
edge.
The applicant proposes a 1.38-acre natural area in the low-
lying portion of the property to be used for holding flash
storm water.The parking will not be an asphalt surface
eliminating some of the flash flooding concern.The
applicant has also stated there will be no change to the
natural stream and the stream will be protected with a silt
fence.The natural area is currently zoned OS (100-foot
buffer adjacent to the north property line).
The applicant is proposing the placement of a 28-foot
opaque screen along the western perimeter to protect the
residentially zoned property to the west.
Staff is supportive of the request to allow storage of
5
March 28,2002
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5425-A
mobile office units on the site.The units will be moved
during normal business hours and should not cause any
adverse impact to the neighborhood.The site is shown on
the Future Land Use Plan as Commercial.The property is
zoned C-4,Open Display and the proposed use is consistent
with allowable uses under this zoning classification.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed site plan subject
to compliance with the conditions outlined in Paragraphs D,
E and F of this report.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The applicant was present representing the application.There
were no objectors present.Staff presented the item with a
recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.
There was no further discussion.The application was place on
the Consent Agenda for approval as recommended by staff.The
vote passed by 7 ayes,0 noes and 4 absent.
6
March 28,.02
ITEM NO.:10 FILE NO.:S-735-A
NAME:Kroger Fuel Station Subdivision Site Plan Review
LOCATION:8824 Geyer Springs Road
DEVELOPER:ENGINEER:
Kroger Limited Partnership I Pickering Firm
800 Ridge Lake Blvd.1750 Madison Ave,Suite 500
Memphis,TN 38120 Memphis,TN 38104
AREA:6.29 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:C-3
ALLOWED USES:Commercial
PROPOSED ZONING:C-3
PROPOSED USE:Retail Fueling Station
VARIANCES/WAIVERS REQUESTED:None Requested.
BACKGROUND:
The Planning Commission approved a development plan for the
Colony South Shopping Center located on the corner of Geyer
Springs and Baseline Roads on January 9,1969.On April 19,
1994,the Planning Commission reviewed and approved,a
modification to the site plan to allow Back Yard Burger
restaurant to locate on the northeast portion of the site.
March 28,2002
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:S-735-A
A.PROPOSAL/REQUEST:
The applicant proposes the placement of five gas pump
islands on the southwest portion of the site (near the
Little Caesars location which will be removed as a part of
the development).The applicant is proposing a covered
structure which will be 52'155'ith a canopy price
sign.There will be an 8'14'iosk in the center manned
by an attendant.
The applicant submitted a letter requesting this item be
deferred to the May 9,2002 Planning Commission Public
Hearing.The reason for the deferral request as stated by
the applicant was his failure to notify property owners
within 200-feet of the site of the Public Hearing as
required by the Planning Commission By-Laws.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The applicant was not present and there were no objectors
present.Staff informed the Commission the applicant had made a
request for the item to be deferred to the May 9,2002 Public
Hearing.There was no further discussion.
The application was place on the consent agenda for deferral as
recommended by staff.The vote passed by 7 ayes,0 noes and
4 absent.
2
March 28,32
ITEM NO.:11 FILE NO.:S-964-C
NAME:Sam'Club Fueling Station Subdivision Site Plan Review
LOCATION:900 South Bowman Road
DEVELOPER:ENGINEER:
Sam's West,Inc.Harrison French Architecture
2001 SW 10 Street 809 SW "A"Street
Bentonville,AR 72712 Bentonville,AR 72712
AREA:16.5 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:C-3
ALLOWED USES:Commercial
PROPOSED ZONING:C-3
PROPOSED USE:Addition to an existing retail fueling station.
VARIANCES/WAIVERS REQUESTED:None Requested.
A.PROPOSAL/REQUEST:
The applicant is proposing the expansion of an existing
fueling station from five dispensers to nine dispensers (atotalofeighteenfuelingpositions).The applicant also
proposes an expansion of the existing canopy by 30-feet x125-feet.The applicant proposes to convert the station
from a two-way,multi-directional traffic pattern to a one-
way configuration that requires the customers to enter at a
single point and exit the queuing lanes in one directional
manner,which will reduce the ingress/egress conflicts.
The queuing lanes will be increased from 40-feet to 100-
feet.The applicant is also proposing the parking lot
definition in the form of a continuous landscape island.
March 28,.Q2
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-964-C
This will separate the queuing lanes from the normal
parking lot traffic,which will also reduce the conflicts.
B.EXISTING CONDITIONS:
The site contains an existing fueling station with five
dispensers.Sam's Club and Wal-Mart are located to the
west of the fueling stations in the same parking lot.
There is a variety of office and commercial uses adjacent
to the site along Bowman Road and Chenal Parkway.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has not received any comment from
the neighborhood.All property owners within 200 feet of
the site,all residents within 300 feet of the site who
could be identified and the Sandpiper,John Barrow,
Gibralter/Point West/Timber Ridge and the Birchwood
Neighborhood Associations along with the Parkway Place
Property Owners Association were notified of the Public
Hearing.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Access shall conform to provisions for service easements
in Ordinance No.18031.
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.3.Consult with City Traffic Engineer to find possible
better exit location and site circulation that avoids
conflicts in the service easement.Provide a "Do Not.
Enter"sign at exit point.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
2
March 28,.Q2
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-964-C
Water:Contact Central Arkansas Water if larger and/or
additional water meter(s)are required.A 5/8-inch meter
currently serves this business.
Fire De artment:Approved as submitted.
Count Plannin :No comment received.
CATA:Site is located on Bus Route 45 and has someeffectonbusradius,turnout and route.CATA would like
to be informed when construction will begin and the
estimated ending time and if traffic is to be re-routed
due to construction.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Cit Reco nized Nei hborhood Action Plan:
The project is located in an area covered by the Rock Creek
Neighborhood Action Plan.The Plan request promotion of
commercial and office development that meets the needs of
the neighborhood residents for shopping,services and jobs.
Landsca e Issues:The width of the interior landscaping
must be increased to at least 7 'c feet.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(March 7,2002)
The applicant was present representing the application.
Staff presented the item and noted additional information
was needed on the site plan (days and hours of operation,
elevation of canopy and dimensions,any additional
signage).Public Works comments were addressed as well.
Staff indicated a concern of traffic flow in and around thesite.
The Committee determined there were no more issues
associated with the proposed site plan review.The
Committee then forwarded the item to the full Commission
for final action.
3
March 28,.32
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-964-C
H.ANALYSIS:
The applicant submitted a revised plan to staff addressing
most of the issues raised by staff and the Subdivision
Committee.The applicant proposes to convert the existing
station from a two-way,multi-directional traffic pattern
to a one-way configuration that requires customers to enter
at a single point and exit the queuing lanes in one
directional manner.This will ease the ingress/egress
conflicts.The applicant has also increased the queuing
lanes by 60-feet to 100-feet to allow additional stacking
of automobiles.The new design also incorporates parkinglotdefinitionintheformofacontinuouslandscape
island.This will separate the queuing lanes from the
normal parking lot traffic;thus reducing the conflicts
between station traffic and parking lot traffic.
The landscaped islands in the parking lot have been
increased to 300-feet as required by the Landscape
Ordinance.The expansion will eliminate sixty-three
parking spaces,57 Wal-Mart spaces and 6 Sam's Club spaces.
There will be 1,367 parking spaces on the site to be shared
between the two stores.The combined parking of Sam's Club
and Wal-Mart more than exceeds the current ordinance
requirement (by 600 spaces)thus causing no concern byStaffofthelossofparkingtoaccommodatetheexpansion
of the fuel station.
The applicant proposes the days and hours of operation to
remain as current operational hours,Monday through
Saturday opening at 6:00 am and closing at 9:00 pm and on
Sunday opening at 9:00 am and closing at 7:00 pm.The site
will continue to be attended by a Sam's Club employee.
Staff is supportive of the proposed site plan review.With
the current design the applicant has tried to minimize the
detrimental impacts and minimize future issues on the
surrounding parking lot and access drives.The design
addresses safety through the separation of traffic at the
fueling station from parking lot vehicular and pedestriantraffic.The curbed island and landscaping employed as atrafficcongestion-mitigating element also serves as an
attractive enhancement within the existing parking lot.
4
March 28,2002
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-964-C
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed site plan review
subject to compliance with Paragraphs D,E and F of this
report.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The applicant was present representing the application.There
were no ob jectors present.Staf f presented the item with a
recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.
There was no further discussion.The application was place on
the consent agenda for approval as recommended by staff.The
vote passed by 7 ayes,0 noes and 4 absent.
5
March 28,302
ITEM NO.:12 FILE NO.:S-1337
NAME:Kroger Fuel Center Subdivision Site Plan Review
LOCATION:6420 Asher Avenue
DEVELOPER:ENGINEER:
Kroger Limited Partnership I Pickering Firm
800 Ridge Lake Blvd.1750 Madison Ave,Suite 500
Memphis,TN 38120 Memphis,TN 38104
AREA:6.29 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:C-3
ALLOWED USES:Commercial
PROPOSED ZONING:C-3
PROPOSED USE:Retail Fueling Center
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes the placement of a fueling station
in the parking lot of the existing Kroger food store.The
fueling station will be located adjacent to Asher Avenue
near the "Wal-Mart Street"entrance.The structure will be
a 53-foot by 102-foot open structure with an 8-foot by 14-
foot Kiosk in the center to be used by an attendant for
payment.
March 28,2002
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:S-1337
The applicant submitted a letter requesting this item be
deferred to the May 9,2002 Planning Commission Public
Hearing.The reason for the deferral request as stated by
the applicant was his failure to notify property owners
within 200-feet of the site of the Public Hearing as
required by the Planning Commission By-Laws.
PLANNING COMMISSION ACTION:(MARCH 28,2002)
The applicant was not present and there were no objectors
present.Staff informed the Commission the applicant had made a
request for the item to be deferred to the May 9,2002 Public
Hearing.There was no further discussion.
The application was place on the consent agenda for deferral as
recommended by staff.The vote passed by 7 ayes,0 noes and
4 absent.
2
March 28,002
ITEM NO.:13 OTHER BUSINESS
Name:Main Street Corridor Plan
Location:Main Street from Markham Street
to Roosevelt Road
Rscsue st:Approve Resolution of Support
The Main Street Corridor Plan is the first of six detailed urban
design plans,the total of which will establish the planning
framework for the downtown.The creation of the Main Street
plan follows the direction set by the general "Corridor Plan"to
plan each corridor in detail.
The "Corridor's Plan"describes the six corridors of the
downtown,Markham St.-President Clinton Ave.,Capitol Ave.,9
Street,Chester,Broadway and Main Streets as prime areas for an
urban design focus.It recommends general planning goals for
the corridors,which directs public and private development to
them as a strategy for redevelopment of the downtown core area
they define.It was approved by the planning commission and
adopted by the City Board last year.
The Main Street Plan is the only corridor plan that extends
south of the Mills Freeway —recognizing its historic length
from the river to Roosevelt Road.It is therefore divided in
two focus areas north and south of the freeway,the division of
which responds to its actual modern-day development patterns.
Several public meetings of residents,owners,developers and
neighborhood organizations were held to establish planning goals
and objectives.
From Markham to the Freeway,the plan recommends high-density
development mixed uses and historic preservation.South of the
freeway the plan recommends reinforcing the current
redevelopment of the neighborhood commercial and residential
districts.The corridor's urban design strategies utilize
infill development and historic preservation as methods of
redevelopment.It recognizes the importance of names of areas
in cities to provide an identity,and recommends promoting the
south Main area by the acronym,SOMA —which is based on its
historic name,South Main.It recommends the next phase of the
streetcar plan include an extension link south,down Main Street
to 17 Street.
March 28,2002
SUBDIVISION
ITEM NO.:13 (Cont,.)OTHER BUSINESS
PLANNING COMMISSION ACTION:(MARCH 28,2002)
Mr.George Wittenberg was present to assist in representing the
application.There were no objectors present.Staff presented
the item with a recommendation of approval of the Resolution of
Support.
There was no further discussion.The application was place on
the Consent Agenda for approval as recommended by staff.The
vote passed by 7 ayes,0 noes and 4 absent.
2
RESOLUTION NO.
A Resolution of the Planning Commission
of the City of Little Rock,Arkansas in
support of the Main Street Corridor
Plan.
WHEREAS,the Downtown Framework for the Future calls for
more specific corridor plans for roads such as Main Street;and,
WHEREAS,the residents and other "stakeholders"in the area
participated in public meetings to discuss and identify issues
to include in the corridor plan;and,
WHEREAS,after several months of work,a corridor plan was
developed and presented to the neighborhood associations and
other stakeholders to review;and,
WHEREAS,this Corridor Plan provides a way for groups
working in and around the corridor to advance the agreed to
design concepts;and,
WHEREAS,comprehensive planning must include not only
interests of the immediately affected area but the interests of
the City as a whole;and,
WHEREAS,advocacy planning is an acceptable and legitimate role
for citizens and professional planners.
NOW,THEREFORE BE IT RESOLVED BY THE PLANNING
COMMISSION OF THE CITY OF LITTLE ROCK,ARKANSAS.
Section 1.The Planning Commission of the City of Little
Rock does support the vision and goals as expressed by the Main
Street Corridor Plan.
ADOPTED:
ATTEST:APPROVED:
SECRETARY CHAIRMAN
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March 28,2002
SUBDIVISION MINUTES
There being no further business before the Commission,the
meeting adjourned at 4:12 p.m.
Date
Chairman Sec ary
(