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Home My WebLink Aboutpc_05 23 2002LITTLE ROCK PLANNING COMMISSION PLANNING —REZONING —CONDITIONAL USE HEARING MINUTE RECORD MAY 23,2002 4:00 P.M. I.Roll Call and Finding of a Quorum A Quorum was present being nine (9)in number. I I.Members Present:Judith Faust Craig Berry Fred Allen,Jr. Robert Stebbins Norm Floyd Rohn Muse Obray Nunnley,Jr. Bob Lowry Mizan Rahman Members Absent:Richard Downing Bill Rector City Attorney:Cindy Dawson III.Approval of the Minutes of the April 11,2002 Meeting of the Little Rock Planning Commission.The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING —REZONING —CONDITIONAL USE HEARING MAY 23,2002 4:00 P.M. I.DEFERRED ITEMS: A.LU02-14-01 A Land Use Plan Amendment in the Geyer Springs East Planning District from Low Density Residential to Commercial at ¹1 Voorhees Drive. B.Z-7160 R-2 to C-4 ¹1 Voorhees Drive C.Z-7164 R-2 to PCD 24201 Pleasant Grove Road R-2 to PCD 24708 Pleasant Grove Road R-2 to C-3,C.U.P. 2504 Ferndale Cut Off Road D.S-285-SS The Ranch Tract A Lots 3-8 Preliminary Plat —located on the northwest corner of Cantrell Road and Katillus Road II.NEW ITEMS: 1.Z-7221 Sanders Day Care Family Home —Special Use Permit 7216 Shetland Drive 2.Z-3454-B MF-6 to R-2 West side of Otter Creek Parkway,south of Wimbledon Loop 3.LU02-10-03 A Land Use Plan Amendment in the Boyle Park Planning District from Public Institutional to Suburban Office at 1600 S. Cleveland Street 3.1 Z-7220 Knights of Columbus —Short-Form POD 1600 S.Cleveland Street 3.2 Z-7220-A Knights of Columbus —Conditional Use Permit 1600 S.Cleveland Street Agenda,Page Two 4.Z-5235-B Williams Magnet School —Conditional Use Permit 7301 Evergreen Drive 5.Z-5430-B ParkviewHigh School-ConditionalUse Permit 2501 John Barrow Road 6.Z-7015-A Lot 3,Integra Addition Carwash —Revised Conditional Use Permit 9020 Geyer Springs Road 7.Z-7215 First Church of the Nazarene —Conditional Use Permit 1200 North Mississippi Avenue 8.S-1340 Hinslor Slope Subdivision —Preliminary Plat SE corner of Hinson and Taylor Loop Roads 8.1 Z-7216 Kingdom Hall of Jehovah's Witness —Conditional Use Permit SE corner of Hinson and Taylor Loop Roads 9.Z-7217 Wilson Elementary School —Conditional Use Permit 4015 Stannus Road 10.Z-7218 Boyle Building —Conditional Use Permit 103 W.Capitol Avenue 11.Z-7219 White City Memorial Baptist Church —Conditional Use Permit 918 Corning Avenue 12.G-23-314 Alley Right-of-WayAbandonment —Block187 John Barrow's Addition,block bounded by West 38 and West 39 Street rights-of- way,Ludwig Street and Malloy Street 13.Z-4343-L C-2 to C-3 North side of Cantrell Road,between Ranch Drive and N.Katillus Road BA R R E T T RO A D 8 Pu b l i c He a r i n g AR K A N S A S It e m s Wy P 45 8 8. 1 CA V &( ( MA R K M A N g " OT Y LW R T S PR I D E VA L L E Y MA R K M "' " ' 1 1- 6 3 W KA N I S I- 6 3 O C KN N S 12 T H 12 T H 9 IH ~N E. I 0T H WR I G H T ~ ~ +4 F 65 X C( E TA RO O S E V E L T OV E ( I- 4 3 O 4 RO O S E V E L T 36 1 M I C Z 2 + 1- 4 4 0 LA W S O N HB A —4 3. 1 3. 5 I 9 FR A B E R PI K E -1 2 a ER R TS (E M B E R DA V I D Bi (5 g OT I O D O 65 T H a ~ 65 M RA I N E S + VA I LE Y 2: I - 3D ~] 6$ DI X O N BA S E U N E A IN E 2 6 DI X O N g OT T E R AB E L V A L E MA A CU T O F F K CR E E K WE S T 5 SL I N K E R CL VI N S O N 66 I DR E H E R AL E X A N D E R p YE R SP G S C OF F CU T O F F C 49 CU T O F F aT Y UW T S y4 V Ie ( 36 5 AS H E R PR A T T 14 5 T H Pl a n n i n g Co m m i s s i o n Ma y 23 , 20 0 2 May 23,2002, ITEM NO.:A FILE NO.:LU02-14-01 Name:Land Use Plan Amendment —Geyer Springs-EastPlanningDistrict Location:1 Voorhees Dr. ~Re est:Low DensitY Residential to Doeeercial Source:Jim Hill,Putnam Realty Inc. PROPOSAL /REQUEST: Land Use Plan amendment in the Geyer Springs-East PlanningDistrictfromLowDensityResidentialtoCommercial.TheCommercialcategoryincludesabroadrangeofretailandwholesalesalesofproducts,personal and professionalservices,and general business activities.Commercialactivitiesvaryintypeandscale,depending on the tradeareatheyserve.The applicant wishes to use the propertyforcommercialpurposes. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family with nonconformingC-4 Open Display Commercial uses and isapproximately4.08+acres in size.Two shop buijdingsoccupythesouthwestportionoftheproperty.The primarybuildingisatruckrepairshopbuildingwithasix-baygarage;a smaller three-bay garage building is adjacent onthewesternpartoftheproperty. All of the surrounding zoning is R-2.Properties tonorthincludetwomanufacturedhousingdevelopments.first development is located on the north leg of Vorheesconsistsofvacantboardeduppre-1974 manufactured homes.The second manufactured housing development is located onReginaCircle.The property to the east consists of houses-located on Fairlee Drive and Stratton Avenue.In addition,to the east of the application area is a property consistingofahouse,motorcycle sales,two cabinet shops,anupholsteryshopandonewarehouse.Uses south of theapplicant's property consist of houses,large out buildings,and manufactured homes.Property to the west consists of adaycarecenter,a church,and a house. May 23,2002 ITEM NO.:A (Cont.)FILE NO.:LU02-14-01 A mixture of uses is located in the vicinity of theapplicant's property along Stanton Road.Starting at thenorthendoftheneighborhood,a convenience store islocatedonthesouthwest,corner of the I-30 Frontage Road and,Stanton Road.Three blocks south of the conveniencestore,is a machine shop on the west side of Stanton Road atStantonandVoorhees.South of Vorhees on the east side ofStantonRoadaretwomoredaycarecenters.A fencing company is located south of Vorhees on the east side ofStantonRoadbetweenVorheesandLarryCircle.TheremainderoftheusesonStantonRoadisamixture ofsingle-family houses and manufactured homes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On October 5,1999 a change took place from Multi-Family toMixedOfficeCommercialandCommercialinthe9100blockofLewDriveabout8ofamilesouthwestofthepropertyinquestion. On September 1,1998 a change took place from Low DensityResidentialtoCommercialat4201BaselineRoadabout2/3 ofamilesoutheastoftheapplicationarea. On September 16,1997 a change took place from Single FamilytoMulti-Family at 3615 —3706 American Manor Drive about 1milesoutheastofthereviewarea. On May 20,1997 a change took place from Mixed OfficeIndustrialtoCommercialat8001I-30 about 1/10 of a milenorthoftheareaunderreview. The property under review as well as all of the surroundingpropertyisshownasLowDensityResidentialontheFuture Land Use Plan. MASTER STREET PLAN: Vorhees Drive is a substandard commercial street with a30-foot Right-of-way.The east-west portion of Vorhees is a-paved-street with open drainage.The north-south leg ofVorheesconsistsofagravelsurface.Stanton Road is shownontheMasterStreetPlanasaCollectorStreetandisbuilttostandard.There are no bikeways shown that would beaffectedbythisamendment. 2 May 23,2002 ITEM NO.:A (Cont.)FILE NO.:LU02-14-01 PARKS: The nearest park shown on the Little Rock Parks andRecreationMasterPlanof2001isWakefieldPark,listed asaneighborhoodparkof5—20 acres.Wakefield Parkprovidesaplayground,a basketball pad,a tennis court,alightedbaseballfield,a restroom,and a picnic area.Theparkislocatedabouta'c mile to the northwest of theapplicationareaatFisherStreetandWoodsonRoad.ThisparkprimarilyservestheGeyerSpringsandWakefieldneighborhoodsandwouldnotbeaffectedbythisamendment., This amendment is located in a neighborhood service deficitarea.Additional park facilities would need to be developedclosertotheamendmentareatoprovideadecgxateparkfacilities. HISTORIC DISTRICTS: There is not any historic districts near-by that would beaffectedbythisamendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN. The applicant's property lies in the area covered by theUpperBaselineNeighborhoodActionPlan.The NeighborhoodandHousingRevitalizationgoalcontainedanactionstatementofencouragingLowDensityResidentialdevelopmentinthearea.The Economic Development goal contained anobjectiveofretainingexistingbusinesses,and whennecessary,finding new businesses to replace those thatclose. ANALYSIS: The applicant's property is an existing non-confozming use,formerly used as a truck repair business,and located in amarginalneighborhoodcharacterizedbyamixtureofresidentialandnon-residential uses.The propertyapplicationareaisaccessedatthepointwhereyozheesDrivecurvestowardthenorth,providing the pzopeztyminimumamountofstreetfrontage.The northeast portion ofthestudyareatouchesFairleeDriveandcouldpotentia]].ybeaccessedbyFairlee.This amendment could producecommercialtrafficonFairleeDrive.Traffic accessing the 3 May 23,2002 ITEM NO.:A (Cont.)FILE NO.:LU02-14-01 property in cpxestion must already pass the two houseslocatedonVorheesatStantonRoad.The current access ofthepropertyfromVorhees,and the potential of access tothepropertyfromFairlee,could cause a conflict of trafficbetweenresidentslivingintheareaandcommercialvehiclesaccessingthepotentialcommercialuseslocatedintheapplicationarea.Any Commercial development would generatetrafficthatwouldaffecttheresidentslivingonVorhees and Fairlee. Any Commercial development of the property would need tomitigatetheimpactsofcommercialtrafficpassingthrough.residential areas.Commercial traffic impacts on neighboring residential properties could be minimized bylimitingcommercialtraffictoVorheesandimprovingVorheesDrivewhilelimitingtheuseofFairleeDrivetoaccessingresidentialuses.Although other non-conforming uses arelocatedintheneighborhood,those uses are accessed fromeitherStantonRoadorDoyleSpringsRoad,not the sidestreets. Any development of Commercial uses would need a sufficientbufferbetweenanybuildingsandparkinglotsandthe neighboring residential uses to compensate for the scale andmassingoffuturebuildingsbuiltontheproperty.Withoutsufficientbuffers,the neighboring residential properties would be impacted by intense commercial uses on theapplicant's properties.Any commercial development in thisareashouldbelimitedtothetypesofcommercialusesthat, would have the minimum amount of impact residential uses. This amendment would place Commercial uses in a locationthatisaccessedbyacommercialstreetthatisnotbuilt tohandlecommercialtrafficandcreateanislandoflandshownasCommercialsurroundedbylandthatisshownasLow Density Residential. -NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhoodassociations:O.U.R.Neighborhood Association,UpperBaselineNeighborhoodAssociation,Windamere NeighborhoodAssociation,and Woodland Ridge Property Owners Association.Staff has received one comment from area residents.The one comment was neutral. 4 May 23,2002 ITEM NO.:A (Cont.)FILE NO.:LU02-14-01 STAFF RECOMMENDATIONS: Staff believes the change is not appropriate.This amendment could produce new commercial traffic in residential areas and create an island of Commercial in the middle of an area shown as residential on the Land Use Plan. PLANNING COMMISSION ACTION:(APRIL 11,2002) The item was placed on the consent agenda for deferral to the May 23,2002 Planning Commission meeting.A motion was made to approve the consent agenda and was approved with a vote of 10 ayes,0 noes and 1 absent. PLANNING COMMISSION ACTION:(MAY 23,2002) 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 9 ayes,0 noes and 2 absent. 5 May 23,2002 ITEM NO.:B FILE NO.:Z-7160 Owner:William L.Huffstutlar Applicant:Jim Hill,Putnam Realty,Inc. Location:¹1 Voorhees Drive Area:4.08 acres Request:Rezone from R-2 to C-4 Purpose:Continuance of nonconforming truck repair business Existing Use:Vacant commercial buildings and undeveloped SURROUNDING LAND USE AND ZONING North —Mobile home park and undeveloped property;zoned R-2 South —Mobile home park,single family residences and day care center; zoned R-2 East —Single family residences,undeveloped property and nonconforming commercial uses;zoned R-2 West —Undeveloped property,nonconforming commercial uses and single family residences;zoned R-2 A.PUBLIC WORKS COMMENTS: ——————---———-1-.--Voorhees Drive is classified on the Master Street Plan as a commercial street.Dedicate right-of-way to 30 feet from centerline. With Buildin Permit: 2.Future improvements will require one-half street improvements per Master Street Plan. May 23,2002 ITEM NO.:B Cont.FILE NO.:Z-7160 B.PUBLIC TRANSPORTATION ELEMENT: The site is located near CATA Bus Route ¹15 (Stanton Road). C.PUBLIC NOTIFICATION: All property owners located within 200 feet of the site,all residents within 300 feet who could be identified and the Upper Baseline,Windamere, Wakefield and SWLR UP Neighborhood Associations were notified of the proposed rezoning.Staff received a phone call from Pat Gee of the Upper Baseline Neighborhood Association,expressing opposition to the proposed C-4 rezoning. D.LAND USE ELEMENT: Plannin Division: This request is located in the Geyer Springs-East Planning District.The Land Use Plan shows Low Density Residential for this property.The applicant has applied for a zone change from R-2 Single Family to C-4 Open Display Commercial.The applicant wishes to rezone an existing nonconforming truck repair business with C-4 uses. A land use plan amendment for a change to Commercial is a separate item on this agenda. Cit Reco nized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan.The Neighborhood and Housing Revitalization goal contained an action statement of encouraging Low Density Residential development in the area.The Economic Development goal contained an objective of retaining existing businesses,and when necessary,finding new businesses to replace those that close. E.STAFF ANALYSIS: The request before the Commission is to rezone this 4.08 acre tract from"R-2"Single Family District to "C-4"Open Display District.The south portion (2.87 acres)of the property is occupied by two (2)commercial buildings which appear to be vacant.The buildings previously housed a truck repair business.The north 1.21 acres is undeveloped and wooded. The property is accessed from the end of Voorhees Drive,which runs east from Stanton Road.The applicant proposes to rezone the property in order to legitimize the previous truck repair business so that the property 2 May 23,2002 ITEM NO.:B Cont.FILE NO.:Z-7160 can be sold.A land use plan amendment has also been filed for this property (Item 3 on this agenda). The property is in an area along Stanton Road which contains a mixture of uses,most of which are nonconforming.All of the surrounding properties are zoned R-2,Single Family Residential.There are nonconforming commercial and industrial type uses along Stanton Road and to the east of this property.There are also day care/school uses and a number of mobile home parks in the general area. Staff does not support the requested rezoning.The Geyer Springs-East District Land Use Plan recommends Low Density Residential for this property,as well as all of the surrounding properties.Staff does not believe that the requested C-4 zoning would be compatible with the uses and zoning in the area,nor conform to the adopted Neighborhood Action Plan,especially in light of the fact that a portion of the property the applicant is proposing to rezone is undeveloped.Staff does not believe it would be appropriate to place 4.08 acres of C-4 zoning at this location,in the middle of a R-2 zoned area which contains a number of single family structures.The rezoning of this property to C-4 could hinder the possibility of a future residential revitalization for the area. When the applicant initially met with staff to discuss the possibility of rezoning this property,staff suggested a rezoning to PD-C just for the developed portion of the property (south side of Voorhees Drive).This type of rezoning would legitimize the existing nonconforming use of the portion of the property which is developed,without leaving the remainder of the property open for additional commercial development.This would allow the existing commercial buildings to be reconstructed if they were ever damaged beyond 50 percent of the current replacement value.This type of zoning action has been used in the past,without Land Use Plan Amendments,to recognize and legitimize nonconforming uses. F.STAFF RECOMMENDATION: Staff recommends denial of the requested C-4 zoning. PLANNING-COMMISSION ACTION:(APRIL 11,2002) Staff informed the Commission that the applicant had requested that the application be deferred (via a phone call to staff on this date)to the May 23,2002 agenda.Staff supported the deferral request. 3 May 23,2002 ITEM NO.:B Cont.FILE NO.:Z-7160 With a vote of 9 ayes,1 nay and 1 absent,the Commission voted to waive the bylaws and accept the applicant's request for deferral,being less than five (5) working days prior to the public hearing. The Chairman placed this item before the Commission for inclusion within the Consent Agenda for deferral to the May 23,2002 agenda.A motion to that effect was made.The motion passed by a vote of 10 ayes,0 nays and 1 absent. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff informed the Commission that the applicant had amended the application to a rezoning from R-2 to PCD for the south 2.87 acres of the property only.Staff explained that the PCD would be for C-4 permitted uses only and that the survey of the property would be the approved site plan.Staff noted that the property would be used as is,and any future development of the site (building expansion,additional parking area,etc.)would have to be approved by the Planning Commission by way of a revised PCD. The applicant offered no additional comments. The Chairman placed this item before the Commission for inclusion within the Consent Agenda for approval,as amended and noted above.A motion to that effect was made.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 4 ~~~-i v —zvvc v9:3e PN J.BERRY N.FLOYD SQ1 S&9 989~ Southwest Little Rook United for Progress 8018 Mabelvale Cutoff Road Mabelvale,Arkansas,72103 501-568-4677 voice and 501-569-9895 fax ITEMS:A8 B La oZ.-/P -o f P-7/(o To:Planning Commission Item Kc.3 and 3.1 Re:41 Voorhees Drive —Land Ues Plan Amendment from Low Density Residential tc Commercial fk Rezone from R-2 to 0-4 Southwest Little Rock United for Progress voted at their April 1,2002 to join the Upper Baseline Neighborhood Association in not supporting Land Use Plan Amendment f'rom Low Density Residential to Commercial 4 not supporting the Rezoning from R-2 to C-4. This property is out of sight of Stanton Road,the main road in the area.The property is veiy inappropriate for most C-4 uses.The neighborhood recognizes that a small portion of the property has been used as a truck repair shop for a number of years.The neighborhood is willing to work with prospective businesses for compatible uses that would not disrupt the nearby residential property. Sincerely, Janet Berry President RECEIVED, APR l I 2002 BY: May 23,2002 ITEM NO.:C FILE NO.:Z-7164 Name:Zoning Plan -Crystal Valley,Burlingame Valley,West Fourche,Barrett and Buzzard Mountain Planning District Location:Parts of West Pulaski County,south of Lake Maumelle and east of Ferndale south to Fourche Creek area Re&coast:To Establish Zoning Regulations Source:City Staff On April 17,2001 the Board of Directors of the City of Little Rock approved a resolution expressing 'an intent'o zone the areas included in this item.Little Rock has used this process in the past:1)to announce the intent to zone,2)begin work of reviewing the area for the Land Use Plan,3)development of a Land Use Plan for the area,4)the holding of meetings in the area to allow residents and property owners the chance to suggest changes to the Land Use Plan,5)to tell residents and property owners what the city needs in order to zone property other than single family,6)to review the plan for changes requested,7)to take requests for non-single family zoning,8)to develop a package of land use and zoning items for the Planning Commission to review,9)hold a public hearing before the Planning Commission to hear the items,and finally 10)to hold a public hearing before the Board of Directors to hear the items.We are now at step nine in this process after a year of work and meetings.Three times in 1990,1991 and 1999 this process has been used to initiate zoning in areas beyond the city limits. The City implements zoning in areas within the Planning Area of the City in an attempt to assure that any development which does occur prior to annexation is orderly and minimizes future costs to the taxpayers of the City.For the owners in the area,zoning allows them more security in knowing what may happen next door and a chance to voice their concerns about the impacts of any future development.It is important to note that the actions of the City do not require that an existing establishment cease to operate,even if the neighbors might wish it to stop.All existing uses that may not be zoned 'appropriately'or the current use are 'grand-fathered in'become legally non- conforming uses).Many existing businesses have requested a non-residential classification and are listed later in this item for consideration of commercial or some other classification. The process used for this item was outlined in the first paragraph.Last spring after the Board of Directors approved an 'intent'o zone resolution,planning Staff began pulling information on the area together.Existing conditions were documented,as were physical constraints to future development.A Land Use Plan was developed and contacts were made with county officials and leaders in the community to get initial reactions and suggestions.Property owners were identified and invited to meetings in the area.Information was provided on what was needed if a non-residential zone classification was desired and comments were received on the Land Use Plan. May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 The items listed below were generated as a result of these meetings. PROPOSAL /REQUEST: ITEM 3.0 -It is the practice of the City of Little Rock to zone all lands being annexed or included into the extraterritorial areas initially to R-2 Single Family.In this application, all lands will be zoned R-2 or,if the property owner had requested,to AF Agricultural 8 Forestry.Below is a list of those areas.Where individual property owners requested Agricultural 8 Forestry zoning,a specific street address is listed where possible;for R-2 zoning,entire sections of land are listed by the township range and section.As has been the practice of the City,Agricultural 8 Forestry requests are treated as single- family requests when reviewing the Land Use Plan. Z-7167 Part of T2N R14W Sec 32 to be zoned R-2,Single Family. Z-7168 Part of T2N R14W Sec 4 to be zoned R-2 except: Z-7168-A 10424 Barrett Road in T2N R14W Sec 4 to be zoned AF,Agricultural and Forestry. Z-7169 Part of T2N R14W Sec 5 to be zoned R-2 except: Z-7169-A 8611 Barrett Road in T2N R14W Sec 5 to be zoned AF. Z-7170 Part of T2N R14W Sec 6 to be zoned R-2 except: Z-7170-B 24201 Pleasant Grove Road in T2N R14W Sec 6 to be zoned AF. Z-7170-C 9524 Twin Mountain Lane in T2N R14W Sec 6 to be zoned AF. Z-7170-D 9525 Twin Mountain Lane in T2N R14W Sec 6 to be zoned AF. Z-7170-E 8000 Hood Road in T2N R14W Sec 6 to be zoned AF Z-7170-F 8324 Hood Road in T2N R14W Sec 6 to be zoned AF. Z-7170-G 24708 Pleasant Grove Road in T2N R14W Sec 6 to be zoned AF. Z-7171 Part of T2N R15W Sec 1 to be zoned R-2. Z-7172 Part of T2N R14W Sec 8 to be zoned R-2. Z-7173 All of T2N R14W Sec 7 to be zoned R-2. Z-7174 Part of T2N R15W Sec 12 to be zoned R-2 except: Z-7174-A 8414 Matthews Road in T2N R15W Sec 12 to be zoned AF. Z-7175 Part of T2N R15W Sec 11 to be zoned R-2 except: Z-7176 Part of T2N R14W Sec 17 to be zoned R-2. Z-7177 Part of T2N R14W Sec 18 to be zoned R-2 except: Z-7177-A 5100 Studer Road in T2N R14W Sec18 to be zoned AF. Z-7177-B 6212 Studer Road in T2N R14W Sec 18 to be zoned AF. Z-7177-C 6200 Studer Road in T2N R14W Sec 18 to be zoned AF. Z-7178 Part of T2N R15W Sec 13 to be zoned R-2. Z-7179 Part of T2N R15W Sec 14 to be zoned R-2. Z-7180 Part of T2N R14W Sec 20 to be zoned R-2. Z-7181 Part of T2N R14W Sec 19 to be zoned R-2 except: Z-7181-A 4810 Ferndale Cutoff in T2N R14W Sec 19 to be zoned AF. Z-7181-B 4909 Studer Road in T2N R14W Sec 19 to be zoned AF. Z-7181-C 5220 Studer Road in T2N R14W Sec 19 to be zoned AF. Z-7181-D Located on Studer Road in the NW of the NE of Section 19 T2N R14W to be zoned AF. 2 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 Z-7181-E Located on Studer Road in the NW of the NE of Section 19 T2N R14W to be zoned AF. Z-7181-F 4600 Studer Road in T2N R14W Sec 19 to be zoned AF. Z-7182 Part of T2N R15W Sec 24 to be zoned R-2. Z-7183 Part of T2N R15W Sec 23 to be zoned R-2 except: Z-7183-A 5220 Sword Lane in T2N R15W Sec 23 to be zoned AF.Request was for additional tracts that lie outside the jurisdictional area,but only tracts that lie within jurisdictional area will be zoned. Z-7184 Part of T2N R14W Sec 28 to be zoned R-2. Z-7185 Part of T2N R14W Sec 29 to be zoned R-2 except: Z-7185-A 5021 Ferndale Cutoff Road in T2N R14W Sec 29 to be zoned AF. Z-7186 Part of T2N R14W Sec 30 to be zoned R-2 Single Family except: Z-7186-B 2125 Lambert Road in T2N R14W Sec 30 to be zoned AF. Z-7186-D 3601 Ferndale Cutoff Road in T2N R14W Sec 30 to be zoned AF. Z-7186-E 3601 Ferndale Cutoff Road in T2N R14W Sec 30 to be zoned AF. Z-7186-F 24508 Blazer Road in T2N R14W Sec 30 to be zoned AF. Z-7186-G 3805 Ferndale Cutoff Road in T2N R14W Sec 30 to be zoned AF. Z-7186-H 3801 Ferndale Cutoff Road in T2N R14W Sec 30 to be zoned AF. Z-7186-I 3225 Ferndale Cutoff Road in T2N R14W Sec 30 to be zoned AF. Z-7187 Part of T2N R15W Sec 25 to be zoned R-2 except: Z-7187-E 2910 Ferndale Cutoff in T2N R15W Sec 25 to be zoned AF. Z-7187-F 2910 Ferndale Cutoff in T2N R15W Sec 25 to be zoned AF. Z-7188 Part of T1 N R14W Sec 4 to be zoned R-2 except: Z-7188-A Located on Burlingame Road east of Walnut Grove Road in T1N R14W Sec 4 to be zoned AF.This request includes land that was previously in the extraterritorial planning boundary.Staff supports the entirety of the request. Z-7188-B 1720 Walnut Grove Road in T2N R14W Sec 33 to be zoned AF. Z-7188-D 120 Walnut Grove Road in NW T2N R14W Sec 33 to be zoned AF. Z-7188-E 1120 Walnut Grove Road in the SW T2N R14W Sec 33 to be zoned AF. Z-7189 Part of T2N R14W Sec 32 to be zoned R-2 except: Z-7189-A Robert L Sandra Bradford,19312 Burlingame Rd,T2N R14W Sec 32, originally filed for C-3 zoning,then amended the application to AF on April 4,2002.This property is shown as Single Family on the Land Use Plan. The applicant realizes that the existing two offices on their property,a travel office and a packing company,would be non-conforming uses. Z-7189-B 23815 Kanis Road in T2N R14W Sec 32 to be zoned AF. Z-7189-C 1815 Thompson Lane in T2N R14W Sec 32 to be zoned AF. Z-7189-D 24311 Kanis Road in T2N R14W Sec 32 to be zoned AF. Z-7189-E 24303 Kanis Road in T2N R14W Sec 32 to be zoned AF. Z-7189-F 21002 Burlingame Road in T2N R14W Sec 32 to be zoned AF. Z-7189-G 19500 Burlingame Road in T2N R14W Sec 32 to be zoned AF. Z-7190 Part of T2N R14W Sec 31 to be zoned R-2 except: Z-7190-A 24123 Burlingame Road in T2N R14W Sec 31 to be zoned AF. Z-7190-B 25611 Kanis Rd in T2N R14W Sec 31 to be zoned AF. Z-7191 Part of T1 N R14W Sec 4 to be zoned R-2. Z-7192 Part of T1N R14W Sec 5 to be zoned R-2 except: 3 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 Z-7192-A 1000 Lake Roman Lane in T1N R14W Sec 5 to be zoned AF. Z-7192-B 600 Jabo Lake Road in T1N R14W Sec 5 to be zoned AF. Z-7193 Part of T1N R14W Sec 6 to be zoned R-2. Z-7194 Part of T1N R14W Sec 10 to be zoned R-2. Z-7195 Part of T1N R14W Sec 9 to be zoned R-2 except: Z-7195-C 20701 Colonel Glenn Road in T1N R14W Sec 9 to be zoned AF. Z-7195-D 20711 Colonel Glenn Road in T1N R14W Sec 9 to be zoned AF. Z-7195-G 2425 Beauchamp Road in T1N R14W Sec 9 to be zoned AF. Z-7196 Part of T1N R14W Sec 8 to be zoned R-2. Z-7197 Part of T1N R14W Sec 14 to be zoned R-2. Z-7198 Part of T1 N R14W Sec 15 to be zoned R-2. Z-7199 Part of T1N R14W Sec 16 to be zoned R-2. Z-7200 Part of T1N R14W Sec 23 to be zoned R-2 except: Z-7200-A 18103 Joanwood Lane in T1N R14W Sec 23 to be zoned AF. Z-7200-B 18100 Joanwood Lane in T1N R14W Sec 23 to be zoned AF. Z-7201 Part of T1N R14W Sec 26 to be zoned R-2. ITEM 3.1 This section deals with the zoning of land owned by the City of Little Rock's Park and Recreation department designated and designed as a park on the City Master Parks Plan.The Parks Plan designs a large community park within the area.As required by the City zoning ordinance,any land owned by the City and proposed for park development in the plan is appropriate for zoning to Park and Recreation (PR). Z-7178-A Located in T2N R15W Sec 13,all of this section south and east of Garrison Road to be zoned PR,Park and Recreation. ITEM 3.2 This section concerns the Central Arkansas Water property that includes Lake Maumelle and the office/plant facilities on Highway 300.(This is a small fraction of their ownership in the area.)The zoning request for their land is OS,Open Space. This area is basically wooded and is the watershed area for Lake Maumelle.It is the goal of Central Arkansas Water to protect this water source by strictly controlling development within the watershed.To this end,the OS classification is best designed to protect the watershed,it allows very few types of development.The Water Utilities goal of keeping urban development out of the watershed is consistent with the OS zoning.They have requested a CUP,Conditional Use Permit,for their facilities (plant, residence,intake valves,etc).The Open Space classification allows for utility within the district with a Conditional Use Permit.The functions requested are existing and necessary of the function of the lake as the water source for Little Rock. Z-7165-A Part of T3N R14W Sec 34 to be zoned OS CUP,Open Space Conditional Use Permit for their facilities (plant,residence,intake valves,etc). Z-7165-B Part of T3N R14W Sec 34 to be zoned OS,Open Space. Z-7166 Part of T3N R14W Sec 33 to be zoned OS,Open Space. Z-7167-A Part of T3N R14W Sec 32 to be zoned OS,Open Space. 4 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 The following two zoning cases are for residential zonings. ITEM 3.3 Z-7176-A 8406 L 8404 Ferndale Cutoff in T2N R14W Sec 17 to be zoned MF-6,Multi Family.This is an existing single-family house and a four-plex apartment building on a one-acre tract of land.The applicant has expressed a desire in the future to convert one of the larger units in the four-plex into two units that would increase the density to six units per acre. ITEM 3.4 Z-7196-B 23200 Colonel Glenn Road,in T1N R14W Sec 8 to be zoned PRD,Planned Residential District.Currently,there is a stick built single-family home and a manufactured home on the site with separate utilities for each and shared septic tank system (12000 gal tank).The desire of the applicant is to remove the manufactured home and replace it with a stick built house with a 110'+/-setback from the side yard.A new workshop /garage building in the rear would be added at the same time with a 30'etback on back and side yards.Adequate setbacks are proposed on all property lines.This would make the density of one house per 2.32 acres. The following items are for existing businesses in areas shown as non-residential on the Land Use Plan. ITEM 3.5 Z-7172-A King's One Stop located at 23724 Highway 10 in T2N R14W Sec 8 to be zoned C-3,General Commercial.This property is shown as Commercial on the Land Use Plan.Current uses listed by the applicant include a convenience store, used car lot,a building with three units currently leased to a church.Past uses listed by the applicant include an auction,barbershop/salon and restaurant.Future plans listed by the applicant might include storage units,car wash,commercial office spaces combined with small warehouses,retail shops,and fast food restaurant.Auctions,if totally enclosed with no outside activities,would be C-3.The following uses would require a Conditional Use Permit in C-3:eating establishment with drive-in,car wash, mini-warehouse,and office warehouse.Used car sales would require C-4,Open Display Commercial.Surrounding uses include a fraternal lodge,a siding company,and office uses.Staff supports the C-3 zoning request. ITEM 3.6 Z-7187-C JC's Family Dining located at 27024 Kanis Road in T2N R15W Sec 25 to be zoned C-4,Open Display Commercial.This property is shown as Commercial on the Land Use Plan.The application states that they operate a re~saurant wifh drive through service.Surrounding uses include a church,grocery /convenience store,veterinarian,auto salvage and single-family house.Staff does not support the C-4 zoning request but would support C-3 zoning for this location. ITEM 3.7 Z-7187-D Doubletree Veterinary Clinic located at 2626 Ferndale Cutoff in T2N R15W Sec 25 to be zoned PCD,Planned Commercial District.This property is shown as Commercial on the Land Use Plan.The applicant has requested the PCD to include his veterinary clinic and C-1,Neighborhood Commercial uses.The applicant 5 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 has submitted a site plan showing an additional proposed building to the southwest with a 2'etback.Staff feels that a minimum of 10's needed on the setback and that buffering and landscaping is required on the side yard for vehicle use areas. Surrounding uses include a church,grocery /convenience store,restaurant,auto salvage and single-family house.Staff supports the PCD with the recommendations noted. ITEM 3.8 Z-7187-G Ferndale Grocery located at 2504 Ferndale Cutoff Road in T2N R15W Sec 25 to be zoned C-4,Open Display Commercial.This property is shown as Commercial on the Land Use Plan.The request includes tracts that lie outside the jurisdictional area,but only tracts that lie within jurisdictional area will be zoned.Uses listed by the applicant include grocery store,convenience store with gas pumps,video rental,deli sandwiches,tobacco sales,and a three bay carwash.All are permitted uses in C-3,but the car wash would require a C-4 or a CUP in C-3.Surrounding uses include a church,restaurant,veterinarian,auto salvage and single-family houses.Staff does not support the C-4 zoning request but would support C-3 zoning with a CUP for this location. ITEM 3.9 Z-7187-H Pleasant Grove Baptist Church,located at 27025 Kanis Road in T2N R15W Sec 25 to be zoned 01,Quiet Office.This property is shown as Commercial on the Land Use Plan.The request includes tracts that lie outside the jurisdictional area,but only tracts that lie within jurisdictional area will be zoned.0-1 has churches as a permitted use.Surrounding uses include a grocery /convenience store, restaurant,veterinarian,auto salvage and single-family houses.Staff supports the 0-1 zoning request. ITEM 3.10 Z-7195-B Youth Home,Inc.located at 20400 Colonel Glenn Road in T1N R14W Sec 9 to be zoned POD,Planned Office Development.This property is shown as Public Institutional on the Land Use Plan.Youth Home is a private non-profit residential psychiatric treatment center of adolescents.It offers residential,outpatient and day treatment services.Uses include administration building including cafeteria and gymnasium,five residential treatment houses,a school with a maximum of 92 students,maintenance facility including a 15,000 GPD wastewater treatment plant and outdoor recreational facilities.Shown on the plans submitted is a new residential housing building that may include some public spaces for training seminars etc. Surrounding uses include single-family houses and a small commercial use.Staff supports the POD zoning request. ITEM 3.11 Z-7196-A Old Trading Post Grocery located at 22921 Colonel Glenn Road in T1N R14W Sec 8 to be zoned C-3,General Commercial.This property is shown as Neighborhood Commercial on the Land Use Plan.Current uses include convenience store;gas,diesel and kerosene sales;hot and cold sandwiches;and fireworks sales.The applicant also uses an outbuilding to store and sell feed and fertilizer.Surrounding uses are single-family houses.Staff supports the C-3 zoning request. 6 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 ITEM 3.12 Z-7198-A Paul's One Stop located at 19440 Lawson Road in T1N R14W Sec 15 to be zoned C-3,General Commercial.This property is shown as Commercial on the Land Use Plan.Uses listed by the applicant include convenience store with gas pumps,dine in restaurant and gift shop.All of these uses are permitted uses in C-3. Surrounding uses include a company that rents construction trailers,and other commercial uses.Staff supports the C-3 zoning request. ITEM 3.13 Z-7200-C Kenny's Auto Sales 8 Parts located at 18305 Lawson Road in T1N R14W Sec 23 to be zoned PCD,Planned Commercial Development.This property is shown as Mixed Commercial Industrial on the Land Use Plan.Current uses are a junk /salvage yard and auto sales.The requested uses are:all C-4 permitted uses;beauty and barbershop;tanning salon;and automobile salvage yard. Barberhbeauty shops and tanning salons are by right in C-1,and a junk or salvage yard is permitted in l-3.A site plan was submitted showing existing buildings and proposed buildings.One proposed building is to be built on an existing slab at the western property line.Staff feels that the minimum setback should be 15'n side property lines. The proposed front setbacks,as stated by applicant,90'nd 105're adequate. Buffering and landscaping is required on the side yard for vehicle use areas. Surrounding uses include printing shops,single-family homes,a store fixture company, and upholstery shop.Staff does support the request with recommendations noted. ITEM 3.14 Z-7200-D Shelly's Fine Upholstery located at 18536 Lawson Road in T1N R14W Sec 23 to be zoned C-4,Open Display Commercial.This property is shown as Commercial on the Land Use Plan.Uses specified by the applicant are furniture,boat and auto upholstery.The applicant also lives on the site.These activities are performed in a mobile home,a 12x28 metal building with a lean to that is being enclosed and tractor-trailer compartment with steps and ramps to store materials and jobs.Staff does not support the requested zoning. The following items are for vacant property or single-family houses to be zoned commercial in areas shown as Commercial on the Land Use Plan: ITEM 3.15 Z-7187-A Located at 27017 Kanis Road in T2N R15W Sec 25,an existing single-family rental house to be zoned C-1,Neighborhood Commercial.This property is shown as Commercial on the Land Use Plan.Single-family houses are permitted uses in C-1.Surrounding uses include a church,grocery/convenience store, restaurant veterinarian,auto salvage and single-family houses.Staff does not support the requested zoning. ITEM 3.16 Z-7187-B Located at 27017 Kanis Road in T2N R15W Sec 25,a vacant lot to be zoned C-1,Neighborhood Commercial.This property is shown as Commercial on the Land Use Plan.Surrounding uses include a church,grocery /convenience store, restaurant,veterinarian,auto salvage and single-family houses.Staff does not support the requested zoning. 7 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 ITEM 3.17 Z-7187-I Located at 26810 Kanis Road in T2N R15W Sec 25,to be zoned C-4,Open Display Commercial.On the Land Use Plan,this property is shown as Commercial on the west half and Low Density Residential on the east half.The current use on the property is a single-family house.Surrounding uses include a convenience store,auto salvage,single-family houses,and a gas tank storage facility.Staff does not support the requested zoning. ITEM 3.18Z-7188-C Located at the northwest corner of Kanis Road and Walnut Grove Road in T2N R14W Sec 33 to be zoned AF CUP,Agricultural and Forestry Conditional Use Permit.On the Land Use Plan,it is shown as Neighborhood Commercial.The property is currently wooded and vacant.The proposed uses are for a single-family house and a dog daycare,boarding and training business.Surrounding uses area wooded tracts of land and single-family houses.Staff does not support the requested zoning. ITEM 3.19 Z-7195-E NW Corner of Colonel Glenn Road and Beauchamp Road in T1N R14W Sec 9,currently a wooded lot,to be zoned C-4 Open Display Commercial. This property is shown as Neighborhood Commercial on the Land Use Plan. Surrounding uses are wooded tracts and single-family houses.Staff does not support the requested zoning. ITEM 3.20 Z-7195-F SE Corner of Colonel Glenn Road and Beauchamp Road in T1N R14W Sec 9,currently a wooded lot,to be zoned C-4 Open Display Commercial. This property is shown as Neighborhood Commercial on the Land Use Plan. Surrounding uses are wooded tracts and single-family houses.Staff does not support the requested zoning. The following items are for existing non-residential uses in areas shown as Single Family on the Land Use Plan. ITEM 3.21 Z-7170-A 24201 Pleasant Grove Road in T2N R14W Sec 6 to be zoned C1,Neighborhood Commercial.This property is shown as Single Family on the Land Use Plan.The request is to zone 1.55 acres on the southern boundary of the property for a pottery studio,which is a permitted use in C-1.Surrounding uses are wooded tracts and single-family homes.Staff does not support this request. ITEM 3.22 Z-7170-H 24708 Pleasant Grove Road in T2N R14W Sec 6 to be zoned C1,Neighborhood Commercial.This property is shown as Single Family on the Land Use Plan.The request is to zone 1.02 acres on the southern boundary of the property for a gift shop,which is a permitted use in C-1.Surrounding uses are wooded tracts and single-family homes.Staff does not support this request. ITEM 3.23 Z-7182-A 4300 Garrison Road in T2N R15W Sec 24 to be zoned C4, Open Display Commercial.This property is shown as Single Family on the Land Use 8 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 Plan.The applicant states uses of office (Arkansas Vehicle Title Co.),used auto sales (Ferndale Wholesale Inc.),auto repair shop and auto salvage.These are C-4 uses with the exception of the auto salvage which is an l-3 use.Surrounding uses are wooded tracts and single-family homes.Staff does not support this request. ITEM 3.24 Z-7186-A Located at 2125 Lambert Road in T2N R14W Sec 30 to be zoned C-4,Open Display Commercial.This property is shown as Single Family on the Land Use Plan.The request is to zone one acre on the southern boundary of the property for a used auto dealership.Currently,it is operated as a wholesale business, with the offices in an adjacent barn on the property.The applicant wishes to reserve the right for retail sales of autos in the future.Surrounding uses are wooded tracts and single-family homes.Staff does not support this request. ITEM 3.25 Z-7186-J Legacy Builders located at 24907 Kent Lane in T2N R14W Sec 30 to be zoned C-4,Open Display Commercial.This property is shown as Single Family on the Land Use Plan.On April 5,2002,the applicant has revised his application to PDC,Planned District Commercial and noted existing and proposed buildings and vehicular use areas (employee parking and equipment parking). Surrounding uses are wooded tracts and single-family homes.Staff supports this request. ITEM 3.26 Z-7195-A 2610 Betty Drive in T1N R14W Sec 9 to be zoned C4,CUP. This property is shown as Single Family on the Land Use Plan.The CUP is for parking excavating equipment on the property.The applicant has stated that the equipment would not be parked on the same lot every time,and that this CUP would need to be for lots 2,3,18,and 19.Surrounding uses are wooded tracts and single-family homes.Staff supports this request. ITEM 3.27 Z-7198-B 3301 Reynard Road in T1N R14W Sec 15 to be zoned C-4, Open Display Commercial.This property is shown as Single Family on the Land Use Plan.The applicant has a business,Oaks Racing,in which two racecars are housed in a garage on his property.Surrounding uses are wooded tracts and single-family homes.Staff does not support this request. The following items are vacant properties requesting commercial zoning in areas shown as Single Family and Park/Open Space on the Land Use Plan: ---ITEM 3.28 Z-7171-A 26711 Highway 10 south side of road in T2N R15W Sec 1 to be zoned C-3,General Commercial.This property is shown as Single Family and Park/Open Space on the Land Use Plan.Surrounding uses to the east are trailer sales, a sign company,vacant commercial building,and restaurant.Surrounding uses to the west are wooded tracts and single-family houses.Staff does not support this request. ITEM 3.29 Z-7171-B 26712 Highway 10,north side of road in T2N R15W Sec 12 to be zoned C-3,General Commercial.This property is shown as Single Family and 9 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 Park/Open Space on the Land Use Plan.Surrounding uses to the east are trailer sales, a sign company,vacant commercial building,and restaurant.Surrounding uses to the west are wooded tracts and single-family houses.Staff does not support this request. ITEM 3.30 Z-7186-C The east side of the intersection of Roberts Road and Alneta Loop in T2N R14W Sec 30 to be zoned C-4,Open Display commercial.This property is shown as Single Family on the Land Use Plan.The applicant wants to "place storage buildings and possible multi-family on this property."Surrounding uses area wooded tracts and single-family houses.Staff does not support this request. ITEM 3.31 Z-7172-B 23200 Highway 10 HW in T2N R14W Sec 8 to be zoned C-3 General Commercial.This property is shown as Single Family and Low Density Residential on the Land Use Plan.This property has frontage on Highway 10 and Ferndale Cutoff,but does not include the corner.Surrounding uses are a greenhouse/landscaping company,fire station,and single-family houses.Staff does not support this request. STAFF RECOMMENDATIONS: As listed in each sub-item. Plannin Commission Action:(April 25,2002) Brian Minyard,of Planning Staff,made a presentation concerning why zoning in extraterritorial areas is important and a brief description of non-conforming uses.Item 3.0,which includes all areas to be R-2 Single Family and AF Agricultural and Forestry, was read.It was explained that all lands in the extraterritorial areas were to be zoned either R-2 or AF initially.Further sub parts of this item will deal with rezoning these parcels to another zoning category.A motion was made to approve the R2 and AF initial zoning of the area.The motion was approved (8 for,0 against,3 absent). The next section taken up by the Commission were those items that conformed to the just adopted Land Use Plan and Staff recommended approval.These were grouped and read together.These items are as follows: ITEM 3.1 Z-7178-A City of Little Rock Parks and Recreation,PR ITEM 3.2 Z-7165-A,Z-7165-B,Z-7166,Z-7167-A Central Arkansas Water,OS, OS CUP ITEM 3.3 Z-7176-A 8406 8 8404 Ferndale Cutoff,MF-6 ITEM 3.4 Z-7196-B 23200 Colonel Glenn Road,PRD ITEM 3.5 Z-7172-A King's One Stop,23724 Highway 10,C-3 ITEM 3.6 Z-7187-C JC's Family Dining,27024 Kanis Road,C-3 ITEM 3.7 Z-7187-D Doubletree Veterinary Clinic,2626 Ferndale Cutoff,PCD ITEM 3.9 Z-7187-H Pleasant Grove Baptist Church,27025 Kanis Road,0-1 ITEM 3.10 Z-7195-B Youth Home Inc.,20400 Colonel Glenn Road;POD ITEM 3.11 Z-7196-A Old Trading Post Grocery,22921 Colonel Glenn Road; 10 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 C-3 ITEM 3.12 Z-7198-A Paul's One Stop,19440 Lawson Road,C-3 ITEM 3.15 Z-7187-A 27017 Kanis Road,C-1 ITEM 3.16 Z-7187-B 27017 Kanis Road,C-1 ITEM 3.18 Z-7188-C NW Corner of Kanis and Walnut Grove Road,AF CUP ITEM 3.32 Z-7181-D Studer Road in the NW of the NE of Section 19 T2N R14W to be zoned AF CUP for riding stables. ITEM 3.25 Z-7186-J Legacy Builders,24907 Kent Lane,PDC ITEM 3.26 Z-7195-A 2610 Betty Drive,C-4 CUP There was a motion to approve the items as read with Staff comments and recommendations and was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission next took up item 3.8 (Z-7187-G,Ferndale Grocery located at 2504 Ferndale Cutoff Road).Mr.Minyard made a brief presentation concerning Staff support of C-3 CUP instead of the C-4 as requested by applicant.It was discussed with the owner that the replacement of older style gas pumps with new style pumps would be a maintenance item.A storage area in the car wash is used for storage of feed that is sold.The applicant had left earlier in the meeting and was not available for comment. A motion was made to defer this item to the May 23,2002 agenda.Staff made the comment that Staff was supportive of C-3 zoning in the Ferndale,but not C-4.There was discussion as to whether to zone it,or defer it.There was also a discussion of whether the City was the applicant or the owner was the applicant.Jim Lawson, Planning Director,stated that Staff had worked with her on her request,but Staff was the applicant and she had worked through us.There was no filing fees paid by the owner,etc.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. The next item discussed by the Commission was item 3.13 (Z-7200-C,Kenny's Auto Sales 8 Parts located at 18305 Lawson Road).Mr.Minyard made a presentation that the proposed PCD included all C-4 uses,auto salvage yard,barber/beauty shop and tanning salon.Mr.Minyard continued that the item had been amended since the Staff report had been printed.The changes are 1)to remove the proposed building on the west property line.This would result in three buildings total with one proposed on the east.2)To leave a 15'uffer undisturbed on the side and rear property lines,except on the west side from the back of the existing building to the front property line,which is a driveway and vehicular storage area for auto sales.The existing trees in the 15'uffer areas will not be cut,and any volunteer trees that sprouts will be allowed to grow.3)No cars or other storage of any kind will be allowed in the 15'uffer.4)The existing opaque metal fence along the east portion of the front property line will be removed with the addition of the new building to the east. Staff noted that upon inspection of the property,there is a use of racecar repair/fabrication,which is a C-4 use,which is already included in the PCD application. Mr.Kenny Loux,owner of Kenny's Auto Salvage,approached the podium and confirmed that the changes stated were correct.Mr.Loux stated plans of future 11 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 expansion.Commissioner Rector asked Staff if there recommendation had changed with the changes to the application.Staff stated support of the application with the changes.Commissioner Floyd asked the size of the property.Mr.Locke answered that it was 4.6 acres. George Heineman spoke in concern of the 15'uffer and desired more buffer width. He also discussed the mosquito problem in the area.There was a question by Commissioner Rector as to the depth of the existing buffers.Mr.Heineman asked how high the cars could be stacked.Mr.Giles,City Attorney Staff,stated that under salvage yard ordinance states that the maximum height for storage is 15'. Mr.Kenneth Simpson spoke in concern to buffers and excavation of land for the new building could create water problems on his property.A six-foot fence will not screen his property from the views of cars.Photos were handed to the commissioners.Mr. Simpson continued to discuss the views into the salvage yard.He asked what would happen with the existing cars with the additional buildings.Mr.Loux responded that there would be fewer cars if they warehouse parts in the buildings.There would be fewer cars on the lot.Mr.Simpson stated issues about tire storage in the buffer areas and the health hazard.Commissioner Floyd discussed the drainage onto other people's property.Mr.Simpson spoke about running of auto racing cars after hours. Mr.Loux amended his application to prohibit cars being run after 10:00 p.m.A motion was made to approve the application with all Staff conditions and recommendations and amendments made by the owner.The motion was approved with a vote of 8 ayes, 0 noes and 3 absent. The Commission proceeded to item 3.14 (Z-7200-D,Shelly's Fine Upholstery located at 18536 Lawson Road).Mr.Minyard presented the item.Commissioner Floyd asked what the Staff recommendation was.Mr.Minyard responded that Staff did not support C-4 zoning.Mr.Lawson added that Staff would support a PCD for the existing use of upholstery shop.The applicant stated that she was planning to move eventually and hire employees.She had started a lean-to on the metal building and wants to enclose the lean-to.Staff would support the PCD for existing uses that would include the enclosure of the lean-to on the metal building.A motion was made to approve the application as a PCD with all Staff recommendations.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission proceeded to item 3.17 (Z-7187-1,Located at 26810 Kanis Road). Brian Minyard made a presentation to the Commission.Staff does not support C-4,but would support C-3,The owner,Lech Matuszewski,stated that lot one is in the extraterritorial area,and that the zoning on lot one would affect lot two.He distributed a map to the commissioners.He stated that C-4 would reflect the businesses on the opposite side of the road.Then Matuszewski described the surrounding uses and the type of zoning each would fit within,as he understood. Mr.Lawson stated that Staff is comfortable with C-3 and that C-4 is inconsistent.Mr. Matuszewski stated that the industrial uses on two sides of his property makes it 12 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 suitable for C-4.Commissioner Downing asked Staff what the gas storage tank would be.Mr.Lawson stated that anytime extraterritorial zoning is extended,there would be non-conforming uses.Staff is recommending C-3 since he does live next to those uses.Commissioner Floyd and Mr.Matuszewski enter into a conversation on the differences of C-4 and C-3.Commissioner Rahman stated his preference for C-3.A motion was made to approve the zoning as C-3 as Staff recommended.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission proceeded to ITEM 3.19 and item 3.20 (Z-7195-E,East side of Beauchamp Road and Z-7195-F,West side of Beauchamp Road respectively).Since the properties are owned by the same person and are adjacent,they were read and discussed at the same time.Brian Minyard made a presentation to the commission. He continued that the graphics were incorrect.The property should be the same size, but directly south of the area shown.Beauchamp Road bisects the property on the western edge.He also continued that the Future Land Use Plan shows Neighborhood Commercial and Staff would support C-1 for this property.Mr.Greg Brewer,owner of the property stated that he would like to have C-4 for a farm store to sell small tractors, etc.which is a future plan.He continued about the need for this type of business in the area.Commissioner Rector suggested if there were concrete plans for a farm supply store in a planned development,there might be support for this zoning.A motion was made to approve Z-7195-E as C-1 as Staff recommended.The motion was approved with a vote of 7 ayes,1 no and 3 absent.A motion was made to approve Z-7195-F as C-1 as Staff recommended.The motion was approved with a vote of 7 ayes,1 no and 3 absent. The next item considered by the Commission was item 3.21 (Z-7170-A,24201 Pleasant Grove Road).Staff made a presentation.Laura Phillips,owner,stated that the business was low impact with no signage.Tom Frothingham stated that they were willing to exclude any other commercial use.They desire studio use and limited commercial sales.Mr.Lawson stated that there were reservations about C-1 zoning versus PCD.The owner explained limited retail sales was an invitation only event for sale of pottery.They also stated that they might want to expand their building in the future.Commissioner Floyd asked about the location.Commissioner Rahman discussed the expansion with the applicant.The owner stated the current studio is 900 square feet and they may want to expand 40%.A motion was made to defer to the May 23,2002 agenda and was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission next considered item 3.22 (Z-7170-H,24708 Pleasant Grove Road). A presentation was made by Brian Minyard,of Staff.The owner,Nancy Gunn Porter, had stated on the phone that she would be amenable to amending her application to PCD.Mr.Porter stated that they had been operating "Twigs'he gift shop for 5 or so years.The owner was concerned about expansion in the future and not wanting to reappear in front of the Planning Commission again.Mr.Lawson suggested that they draw up plans as to their expansion,and come back to the commission.The owner expressed his desire to defer to the May 23,2002 agenda.A motion was made to defer and was approved with a vote of 8 ayes,0 noes and 3 absent. 13 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 The Commission proceeded to item 3.23 (Z-7182-A,4300 Garrison Road).Brian Minyard of Staff made a presentation.The owner,BJ Barnett stated that he had requested C-4.He has operated a used car lot on the property since 1972.He stated that he did not want to be non-conforming.He currently has about 35 antique cars that are rebuilt or being rebuilt for sale.Mrs.Barnett stated that they were in their senior years and did not have a lot more years to operate.She continued that the area will build up as retirees die off and sell their property.She wants to continue the business and care for their 50 year-old son that requires their care.Commissioner Downing asked how many cars were on the site.Mr.Barneit stated that it varies,with a max of 35.Commissioner Downing stated that they were not trying to put him out of business, but they would also consider what Mrs.Barnett had stated earlier of the potential use of the property after they do not own it.Mr.Barnett commented that with an arterial road, the chances are that all the property will become commercial along the road. Commissioner Downing wanted to know what Mr.Barnett wanted the Commission to consider;the use presently,or the use in ten years.Mr.Barnett stated that he was requesting for now and in the future.Commissioner Downing stated the surrounding area would be considered in his zoning request.He continued to ask Staff what could be done concerning their business.Mr.Lawson outlined the non-conforming status and that Planning Staff would work with Mr.Giles,to document their existing uses.Mr. Lawson continued that this location was not at an intersection.Commissioner Rector asked about rebuilding possibilities if a tornado hit the area.Mr.Lawson stated that in the past,the Mayor has made a proclamation that allowed for rebuilding due to tornadoes,etc.Mr.Barnett asked about remodeling his buildings and improving them. Staff replied that he could remodel,but not expand his buildings.Mr.Barnett commented about the possibility of passing his business to his grandson with a non- conforming status.Commissioner Rector stated that it had to be closed for more than 12 months to no longer be non-conforming.Mr.Lawson stated that it would require moving all stock and trade out to lose the non-conforming status.He continued that you could sell a non-conforming business to another person.Mr.Barnett asked if he could expand the storage area for his vehicles in the rear of his property.Staff confirmed with themselves and stated that Staff would need to document existing uses. Mr.Lawson stated that he could not buy additional property to use as storage for cars. Commissioner Downing stated concerns of zoning C-4 for the future uses.Mr.Barnett stated that in 20 years when every other property in the area was zoned commercial and his was not,that he would be losing value on his property.Commissioner Downing replied that if that was the case,those factors would be taken into account in that rezoning application and as of right now,the facts are not there to support C-4.A ~tion was made to approve the zoning as C-4.The motion failed with a vote of 2 ayes,6 noes and 3 absent. The next item considered by the Commission was item 3.24 (Z-7186-A,Located at 2125 Lambert Road).Mr.Minyard made a presentation to the commission.The question was asked of Staff what the difference was in this application and the last.Mr. Minyard stated that this was on a residential street,not an arterial,this was not a salvage yard and car sales,this was just car sales.Stacy Pectol,owner,stated that her 14 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 husband was the sole employee of Dale Pectol Auto Sales.She stated that this business is the sole support of the family,and purchased the property to be in compliance with state regulations.She continued that she would like to be zoned for that use in case state requirements changed and she would no longer be in compliance with state requirements.Mr.Minyard,of Staff,recommended that they may wish to defer to May 23 and convert to a PCD and provide the accompanying sketches.She stated that they do not currently have cars displayed on the property and hope never to do so.Commissioner Floyd asked if they were required to expand if they showed expansion on their plan.The answer was no.Mr.Lawson suggested that we convert the application to a PCD and get with the owner before the Board meeting to generate any sketches.Mrs.Pectol stated that converting to a PCD was okay.She asked questions as to if the one acre in question was denied,would it be R-2 or could it be zoned AF.The property includes a lighted riding arena for horses,a jumping course, etc.She stated that they do not have horses at the time,but may in the future.Mr. Lawson stated that the arena was non-conforming,but they would be permitted to use it.He also stated that Staff supported a PCD for the site for the one-acre. Commissioner Floyd asked how the PCD would be approved lacking a sketch.Mr. Minyard stated that Staff would approve a PCD for existing conditions,no outside display of cars with the office in the barn.A motion was made to approve a PCD as amended.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission next considered item 3.27 (Z-7198-B,3301 Reynard Road).Brian Minyard,of Staff made a presentation.The owner,Mike Oaks,asked for C-4 for a business for racecars that are built in a garage behind his house.There is not outside storage on the property.Commissioner Rector asked if he worked on anyone else' cars on the site,if it was only his cars.Mr.Oaks answered it was only his. Commissioner Rector asked if it required a commercial zoning.Mr.Lawson stated the best way to do it as a PCD or to document its'urrent conditions and use areas. Commissioner Downing asked about this being a home occupation.Mr.Lawson stated that this was not a listed use in home occupation. Mr.James Watson,a surrounding owner,was concerned about C-4 in a residential area. Mr.Lawson stated the Staff recommends that the Commission deny the C-4 request and the Staff will make an inspection of the site and document the uses.A motion was made to approve C-4.The motion was denied with a vote of 0 ayes,8 noes and 3 absent.Commissioner Downing added that the Commission was specifically opposed based on a record that will be maintained and available to the applicant noting what was said in this meeting today. The Commission next took up item 3.28 and item 3.29 (Z-7171-A,26711 Highway 10 south side of road and Z-7171-B,26712 Highway 10 north side of the road respectively).Brian Minyard made a presentation to the commissioners.Both items are owned by the same person and both items can be discussed at the same time. 15 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 Mary Musgrove stated that she had no immediate plans to develop at this time,but for future use,would like to be at least a C-1.She continued that with the creek and other non-residential uses,it was not suitable for residential uses.Commissioner Floyd and Staff engaged in a conversation about the proximity of her property with the areas shown as Neighborhood commercial to the east.Mrs.Musgrove stated the house on the south side of the road east of her property was commercial at one time or another. Mrs.Musgrove stated that she was amending her application to C-1.Mr.Lawson suggested that the Commission might consider zoning the north portion commercial and not the south. Commissioner Berry stated that he supported commercial on the north.Mrs.Musgrove asked for AF on the south side and amended her application as such. A motion was made to approve the zoning as AF for Z-717-A as amended by the owner.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. A motion was made to approve Z-717-B to C-1 as amended by the owner.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission next considered item 3.30 (Z-7186-C,The east side of the intersection of Roberts Road and Alneta Loop).Brian Minyard made a presentation to the commission.The owner of the land was not present.Mr.Minyard continued,as was mentioned in the agenda meeting,that the owner's brother stated Mr.White did not own the property.Rather the property was in a trust for him and his brother to be received upon his father's death.A question was raised as to whether he could legally request zoning on the property.Mr.Lawson asked to withdraw this item.A motion was made to withdraw the application.The motion was approved with a vote of 8 ayes,0 noes and 3 absent. The Commission proceeded to item 3.31 (Z-7172-B,23200 Highway 10).Brian Minyard made a presentation the commission.Mr.Holowell,the owner of the property stated that his sister was in favor of the zoning,but he was not.A motion was made to withdraw the application.The motion was approved with a vote of 7 ayes,1 no and 3 absent. STAFF UPDATE:(May 23,2002) ITEM 3.8 Z-7187-G Ferndale Grocery located at 2504 Ferndale Cutoff.The applicant has amended their application via phone on May 1,2002 to C-3,General Commercial CUP Conditional Use Permit.Staff has visited the site and developed a site plan showing the location of the three bay car wash,three vacuum islands located at the rear and a screened dumpster location.The carwash,as built,has a 25'etback 16 May 23,2002 ITEM NO.:C Cont.FILE NO.:Z-7164 from the side property line.The applicant also stated that there would be a beauty shop in part of the existing building.Staff has a site plan for the file.Beauty shops are a C-3 use.Staff supports the C-3 CUP. ITEM 3.21 Z-7170-A 24201 Pleasant Grove Road Staff visited the site and listed all uses on the site.The site contains:1)a Single Family house in which they live,2)a 860 s.f.structure that houses a pottery studio,instructional space,and laundry facilities, 3)two greenhouses,4)a single-wide manufactured home that is used for storage of pottery supplies that does not have water hooked up to it,and 5)a small chicken coop. The PCD would include the buildings as previously described and an addition to the pottery studio building of 17'26.5'450 s.f.)to the east.The uses in the pottery studio building will be a studio,instructional space for students,and an area for limited retail sales.The applicant stated,in the previous Planning Commission meeting,that currently retail sales are by invitation only.Parking is located to the north of the studio and overlaps with the parking for the single-family house.Staff has a site plan for the file.Staff supports the PCD. ITEM 3.22 Z-7170-H 24708 Pleasant Grove Road Staff visited the site and listed all uses on the site.The site contains:1)existing gift shop with 200 s.f.with a 120 s.f. porch on the front,2)a 24'36'arn,and 3)a cut flower garden for growing flowers that are to be dried.Parking is located in the front of the gift shop.An expansion is proposed to the gift shop of a 12'24'pace (288 s.f.)to the west of the existing building with a 6'8'orch on the east.The PCD would include uses of a gift shop with the sale of antiques,gift shop items,dried flowers,seeds,and plants within the existing building and its'xpansion.Staff has a site plan for the file.Staff supports the PCD. PLANNING COMMISSION ACTION:(MAY 23,2002) Items 3.8,Z-7187-G;Item 3.21,Z-7170-A;and Item 3.22,Z-7170-H were placed on the consent agenda for approval.The consent agenda was approved with a vote of 9 ayes, 0 noes and 2 absent. 17 May 23,2002 ITEM NO.:D FILE NO.:S-285-SS NAME:The Ranch Tract A Lots 3 —8 Preliminary Plat LOCATION:Northwest corner of Cantrell Road and Katillus Road DEVELOPER:ENGINEER: FCC Tract A Partnership White-Daters and Associates Suite 300 Financial III Building ¹24 Rahling Circle Little Rock,AR 72211 Little Rock,AR 72223 AREA:8.2 acres NUMBER OF LOTS:6 FT.NEW STREET:0 CURRENT ZONING:C-2,Shopping Center District PLANNING DISTRICT:20 CENSUS TRACT:42.01 VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL: The applicant proposes to subdivide this 8.16-acre site into 6 commercial lots. The applicant is proposing a no-access easement adjacent to Cantrell Road for Lots 2 and 3.A network of private drives and access easements extending from Ranch Drive and Katillus Road will access Lots 3 and 7 while Lots 5 and 8 will take access from Katillus Road and Lot 4 will take access from Ranch Drive. The applicant has filed a rezoning request,a separate item on this agenda (Z- 4343-L,Item ¹13),to change the zoning from C-2 to C-3.The proposed i 1 tC-2,Sh ppi g C t Di t i ti q i 4II-t building line from all property lines.The proposed preliminary plat is not conducive to C-2 zoning.Although,C-2 zoning requires zoning site plan review, the proposed zoning would also require site plan review through the Planned Development process based on the minimum acreage required for the Highway10OverlayDistrict,if the lots develop individually. May 23,2002 ITEM NO.:D Cont.FILE NO.:S-285-SS B.EXISTING CONDITIONS: The site is vacant and cleared with no trees on the site.There is a small out- building located on the site near the west property line.Other uses in the area include two large office buildings,Leisure Arts to the north and Cingular to the west of the site;a Texaco Quick Shop to the east;and single-family residential south of Cantrell Road.One structure,formerly a single-family structure,has been converted to a veterinary clinic south of Cantrell Road.(An application on the May 9,2002 agenda Item ¹13.1 File No.Z-7213 requested a single-family house to the southwest of this site be converted to a PD-O.)There are large areas of vacant R-2 zoned property to the west and south.East of the Texaco are residential structures,both site built and manufactured homes. C.NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the neighborhood.All property owners abutting the site as well as the Bayonne,Johnson Ranch and Maywood Manor Neighborhood Associations were notified of the public hearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Katillus Road is classified on the Master Street Plan as a commercial street. A dedication of right-of-way 30-feet from centerline will be required. 2.Show proposed curb cuts for all lots. 3.Driveways shall conform to Sec.31-210 or Ordinance 18,031. 4.Move Lot 4 driveway north to provide 250 foot spacing between Lot 7 access easement. 5.To assure uniformity of concrete appearance and continuity of walkways, construct sidewalks with the initial subdivision construction. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required with easements to serve Lots 2 and7.Contact Wastewater at 376-2903 for additional details. ENTERGY:A ten (10)foot easement is required for under ground primary or 30-foot easement will be required for overhead on the interior of Lots 4,5,7 and 8.Contact Entergy at 954-5165 for additional details. ARKLA:Approved as submitted. Southwestern Bell:Approved as submitted. 2 May 23,2002 ITEM NO.:D Cont.FILE NO.:S-285-SS Water:An acreage charge of $300 per acre applies in addition to normal charges in this area.A water main extension and on site fire protection will be required in order to provide water service to this project.Contact Central Arkansas Water for additional details at 992-2438. ~di 0 0 t:Pi F dtd t 0 d .0 t ttd 0 i F the Little Rock Fire Department for additional information at 918-3752. ~dt Pt i:N t i d. CATA:No comment received. F.ISSUES/TECHNICAL/DESIGN: ~Pt i Cii i:0 Landsca e Issues:No comment. G.SUBDIVISION COMMITTEE COMMENT:(April 18,2002) Mr.Tim Daters,White-Daters and Associates,was present representing the application.Staff noted some additions needed on the preliminary plat (10-foot no access easement along Cantrell Road for Lot 3,driveway locations on Katillus Road and Ranch Drive,all building lines for all lots to determine buildability). Mr.Jim Lawson,Director of Planning,stated the property was zoned C-2 which was designed for large shopping center development.He stated the land was zoned prior to the Highway 10 Overlay District a part of the reasoning for zoning the property C-2 was for a site plan review prior to development.He stated with the Highway 10 standard this was not as big an issue as was previous to the Overlay.He stated the applicant should consider rezoning the property to C-3 to allow for development or request variances for building lines for each lot affected. Mr.Daters indicated a rezoning application would be filed to eliminate the need for variances.Mr.Daters stated several of the lots would be less than the 2-acre minimum and would require a site plan review as per the Highway 10 Overlay Public Works comments were addressed.Staff stated Katillus Road was shown as a Commercial Street on the Master Street Plan and dedication of 30-feet of right-of-way would be required.Staff also stated the request to defer the placement of sidewalks until each site develops was not amenable.Staff stated the sidewalks should be constructed all at one time to allow for uniformity of concrete appearance and continuity of walkways. 3 May 23,2002 ITEM NO.:D Cont.FILE NO.:S-285-SS After the discussion,the Committee forwarded the proposed preliminary plat to the full Commission for final action. H.ANALYSIS: The applicant submitted a rezoning request to Staff to change the zoning from C- 2,Shopping Center District to C-3,General Commercial.The application is a separate item on this agenda (Z-4343-L,Item ¹13). The applicant also submitted a revised preliminary plat,which addressed most of the issues raised by Staff and the Subdivision Committee.The applicant has platted a 10-foot no access easement along Cantrell Road for Lots 2 and 3 as requested.The applicant has also indicated the dedication of right-of-way for Katillus Road as 30-feet from the centerline.The revised plat also indicates the sidewalks to be constructed all at one time to allow for uniformity of the concrete in appearance and continuity of the walkways. Staff is supportive of the proposed preliminary plat as filed should the site be rezoned to C-3,General Commercial District.Should the site not be rezoned the applicant will be required to file for variance from the building line requirement when the 40-foot required setback can not be met. Otherwise,to Staff's knowledge,there are no outstanding issues associated with the proposed preliminary plat.The plat as proposed should have no adverse impacts on the surrounding neighborhood. I.STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with paragraphs D,E and F of this report. PLANNING COMMISSION ACTION:(MAY 9,2002) Mr.Joe White,White-Daters and Associates,was present representing the application. There were no objectors present.Staff stated the applicant had submitted a request for the item to be deferred to the May 23,2002,Public Hearing to allow the proposed greIIminary plat-application to be heard along with a proposed rezoning application. Staff stated they were supportive of the requested deferral to the May 23,2002 Public Hearing. There was no further discussion.The item was placed on the consent agenda for deferral by a vote of 10 ayes,0 noes and 1 absent. 4 May 23,2002 ITEM NO.:D Cont.FILE NO.:S-285-SS PLANNING COMMISSION ACTION:(MAY 23,2002) Mr.Tim Daters of White-Daters and Associates was present representing the application.There were no objectors present.Staff stated the applicant received a listing from the abstract company indicating the property owners,which Staff had determined was incomplete.Staff stated at this point the Commission needed to make a determination if the item was to be heard since the applicant had failed to notify all abutting property owners as required by the Planning Commission By-Laws.Staff stated they had notified three Neighborhood Associations in the area and received no comment from the Associations. The Commission voted to hear the item.The vote was 9 ayes,0 noes and 2 absent. Staff introduced the full item to the Commission indicating there were no waivers or variances.There was no further discussion of the item.A motion was made to approve the proposed preliminary plat as filed by the applicant.The vote passed 9 ayes,0 noes and 2 absent. 5 May 23,2002 ITEM NO.:1 FILE NO.:Z-7221 Name:Sanders Day Care Family Home— Special Use Permit Location:7216 Shetland Drive Applicant:Freda Sanders Proposal:A Special Use Permit is requested to allow a day care family home to be operated in the single family residence located on the R-2 zoned property at 7216 Shetland Drive. PUBLIC NOTIFICATION: Neighbors within 200 feet of the site,residents within 300 feet of the site and the South Brookwood Ponderosa,Meadowcliff/Brookwood,Town and Country Estates,and SWLR United for Progress Neighborhood Associations were notified of the public hearing. STAFF ANALYSIS: 7216 Shetland Drive is located at the northwest corner of Mabelvale Pike and Shetland Drive.The property to the north is zoned R-2 and contains single family residences,as does the property across Shetland Drive to the east.There is undeveloped,wooded R-2 zoned property located across Mabelvale Pike to the south.There are single family and multifamily residences to the west along Mabelvale Pike. The applicant's home is a one-story brick and frame structure and is typical of those in the general area.There is a double car driveway from Mabelvale Pike, with parking for at least four (4)vehicles.The rear and side (north)yards are enclosed by chain link fencing and should provide a safe play area.The applicant proposes to operate the day care from 7:00 a.m.to 5:30 p.m.,Monday5y. The principal use of the property will remain single family residential.No signage beyond that allowed in single family zones will be permitted.The applicant has noted that she is licensed by the State Department of Human Services for a day care family home for six (6)to ten (10)children. May 23,2002 ITEM NO.:1 Cont.FILE NO.:Z-7221 Section 36-54(e)(3)of the City of Little Rock Zoning Ordinance establishes the site and location criteria for day care family homes as follows: a.This use may be located only in a single-family home,occupied by the care giver. b.Must be operated within licensing procedures established by the State of Arkansas.State regulations shall control the number of employees residing off premises. c.The use is limited to ten (10)children including the care givers. d.The minimum to qualify for special use permit is six (6)children from households other than the care givers. e.This use must obtain a special use permit in all districts where day care centers are not allowed by right. Special Use Permits are not transferable in any manner.Permits cannot be transferred from owner to owner,location to location or use to use. To staff's knowledge,there are no outstanding issues associated with this application.Staff feels that the proposed day care family home at this location will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the Special Use Permit to allow a day care family home at 7216 Shetland drive,subject to the following conditions: 1.Compliance with the site and location criteria established in Section 36-54(e)(3). 2.There is to be no signage beyond that permitted in single family zones. 3.Outdoor activities,including playground use,are to be limited to day-light hours. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval. 2 May 23,2002 ITEM NO.:1 Cont.FILE NO.:Z-7221 The applicant offered no additional comments. The Chairman placed this item before the Commission for inclusion within the Consent Agenda for approval,as recommended by staff.A motion to that effect was made.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 3 May 23,2002 ITEM NO.:2 FILE NO.:Z-3454-B Owner:James Built Homes Applicant:McGetrick and McGetrick Engineering Location:West side of Otter Creek Parkway,south of Wimbledon Loop Request:Rezone from MF-6 to R-2 Purpose:Single family residential development Size:2.5 acres Existing Use:Undeveloped SURROUNDING LAND USE AND ZONING North —Single family residences;zoned R-2 and undeveloped property;zoned R-2 (power line) South —Single family residences;zoned R-2 (drainage area) East —Single family residences;zoned R-2 West —Otter Creek Elementary School across Otter Creek Parkway; zoned R-2,with conditional use permit A.PUBLIC WORKS COMMENTS: No Comments on zoning action. B.PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C.PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Otter Creek and SWLR UP Neighborhood Associations were notified of the rezoning request. May 23,20o2 ITEM NO.:2 Cont.FILE NO.:Z-3454-B D.LAND USE ELEMENT: This request is located in the Otter Creek Planning District.The Land Use Plan shows Single Family for this property.The applicant has applied for a zone change from MF-6 Multifamily to R-2 Single Family for a single- family residential subdivision. Cit Reco nized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan.The Residential Development goal is supported by an objective that recommended preservation of the residential character of the area.The plan also listed an action statement that supports the use of land use designations to encourage new development that is compatible with residential development. E.STAFF ANALYSIS: The request before the Commission is to rezone the 2.5 acre property along the west side of Otter Creek Parkway,south of Wimbledon Loop, from "MF-6"Multifamily District to "R-2"Single Family District.The property is currently undeveloped and wooded. The property owner recently filed a preliminary plat for this property,which proposed to subdivide the site into eight (8)lots for single family residential development.The current zoning of the property (MF-6)does not allow single family residences as permitted uses.Therefore,the property owner requests to down-zone the property from MF-6 to R-2. The Otter Creek/Crystal Valley District Land Use Plan recommends single family for the site.The "R-2"Single Family District rezoning request conforms to the adopted plan. Staff is supportive of the rezoning request.The proposed R-2 zoning is compatible with the existing single family residential along the west side of Otter Creek Parkway. F.STAFF RECOMMENDATION: ta recommends approval of the requested R-2 zoning. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval. 2 May 23,2002 ITEM NO.:2 Cont.FILE NO.:Z-3454-B The applicant offered no additional comments. The Chairman placed this item before the Commission for inclusion within the Consent Agenda for approval,as recommended by staff.A motion to that effect was made.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 3 May 23,2002 ITEM NO.:3 FILE NO.:LU02-10-03 Name:Land Use Plan Amendment —Boyle Park Planning District Location:1600 S.Cleveland Street Re&euest:Public Institutional to Suburban Office Source:Darrel Odom,Knights of Columbus,and Odom 8 Associates PROPOSAL/REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Public Institutional to Suburban Office.The Suburban Office category shall provide for low intensity development or office parks in close proximity to lower density residential areas to assure compatibility.The applicant has applied for a Planned Development to construct a building with offices,meeting rooms,and related spaces. EXISTING LAND USE AND ZONING: The property is currently a vacant lot zoned R-2 Single Family and is approximately 0.62+acres in size.The property to the north is University Park, which is zoned PR —Park and Recreation.The properties to the east consists of houses zoned R-2.The lot to the south is the University Park Church of the Nazarene,which is zoned R-2.The property located south of Boyle Park Road consists of houses zoned R-2.The neighboring property to the west is vacant land zoned 0-3 General Office with a Conditional Use Permit for apartments. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On July 17,2001,a change was made from Single Family to Park/Open Space at the Oak Forest Park about 4/10 of a mile northeast of the applicant's property. The applicant's property is shown as Public Institutional on the Future Land Use Plan.The property to the north is shown as Park/Open Space,while the property to the east is shown as Single Family.The neighboring property to the south is shown as Public Institutional for the church and Single Family south of Boyle Park Road.The land to the west is shown as Multi-family. The Future Land Use Plan for this area has recently been reviewed in the Boyle Park neighborhood study.The study encouraged low-density multi-family and/or single-family residential development to take place on currently vacant lands within the neighborhood.The study also recommended that non-residential developments should be low intensity developments,and limiting office uses in May 23,2002 ITEM NO.:3 Cont.FILE NO.:LU02-10-03 the area to small-scale medical,legal,and financial services.The study discourages locating traffic generating businesses within residential areas of the neighborhood.The study did not result in any Land Use Plan Amendments. MASTER STREET PLAN: Cleveland Street and Bolye Park Road are both shown as Collector Streets on the Master Street Plan and are built to standard.McKinley Street is an un-built residential street and was recommended for closure as a condition for the approval of the Conditional Use Permit for the neighboring apartments to the west.W.16 Street is an un-built residential street currently used as a right-of- way for sewer and power lines.There are no bikeways shown that would be affected by this application. PARKS: The applicant's property is located next to University Park,which is shown on the Little Rock Parks and Recreation Master Plan of 2001 as a 20 —50 acre Community Park,designed to serve the city and includes the Rebsamen Tennis Center. HISTORIC DISTRICTS: There is not any historic districts near-by that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The applicant's property is located at the boundary between the less intense residential uses to the east and south,and the more intense apartment and recreational uses to the west and north.With McKinley and W.16 Streets~losed,thewpplicant's property will only be accessed from Cleveland Street. The property in question,and the church,is located at the corner of two Collector Streets.AII of the houses on Boyle Park Road are oriented toward Boyle Park Road,while the houses located on Cleveland Street are oriented towards Cleveland Street. Most of the non-residential uses in the neighborhood are located on the edge of the neighborhood along University Avenue and W.12'"Street.The intersection 2 May 23,2002 ITEM NO.:3 Cont.FILE NO.:LU02-10-03 between Cleveland and Boyle Park forms a focal point in the neighborhood where the church is located.The Suburban Office category is designed to buffer residential uses from more intense non-residential uses.In this case Suburban Office would be located at the center of a residential area.The Public Institutional uses shown for the application area,and the neighboring church,are residential in character and enhance the residential character of the neighborhood. The Park/Open Space and Public Institutional uses to the north recognize a large tennis center and park intended to serve the city as whole instead of providing park facilities for the neighborhood it is located in.The small-scale Public Institutional use shown for the applicant's property provides a margin of separation from the large-scale Park/Open Space and Public Institutional uses toward the north and the less intense Single Family uses.Suburban Office at this location would provide land for services oriented toward a market area larger than the neighborhood. Residential uses in the neighborhood are expanding towards the applicant's property.Although the property to the west is zoned 0-3,a Conditional Use Permit for apartments was recently approved,which will result in the expansion of an existing multi-family housing development.The Conditional Use Permit will also expand the number of residential units available in the neighborhood.A change to Suburban Office at the applicant's property would introduce an isolated use incompatible with the neighboring uses and would not provide a buffer between incompatible land uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations:Broadmoor Neighborhood Association,Brownwood Terrace Neighborhood Association, College Terrace Neighborhood Association,Leander Neighborhood Association, Point O'Woods Neighborhood Association,University Park Neighborhood Association,and Westwood Neighborhood Association.Staff has received not comments from area residents or Neighborhood Associations. STAFF RECOMMENDATIONS: h g i t pp pit.Thi d t Idit d use that is not compatible with the surrounding uses. 3 May 23,2002 ITEM NO.:3 Cont.FILE NO.:LU02-10-03 PLANNING COMMISSION ACTION:(MAY 23,2002) Brian Minyard,City Staff,made a brief presentation to the commission.Dana Carney,City Staff,made a presentation of item 3.1 so the discussion could coincide with the discussion for item 3.See item 3.1 for a complete discussion concerning the Short Form Planned Office Development. Dr.Steven Christian spoke in support of the application and expressed a desire for the Knights of Columbus to buy the property so that his congregation will be able to purchase the church building currently owned by the University Park Church of the Nazarene located next to the application area. Mr.Campbell,representing University Park Church of the Nazarene,spoke in support of the application and stated that the purchase of the property by the Knights of Columbus would allow his church to sell their building to Dr. Christian's congregation.Mr.Campbell also stated that Boyle Park Road and Cleveland Streets are heavily traveled thoroughfares. Mr.Darrel Odem,the applicant,spoke on behalf of his application and stated that the Knights of Columbus offer to purchase the property was contingent on the rezoning of the property and that the organization needed to lease office space to help pay for the purchase of the property and construction of the building.Mr.Odem stated that offices are an inherent use in an area shown as Public Institutional on the Future Land Use plan. Commissioner Bob Lowry,Planning Commission Chair,asked if the offices would operate from 8 AM to 5 PM.Mr.Odem stated that the POD application specified an operating time of 8 AM to 5 PM. Commissioner Craig Berry asked if any cards were received in opposition to the item.Dana Carney,City Staff,stated that no cards were submitted in opposition to items 3 and 3.1. Mr.Mike Berg,Knights of Columbus member,stated that he worked with Mark Webre of the Parks and Recreation Department and intends to work with the Department on any future design changes on the applicant's property to make sure any such changes would be compatible with neighboring park property. Commissioner Fred Allen made a statement that Dr.Christian performs valuable work for the community. Commissioner Norm Floyd asked where the written documentation of the hours of operation for the proposed offices could be found.Mr.Odem stated that the 8 AM to 5 PM hours operation was mentioned in a letter submitted to the 4 May 23,2002 ITEM NO.:3 Cont.FILE NO.:LU02-10-03 Planning and Development Department.Dana Carney,City Staff,stated that the hours of operation were stated in a revised cover letter submitted to the city. Commissioner Judith Faust asked if a Land Use Plan Amendment was required to allow the Knights of Columbus to lease office space in the proposed building. Jim Lawson,Planning Director,stated that a Land Use Plan Amendment was not required to allow the leasing of office space.Brian Minyard,City Staff,stated that it was the proposal to lease the office space that initiated the application for a Land Use Plan Amendment. A motion was made to approve the item as presented.The item was denied with a vote of 2 ayes,7 noes,and 2 absent. 5 May 23,2002 ITEM NO.:3.1 FILE NO.:Z-7220 NAME:Knights of Columbus Short-Form Planned Office Development LOCATION:1600 South Cleveland Street DEVELOPER:ENGINEER: Knights of Columbus Donald W.Brooks,Inc. Odom 8 Associates,Architects 20820 Arch Street Pike Little Rock,AR 72205 Hensley,AR 72065 AREA:.71+Acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:ALLOWED USES:Single Family Existing:R-2 Proposed:POD PROPOSED USE:Knights of Columbus Lodge Hall and General/Professional Offices VARIANCES/WAIVERS REQUESTED:None. BACKGROUND: University Park Church of the Nazarene occupies the R-2 zoned property located at the northwest corner of Cleveland Street and Boyle Park Road.The church is relocating and is selling this site.A new church is purchasing the Nazarene Church building and the lots and parking immediately around it.The Knights of Columbus are purchasing four undeveloped lots located north of the church building,adjacent to University Park. ~te1ssue was-onginally filed as an 0-1 rezoning request and a C.U.P.for the Lodge Hall.The rezoning was converted to a POD and the C.U.P.was withdrawn. A.PROPOSAL/REQUEST: The Knights of Columbus propose to rezone these 4 lots to Planned Office Development to allow construction of a single,6,000 square foot building.The May 23,2002 ITEM NO.:3.1 Cont.FILE NO.:Z-7220 principal use of the building will be the fraternal hall.The Knights Lodge will occupy 65%of the building,25%is proposed to be leased to general or professional offices.The remaining 10%consists of common area such as restrooms,lobby and hallways.The building will be one-story in height;201 feet at the peak of the roof.A new,14 space parking lot will be constructed in front of the building.The Knights Lodge and the new occupants of the church to the south have a shared parking agreement. B.EXISTING CONDITIONS: These 4 lots are undeveloped;grass-covered with several mature trees.The lots serve as a yard extension of the church and may,at some times,be used for overflow parking.The property is level.An undeveloped alley right-of-way extends from north to south through the site.The substandard remnant of the McKinley Street right-of-way is located adjacent to the west. C.NEIGHBORHOOD COMMENTS: As of this writing,no comments have been received from either neighborhood residents or associations.All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Broadmoor and Point O'oods Neighborhood Associations were notified of the issue. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Verify West 16'"Street and the alley dissecting property are closed prior to construction. 2.Provide design of street conforming to nMSPn (Master Street Plan). Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 3.Appropriate handicap ramps will be required per current ADA standards. Note:Improvements are indicated on the site plan. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Need additional information as to location of project.Attached is~ketch of Sewer Main in area.Cannot comment on abandonment until location is determined. ~Enter:No Comments received. Reliant:Arkla has a 2-inch cast iron main on east side of McKinley.If main needs to abandoned,it will be at the cost of customer. 2 May 23,2002 ITEM NO.:3.1 Cont.FILE NO.:Z-7220 Southwestern Bell:Southwestern Bell requests that the McKinley Street right-of- way west of this site be retained for future use.Southwestern Bell also has buried plant in the west right-of-way of Cleveland Street. Water:There is an existing 2-inch water main running west off S.Cleveland Street in West 16"Street.There doesn't appear to be any service off this main and it could probably be abandoned. ~ND d:APP d d I d. ~NPI I:N d CATA:No Comments received. F.ISSUES/TECHNICAL/DESIGN: ~PI I QIII The site is located in the Boyle Park Planning District.An associated Land Use Plan Amendment has been filed asking that this site be changed from Public/Institutional to Suburban Office.See Item No.3,File No.LU02-10-03. Landsca e Issues: The on-site street buffer is required to average a width of at least 13 feet and at no point be less than 6.7 feet in width.The land use buffer width requirement is 6.7 feet.The Landscape Ordinance requires a minimum 6.7-foot wide landscape strip around the perimeter of the vehicular use area.The plan submitted drops below these requirements along the street and north of the proposed parking lot.The stated requirements take into consideration the "mature area"designation flexibility. A 6-foot high opaque screen is required along the northern perimeter of the site. This screen may be a fence with its face side directed outward or dense evergreen plantings. (Note:The Parks Department has indicated their desire not to have screening on the common boundary.) G.SUBDIVISION COMMITTEE COMMENTS:(May 2,2002) The applicant was present.Staff presented the item and noted additional information was needed on building height,setbacks,signage,site lighting, fencing and dumpster location.Staff asked for greater detail regarding the proposed use/uses of the building;including days and hours of operation.Staff requested written evidence of a long-term agreement with the adjacent church 3 May 23,2002 ITEM NO.:3.1 Cont.FILE NO.:Z-7220 for shared parking.Staff noted changes that needed to be made in the front parking lot to accommodate required perimeter landscaping and vehicle maneuvering area.Public Works Comments were discussed,including the requirement to assure or pursue abandonment of the McKinley Street,West 16'treetandalleyrights-of-way.Landscape requirements were discussed, including the requirement to place screening along the north perimeter.The applicant stated the Lodge had been meeting with the Parks Department regarding an "adopt-a-park"type program and neither the Lodge nor the Parks Department wanted screening along that perimeter.The applicant was advised to provide a statement to that effect from the Parks Department. The Committee was advised that the three issues (Land Use Plan Amendment, Rezoning and Conditional Use Permit)may be compiled into a single planned Development application for the Lodge with limited other general or professional office uses occupying a small portion of the building. The applicant was advised to respond to staff issues no later than Wednesday, May 8,2002.The Committee determined there were no other issues and forwarded the item to the full Commission. H.ANALYS I S: On May 8,2002,the applicant submitted a revised site plan and cover letter addressing the issues raised at Subdivision Committee.Signage is proposed to conform to office standards.Lighting will be low-level and directed inward to the site.The dumpster location is now shown.The landscaping has been adjusted to show the required 6.7 foot landscape strip on both the street and north perimeters.A letter has been submitted by Bountiful Blessings Fellowship,the purchaser of the Nazarene Church building,indicating that a crossover parking agreement with the Knights of Columbus will be included in the warranty deed at closing.All site plan related issues have been addressed. The sole remaining issue is that of use.Staff is supportive of the proposal to develop the site for a fraternal organization/lodge hall.Such a use is institutional in nature and would be compatible with uses in the area north of Boyle Park Road,west of Cleveland Street.Uses in that area include a church,a city park, a boys club,a girls club and institutional housing.Staff does have concerns about the applicant's proposal to lease space,up to 25%of the building,to genera&r~fessional offices.Staff does not believe the proposed office uses are compatible with uses in the area.Single Family homes are located east and south of the site.The larger tract of 0-3 zoned property adjacent to the west will likely not develop as office.A conditional use permit was recently approved to allow for development of an extension of Westpark Meadows Apartments on that site.Allowing the office uses would increase the intensity of activity on the site beyond the more acceptable level of a fraternal organization or lodge hall. 4 May 23,2002 ITEM NO.:3.1 Cont.FILE NO.:Z-7220 I.STAFF RECOMMENDATIONS: Staff recommends denial of the application,as filed. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicants were present.There were no objectors present.This item was discussed in conjunction with the associated Land Use Plan Amendment;LU02-10-03. Staff presented the item and a recommendation of denial. Commissioner Berry asked staff to explain their recommendation of denial.Staff stated there were concerns about the proposal to lease up to 25%of the building for unrelated general and professional office uses.Staff noted the changing nature of the office zoned property to the west and the presence of a narrow strip of single family homes to the east.Staff stated there were concerns about surrounding those homes with office uses.When asked by Commissioner Berry what uses would be appropriate for the site, staff responded that institutional uses similar to those to the northwest appeared most appropriate. Dr.Stephen Christian,pastor of Bountiful Blessing Church,the proposed buyer of the Nazarene Church,addressed the Commission in support of the application. Rev.Ken Campbell,pastor of the Nazarene Church,spoke in support. Darrel Odom,architect and member of the Knights of Columbus,spoke in support of the item.He stated the Lodge needed the lease space to make the purchase financially feasible.Mr.Odom stated the Lodge might eventually expand into the office/lease space.He stated it was his opinion that allowing the office use was appropriate since a church or another institutional type use could have 1,500 square feet of office space within it.Mr.Odom stated the office uses would be limited to Monday-Friday,8:00 a.m.to 5:00 p.m. Chairman Lowry noted there was no opposition. Mike Berg,a member of the Lodge,made note of a letter from Little Rock Parks asking that-there-not-be-a-fence erected along the common property line between the Lodge site and University Park. Commissioners Allen and Floyd voiced support for the item. 5 May 23,2002 ITEM NO.:3.1 Cont.FILE NO.:Z-7220 A motion was made to approve the application,as amended to include the hours proposed and subject to compliance with the conditions and comments outlined in Sections D,E and F of this report.The motion was approved by a vote of 8 ayes,1 noe and 2 absent. 6 May 23,2002 ITEM NO.:3.2 FILE NO.:Z-7220-A NAME:Knights of Columbus —Conditional Use Permit LOCATION:1600 South Cleveland Street OWNER/APPLICANT:University Park Church of the Nazarene/ Darrel Odom and Associates PROPOSAL:A conditional use permit is requested to allow for development and use of this .711acre tract as a lodge or fraternal organization.The property is currently zoned R-2.An 0-1 Quiet Office rezoning request has been filed.(Z-7220) STAFF REPORT: This C.U.P.application is associated with Item No.3,LU02-10-03,a land use plan amendment and Item No.3.1,Z-7220,Knights of Columbus Short-Form POD.Item No.3.1 was originally filed as an 0-1 request.That item has been amended to a Planned Office Development for a Knights of Columbus lodge hall with a percentage of the building to be rented to general and professional office uses.Consequently,the conditional use permit application is no longer needed. STAFF RECOMMENDATION: Staff recommends that this item be withdrawn. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff recommended that the item be withdrawn. The item was placed on the Consent Agenda and approved for withdrawal by a vote of 9 ayes,0 noes and 2 absent. May 23,2002 ITEM NO.:4 FILE NO.:Z-5235-B NAME:Williams Magnet School —Conditional Use Permit LOCATION:7301 Evergreen Street OWNER/APPLICANT:Little Rock School District/RPPY Architects PROPOSAL:A conditional use permit is requested to allow for construction of a new,38-space parking lot and a six-classroom addition onto this existing elementary school. The property is zoned R-2. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The school occupies a 13.6a acre tract located on the south side of Evergreen Street,one block east of Mississippi Avenue. 2.COMPATIBILITY WITH NEIGHBORHOOD: The school is located within a R-2 zoned single family residential neighborhood. Single family homes are located to the north,south and east.Four large churches are located to the east,at the intersection of Evergreen and Mississippi.The school has been an element of the neighborhood for many years.With attention given to proper screening,allowing the proposed renovations should not affect the school's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Meriwether and Evergreen Neighborhood Association were notified of this proposal. 3.ON SITE DRIVES AND PARKING: A one-way drive accesses the school site off of Evergreen.This will remain unchanged.A new 38-space parking lot will be constructed,giving a total of 77 on-site parking spaces.The school currently has 28 classrooms and 8 portable classrooms.Once the addition is completed and the portables are removed, there will be 34 classrooms on the site.The code currently requires 34 parking spaces;1 per classroom. May 23,2002 ITEM NO.:4 Cont.FILE NO.:Z-5235-B The bus loading/unloading takes place along "I"Street a short,one-way, residential street located behind the school.This will not be changed. 4.SCREENING AND BUFFERS: The street buffer along Evergreen Street drops 3 feet below the minimum allowed width of 18 feet.The full width requirement without transfers is 36 feet. Curb and gutter or another approved border will be required to protect landscaped area from vehicular traffic. 5.PUBLIC WORKS COMMENTS: 1.Bryan Drive,"I"Street,and Shamrock Drive would be classified as commercial streets under the Master Street Plan.Dedicate right-of-way 30 feet from centerline. 2.On "I"Street,provide design of street conforming to "MSP"(Master Street Plan).Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 3.Construct 5-foot sidewalk on Evergreen from main driveway west to property boundary. 4.Seek waiver for construction of sidewalks on Bryan.Steep banks make construction impractical. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:No Comments received. Reliant:Approved as submitted. Southwestern Bell:Approved as submitted. 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 additional fire hydrant(s)are required,they will be installed at the Developer's expense.Due to the nature of the processes used in this facrlity,-installation of an approved reduced pressure zone backflow preventer assembly prior to the first outlet will be required on the domestic water service.Contact Carroll Keatts,Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department:Place fire hydrants per code. 2 May 23,2002 ITEM NO.:4 Cont.FILE NO.:Z-5235-B g~tgl i:N g ~. CATA:No Comments received. SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) Fred Perkins and Doug Eaton were present representing the application.Staff presented the item and noted additional information was needed regarding building height,signage,site lighting,fencing,dumpster location and phasing of the removal of the portable classrooms.The applicant was directed to move the new parking lot back from Evergreen Street to provide an 18 foot buffer and to place screening in the 60 foot buffer south of the new playground,adjacent to the single family residences. There was considerable discussion of the bus loading and unloading that currently takes place on "I"Street.The Committee determined that there was no issue since "I" Street is only a one block long,one way street with little traffic other than for the buses. Public Works Comments were discussed.Mr.Eaton stated required right-of-way would be dedicated.After a discussion of street improvements,it was determined that sidewalks would be constructed along "I"Street and Evergreen Street and staff would support a deferral of street improvements to "I"Street and sidewalks on Bryan Street. The applicant was directed to provide responses to staff no later than Wednesday, May 8,2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Williams Magnet Elementary School is located on the R-2 zoned,13.6+acre tract at 7301 Evergreen Street.The site contains a one-story school building with 28 classrooms,areas of paved parking and 5 portable classroom buildings.The site is accessed via a circular driveway off of Evergreen Street.Bus loading/unloading takes tg tdl d l,t ll,g -I dl g d I g "I"dt short,one-way residential street.The school district proposes to construct a one- story,6-classroom addition to replace the portable buildings.A new drop-off area and a 38-space parking lot will be constructed between the school and Evergreen Street, in an area currently occupied by a playground.The playground will be relocated to an area behind the school.A new ground-mounted sign will be placed along the 3 May 23,2002 ITEM NO.:4 Cont.FILE NO.:Z-5235-8 Evergreen frontage.The existing sign,which is located near the building,will remain. A 60 foot wide buffer area will be left between the relocated playground and the residential property adjacent to the south. The District will dedicate the required right-of-way for the abutting streets but is requesting several variances related to required street improvements.Waivers are requested to allow a 4-foot sidewalk to be constructed adjacent to the curb on "I" Street and along Evergreen Street.Staff supports this request."I"Street is a short, one-way street with no connecting walks.The 4-foot sidewalk will provide a paved walkway for students getting on and off of the buses.The 4-foot walk on Evergreen will match-up with the existing sidewalk already in place along a portion of the school site.The sidewalk on Evergreen is not directly adjacent to the street curb. Waivers are requested from the remainder of the street improvements on "I"Street, Bryan Drive and Shamrock Street.Staff supports these waivers.Shamrock is a short, dead-end street that the school does not use for access.A broad,deep ditch lies adjacent to Bryan Street and again,the school takes no access from the street."I" Street was previously discussed. On May 7,2002,the applicant submitted a revised site plan and detailed cover letter addressing those questions and issues raised at the Subdivision Committee meeting. Staff is supportive of the applicant's request not to have to place additional screening in the 60-foot buffer south of the new playground.Staff supports the request to have the ground-mounted sign.It is well separated from the existing sign and should not be obtrusive on this large site.Staff's support for the various street waivers and variances is contingent upon the site continuing to be occupied by a school.A change of use or redevelopment of the site will require a new review and potential street improvements. STAFF RECOMMENDATION: Staff recommends approval of ihe requested conditional use permit subject to compliance with the following conditions: 1.Compliance with the staff comments and conditions outlined in Sections 4,5 and 6 of this report. 2.The portable buildings are to be removed upon completion of the classroom 3.Compliance with the approved site plan. Staff recommends approval of the request to have a second ground-mounted sign subject to that sign being designed to meet office/institutional standards;6 feet in height and 64 square feet in area maximum. 4 May 23,2002 ITEM NO.:4 Cont.FILE NO.:Z-5235-B Staff recommends approval of the various sidewalk and street improvement variances and waivers subject to this site continuing to be occupied by a school. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were two persons present in opposition.One letter of opposition had been received by staff and forwarded to the Commission.Staff presented the item and a recommendation of approval,including the various sidewalk and street improvement variances and waivers.In response to a question from the Chairman,staff stated the 4 foot tall chain-link fence being constructed on the site was not a part of this application.Staff noted the fence complied with ordinance standards and construction had started prior to the filing of this application. Elliott Kumpe,of 711 McAdoo Street,spoke in opposition to the item.Mr.Kumpe stated the school was an important part of the neighborhood and the school grounds provided alternative open space to the nearest neighborhood park.He stated the school was not a neighborhood school;it is a magnet school which brings in children from outside the neighborhood.As a result,Mr.Kumpe stated,there are many buses which come to the site,creating traffic problems for the area.Mr.Kumpe presented a slide-show presentation that highlighted various aspects of the site.Mr.Kumpe stated he had spoken with the property owner on McAdoo Street that would be closest to the new playground and that person did want additional screening between her property and the playground. Gary Martin,of 912 Shamrock Dr.,spoke of his concerns about safety,accessibility, maintaining park-like aesthetics and providing additional green space.He stated he would prefer to see the sidewalk along "I"Street moved back 7 feet from the curb of the street.Mr.Martin stated he did support the other street waivers. Doug Eaton,of the Little Rock School District,spoke in support.He stated the District had worked with the neighborhood to address their concerns about the fence and continued access to the site.Mr.Eaton stated the fence would be 4 foot tall and vinyl coated.He stated there would be 5 gates on the fence to allow access to the playground.Mr.Eaton stated it was the District's intent to keep as much of the campus in green space as possible.He stated the District had concerns about the safety of the children.Mr.Eaton stated 30-37 buses came to the school.He 5th p t fd p-lllpik-p,ithh b tiliig ISt t dpi vehicles using Evergreen.Mr.Eaton stated it was the District's desire to place the sidewalk adjacent to the curb on "I"Street.He stated it would not be practical to move the sidewalk back from the curb since it would result in an unusable and unsafe area between the sidewalk and the curb. 5 May 23,2002 ITEM NO.:4 Cont.FILE NO.:Z-5235-B In response to a question from Commissioner Berry,Mr.Eaton stated there would be 5,unlocked gates in the fence along the "I"Street and Shamrock perimeters to provide access to the playground. Mr.Kumpe reiterated his desire to see the sidewalk moved back from the curb. Mr.Martin stated moving the sidewalk 7 feet back from the curb would result in more usable green space and could provide better sight-distance for safety. In response to a question from Commissioner Floyd,staff stated the Master Street Plan required "I"Street to be considered a commercial street since it abutted a nonresidential use. In response to a question from Commissioner Rahman,Mr.Eaton stated the District would move the sidewalk back from the curb,if it was the Commission's desire.He reiterated his stance that it would be safer to have the sidewalk adjacent to the curb. Following a general discussion of the issue of the sidewalk,Commissioner Berry suggested that the Commission vote on the sidewalk issue separately. After further discussion of the width and placement of the sidewalk,a motion was made to approve the C.U.P.,subject to compliance with the conditions proposed by staff and subject to the additional condition that a 4 foot sidewalk be constructed along the "I"Street perimeter,4 feet back of the curb of the street. The motion was approved by a vote of 9 ayes,0 noes and 2 absent. 6 May 23,2002 ITEM NO.:5 FILE NO.:Z-5430-B NAME:Parkview High School —Conditional Use Permit LOCATION:2501 John Barrow Road OWNER/APPLICANT:Little Rock School District/The Wilcox Group PROPOSAL:A conditional use permit is requested to allow for various expansions to this existing high school.The property is zoned R-2. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The Parkview Campus occupies a 271 acre tract located on the east side of John Barrow Road,/~t mile south of Kanis Road. 2.COMPATIBILITY WITH NEIGHBORHOOD: The school is located within what is primarily a residential neighborhood, although there are numerous nonresidential uses located to the north of the site.Single family homes extend east and south of the site.The properties immediately adjacent to the north,south and east are sparsely developed. Multifamily developments and undeveloped multifamily zoned properties are located to the west,across Barrow Road.The proposed construction of these small additions and a baseball practice field on the existing campus will not affect the school's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the John Barrow and Brownwood Terrace Neighborhood Associations were notified of this proposal. 3.ON SITE DRIVES AND PARKING: The site is accessed via two driveways off of Barrow Road.The school has pp i tly600 -it p keg p .N h g p p dt Ih the driveways or parking arrangement.The school currently has 45 classrooms,including portable classrooms.Once the addition is completed and the portables are removed,the school will still have 45 classrooms. May 23,2002 ITEM NO.:5 Cont.FILE NO.:Z-5430-B Secondary schools are currently required to have 6 spaces per classroom.A total of 270 spaces is required for Parkview.The existing drives and parking lots do need to be repaired. 4.SCREENING AND BUFFERS: A landscape upgrade toward compliance with the Landscape Ordinance will only be required if the total proposed building expansion exceeds 10 percent of all existing buildings.If the expansion does exceed 10 percent,then a landscaping upgrade equal to the percentage of expansion proposed will be required. 5.PUBLIC WORKS COMMENTS: 1.26'treet 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 improvement to these streets including 5-foot sidewalks with planned development. 3.Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4.Stormwater detention ordinance applies to this property. 5.Easements for proposed stormwater detention facilities are required. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:No Comments received. Reliant:Approved as submitted. Southwestern Bell:Approved as submitted. Water:It appears that the construction may conflict with existing public and private water facilities.Contact Central Arkansas regarding possible solutions to those problems.Due to the nature of the processes used in this MacNty,rnstatlation of an approved reduced pressure zone backflow preventer assembly prior to the first outlet will be required on the domestic water service.Contact Carroll Keatts,Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department:Place fire hydrants per code. 2 May 23,2002 ITEM NO.:5 Cont.FILE NO.:Z-5430-B C~PI:N C CATA:No Comments received. SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) Eugene Terry and Doug Eaton were present representing the application.Staff noted that additional information was needed on building height,number of existing classrooms,signage,site lighting,fencing,on-site parking and dumpster locations. The applicant has asked to provide a phasing plan for removal of the portable classrooms.The applicant was also asked to provide greater detail of the proposed baseball field;if it was more of a practice/intramural field on if there would be interschool/district competition;if there would be lighting,fencing grandstands,etc... There was a discussion of the two access points off of West 26 Street.Mr.Eaton explained they were used only for mowers to access the site;that there was no access through those points for school use.Staff noted the need to repair and patch the existing drives and parking lots.Public Works Comments were discussed.Mr. Eaton stated the school district would agree to dedicate any needed right-of-way. Staff voiced their support for a deferral of the required improvements to West 26'treet,since there is no access to the school from that street.Landscape and Utility Comments were noted. The Committee determined there were no other issues and forwarded the item to the full Commission. The applicant was advised to respond to staff issues no later than Wednesday,May 8, 2002. STAFF ANALYSIS: Parkview High School occupies the R-2 zoned,271 acre tract located at 2501 John Barrow Road.The site contains a large high school building,parking lots and athletic practice fields.The school district proposes to construct a one-story,seven-classroom addition,a new athletic fieldhouse,a cafeteria expansion and a baseball practice field. The classroom addition is to replace several portable classroom buildings which will -~e-removed3rom4he-site-once the addition is completed.The baseball field will be a practice field only.No lighting,seating,etc...will be included.No changes are proposed to the school's parking and drives,fencing,signage or site lighting.The number of classrooms will remain at 45,once the addition replaces the portable classrooms. 3 May 23,2002 ITEM NO.:5 Cont.FILE NO.:Z-5430-B Staff is supportive of the proposed conditional use permit.The replacement of portable buildings with a permanent addition is a positive step for the campus.The other elements of the proposal are appropriate for a large secondary school campus and will not affect the neighboring properties. Staff supports a deferral of the required improvements to 26 Street.The school does not take access from this street.If there is ever proposed a change in the nature of the baseball field,to allow competitive games with additional parking,the site will be brought back to the Commission for a revised C.U.P.and the street issue can be revisited at that time. On May 7,2002,the applicant submitted a revised cover letter which addressed those issues raised at Subdivision Committee. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: 1.Compliance with staff comments and conditions outlined in Sections 4,5 and 6 of this report. 2.The portable classroom buildings are to be removed upon completion of the classroom addition. 3.The existing parking lots and driveways are to be repaired. 4.The baseball field is to be a practice field only;with no lighting or seating. 5.Compliance with the approved site plan. Staff recommends approval of the requested deferral of improvements to West 26 Street. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation"above.Staff also recommended approval of the requested deferral of improvements to West 26 Street. There was no further discussion.The item,including the street deferral,was placed on the Consent Agenda and approved by a vote of 9 ayes,0 noes and 2 absent. 4 May 23,2002 ITEM NO.:6 FILE NO.:Z-7015-A NAME:Lot 3,Integra Addition —Revised Conditional Use Permit LOCATION:9020 Geyer Springs Road OWNER/APPLICANT:Clean Tech Ventures,Inc./Paul Stagg PROPOSAL:A revised conditional use permit is requested to allow for placement of vacuum islands and a reduced setback for the ground-mounted sign on this existing carwash site. The property is zoned C-3 with a previously approved C.U.P. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The property is located on the west side of Geyer Springs Road,one block south of Baseline Road. 2.COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial node established around the intersection of Geyer Springs and Baseline Roads.The car wash itself is an appropriate use that was found by the Planning Commission to be compatible with the neighborhood.Staff does have concerns about the addition of vacuum islands on the west side of the development.The addition of these elements on the side closest to the single family homes brings the issue of compatibility into question. All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Cloverdale,Windamere,Allendale and SWLRUP Neighborhood Associations were notified of this request. 3.ON SITE DRIVES AND PARKING: The car wash has no specifically defined parking spaces.Vehicles park at the vacuum islands or wash bays.Access to the site is gained via entrances off of access easements.No changes are proposed to the driveways other than a portion of the driveway at the front is now proposed to be used as parking for two new vacuum islands. May 23,2002 ITEM NO.:6 Cont.FILE NO.:Z-7015-A 4.SCREENING AND BUFFERS: The proposed vacuums along Geyer Springs Road are located within the minimum 9-foot wide landscape buffer area required by both the zoning and landscape ordinances. 5.PUBLIC WORKS COMMENTS: 1.A Grading Permit for Special Flood Hazard Area will be required per Sec. 8-283. 2.Construction of the south entrance ramp does not meet the previously approved site plan and building permit.Contact Mel Hall at Public Works, (501)371-4856. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:Approved as submitted. Reliant:Approved as submitted. Southwestern Bell:No Comments received. Water:Installation of an RPZA backflow preventer will be required prior to the first outlet on the line servicing the carwash.Contact Caroll Keatts,Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department:Approved as submitted. C~IPI i:~C CATA:No Comments received. SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) INi&e&erg andWhomas Pownall were present representing the application.Staff asked that the vacuum bases be removed from the landscape strip adjacent to the street.Staff noted the screen around the dumpster should be 8 feet in height.Staff also suggested that additional screening be placed or planted along the western perimeter of the site,where the new vacuum islands were proposed.During the ensuing discussion,Mr.Berg stated he would possibly reduce the number of proposed 2 May 23,2002 ITEM NO.:6 Cont.FILE NO.:Z-7015-A vacuum islands on the west perimeter and increase screening in that area.He voiced his desire to keep the two vacuum islands near the front,but to pull them back out of the landscape strip.Public Works and Landscape Comments were present. The applicant was advised to respond to staff issues no later than Wednesday, May 8,2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: On May 3,2001,the Planning Commission approved a conditional use permit to allow for the construction of a car wash on the C-3 zoned property located at 9020 Geyer Springs Road (Lot 3,Integra Addition).The approved plan included one structure containing an automatic car wash tunnel and 5 car wash bays and a separate canopy structure over vacuum islands.The development was recently completed and is in operation.Final review of the project revealed that the ground-mounted sign had been placed 3.88 feet closer to the front property line than permitted by Ordinance. The Code requires a minimum setback of 5 feet.The new sign has a setback of 1.12 feet.Additionally,3 vacuum islands were constructed in the front landscape area, adjacent to Geyer Springs Road.The vacuums were subsequently removed but the concrete bases remain.The applicant was advised to file for an amended C.U.P.if he desired to keep the sign where it was located and the vacuum islands.The applicant subsequently filed asking for approval of a variance for the sign and to keep the 3 vacuum islands as well as to add 6 more vacuum islands on the west perimeter of the site.After the Subdivision Committee meeting,the applicant modified the request to include the sign,2 vacuum islands in the front setback/landscape area and 3 vacuum islands adjacent to the landscape strip on the west perimeter. Staff supports the amendment to allow the sign to remain as it has been placed. Although the closest edge of the sign is located 1.12 feet from the property line,it is located 15 feet behind the curb of Geyer Springs Road and lines up with other signs along the street.There is good visual clearance under the sign so it does not seem to impact traffic visibility. Staff does not support the other elements of the request.The 2 vacuum islands --—~djacentdo-Geyer&prings Road are located in the landscape bed which is already at the minimum allowed by Code.They are located within a 25 foot platted setback area and,in staffs opinion,add to congestion at the front of the site.Moving those vacuum islands out of the landscape strip into the driveway/parking lot would not remedy the setback issue and would create probable traffic congestion within the site.The placement of driveways and the existing,canopy-covered vacuum island is not 3 May 23,2002 ITEM NO.:6 Cont.FILE NO.:Z-7015-A conducive to adding the vacuum islands at this location. Staff's concern with placing the vacuum islands at the rear (west)of the site is centered around noise and the possible impact on the residential properties adjacent to the southwest.As the car wash was originally approved,the enclosed,automatic car wash tunnel serves as a sound barrier,focusing the activities and noise of the site toward the street.Bringing the vacuum islands onto the west side of that tunnel would focus the noise of the vacuums and the associated noise from people at the vacuums to the west.Staff feels that there may be some negative impact on the nearby residential properties from such a revision to the C.U.P. STAFF RECOMMENDATION: Staff recommends approval of the amendment to allow the ground-mounted sign to remain as it has been placed. Staff recommends denial of the request to have the vacuum islands at either the street side or west perimeters of the site as proposed. PLANNING COMMISSION ACTION:(MAY 23,2002) Paul Stagg and Mike Berg were present representing the issue.There were three objectors present.One letter of opposition had been received from the SWLRUP Neighborhood Association.Staff presented the item and noted that a revised plan had been submitted that showed two,uncovered vacuum islands remaining in the front landscape strip and two additional vacuum islands being located at the northwest corner of the site.Staff recommended approval of the sign and of the two vacuum islands at the northwest corner.Staff recommended denial of the request to have the islands at the front of the site. Paul Stagg stated the amount of business at the site created the need for additional vacuums.He stated the vacuums were proposed at the front of the site for safety reasons.He presented a slide-show that highlighted the site.Mr.Stagg stated the site was well landscaped.He proposed to add a few more trees to the site and to place vine-covered lattice around the vacuums to provide additional screenings. Plyd kd hyth ll dhdh pl d th I d p strip in the first place,since the previously approved site plan clearly did not show then.Mr.Stagg responded that he did not know.Commissioner Floyd expressed his disappointment that the approved plan had not been followed after all the work that the neighborhood and applicant had put into the original application.Mr.Stagg apologized and stated it was his desire that the car wash be a good neighbor. 4 May 23,2002 ITEM NO.:6 Cont.FILE NO.:Z-7015-A Troy Laha spoke on behalf of Kay Coleman,president of the Allendale Neighborhood Association.He voiced the Association's opposition to placing vacuum islands on the west side of the site and of allowing vacuums in the front landscape strip. Commissioner Nunnley asked Mr.Laha where the proposed vacuums could be placed.Mr.Laha responded that he was not going to design the site for the applicant. Mr.Laha stated the placement of the vacuums was an important issue when the original application was being considered. Janet Berry,president of SWLRUP,voiced opposition to having vacuums either on the west side of the site or in the landscape strip.She stated did not oppose allowing the sign to remain as it had been erected. Pam Adcock,president of the Cloverdale Neighborhood Association,stated she felt what Mr.Staggs had done was a "slap in the face"to those residents who worked on the original plan.She suggested leaving the two uncovered vacuums on the east side of the site,but moving them out of the landscape strip.Ms.Adcock voiced her opposition to allowing any vacuums west of the automatic tunnel. During the subsequent discussion of relocating the vacuums,staff suggested placing them immediately east of the automatic tunnel,more in the middle of the site.Mr. Stagg responded that placing vacuums in that location might interfere with access to one of the self-service bays.In response to a question from Chairman Lowry,Mr. Stagg stated placing the vacuums east of the tunnel could work but it would be an inconvenience. Commissioner Nunnley voiced his inclination to vote against the item since the applicant did not follow the originally approved plan. A motion was made to approve the request to allow the sign to remain as it had been erected.The motion was approved by a vote of 9 ayes,0 noes and 2 absent. A motion was made to approve the placement of the vacuum islands,as proposed by the applicant (two in the front landscape strip and two at the northwest corner of the site).The motion failed with a vote of 0 ayes,9 noes and 2 absent. 5 May 23,2002 ITEM NO.:7 FILE NO.:Z-7215 NAME:First Church of the Nazarene —Conditional Use Permit LOCATION:1200 N.Mississippi Avenue OWNER/APPLICANT:First Church of the Nazarene/Dr.T.Dan Casey PROPOSAL:A conditional use permit is requested to allow for construction of a fellowship hall and classroom addition onto this existing church.This 5.2t acre site is zoned R-2. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The church site is located at the northwest corner of North Mississippi Avenue and Evergreen Street. 2.COMPATIBILITY WITH NEIGHBORHOOD: The church is located within an institutional node around the intersection of Evergreen Street and Mississippi Avenue.Large churches are located adjacent to the north and south and diagonally across Mississippi.An elementary school is located one block to the east.Beyond this node of institutional uses,all surrounding properties are zoned R-2 and are occupied by single family residences.The proposed expansion is located within the boundary of the Nazarene church property;near the center of the site.This proposed fellowship hall/classroom addition will not affect the church's compatibility with the neighborhood. All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Meriwether Neighborhood Association were notified of this proposal. 3.ON SITE DRIVES AND PARKING: The site is accessed via two driveways from Evergreen Street and one driveway from Mississippi Avenue.The addition is being constructed over an area that contains a few parking spaces.Once construction is complete,the site will still have 187 parking spaces.The sanctuary contains 550 seats, May 23,2002 ITEM NO.:7 Cont.FILE NO.:Z-7215 requiring 137 parking spaces.No changes are proposed in the driveways. Spaces will be striped for handicap parking,per ADA guidelines near the entrances to the church. 4.SCREENING AND BUFFERS: A landscaping upgrade equal to the percentage of building expansion proposed will be required.The two areas needing attention in this regard are:the interior of the vehicular use area and additional plantings along Evergreen Drive. 5.PUBLIC WORKS COMMENTS: 1.A 20 feet radial dedication of right-of-way is required at the corner of Mississippi and Evergreen. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:No Comments received. Reliant:Approved as submitted. Southwestern Bell:Approved as submitted. Water:Contact Central Arkansas Water regarding fire and domestic water requirements for this building.Due to the nature of the processes used in this facility,installation of an approved reduced pressure zone backflow preventer assembly prior to the first outlet will be required on the domestic water service.Contact Carroll Keatts,Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department:Approved as submitted. C~PI i:N C —CATA:No-Comments received. 2 May 23,2002 ITEM NO.:7 Cont.FILE NO.:Z-7215 SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) Dr.T.Dan Casey,pastor of the church,was present representing the application. Staff presented the item and noted additional information was needed on building heights,signage,site lighting,dumpster location,total seating capacity of the sanctuary and number of on-site parking spaces.Staff noted the presence of a 10 foot utility and drainage easement on the site and commented that the addition needed to be relocated or a variance would be needed to build over the easement. The applicant was directed to obtain written approval from all utility companies and Public Works,if a variance was needed.In response to a question from staff,Dr. Casey stated there were no other uses on the site such as a day care,private school or Mother's Day Out program.Dr.Casey stated the proposed addition would be no taller than 35 feet,that the seating capacity of the sanctuary was 550 persons and that there would be 187 on-site parking spaces after the addition was constructed.Public Works and Landscape Comments were noted. The applicant was directed to respond to staff issues no later than Wednesday, May 8,2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: First Church of the Nazarene occupies the R-2 zoned,5.2t acre tract located at 1200 N.Mississippi Avenue.The site contains a two-story church building and 1901 paved parking spaces.The church proposes to construct a two-story fellowship hall/classroom addition onto the west (rear)of the existing building.The building will be used for church meetings and classes.No additional uses such as day-care, private school or Mother's Day Out program are proposed for the site.The addition will be built over an existing paved area.No changes are proposed to the driveways, parking,site lighting or signage.The dumpster will be relocated to the west side of the new addition and enclosed with required screening. Staff is supportive of the requested C.U.P.The addition is located in the middle of this large church siie.Landscaping and screening will be improved.A portion of the addle-extends-over-a 10 foot utility and drainage easement that crosses the site. There are no facilities in this easement.Staff supports a variance to allow construction over the easement. On May 8,2002,the applicant submitted a revised site plan and cover letter that addressed staff issues and questions raised at Subdivision Committee. 3 May 23,2002 ITEM NO.:7 Cont.FILE NO.:Z-7215 STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1.Compliance with the staff comments and conditions outlined in Sections 4,5 and 6 of this report. 2.Compliance with the approved site plan. Staff recommends approval of a variance to permit construction of the addition over the 10 foot utility and drainage easement. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation"above.Staff also recommended approval of a variance to allow construction of the addition over the 10 foot easement. There was no further discussion.The item,including the variance request,was placed on the Consent Agenda and approved by a vote of 9 ayes,0 noes and 2 absent. 4 May 23,2002 ITEM NO.:8 FILE NO.:S-1340 NAME:Hinslor Slope Subdivision —Preliminary Plat LOCATION:Southeast corner of Hinson and Taylor Loop Roads DEVELOPER:ENGINEER: Northwest Congregation of Jehovah's Witnesses Hope Engineers ¹2 Longwood Road 203 Lillian Street Little Rock,AR 72223 Benton,AR 72015 AREA:5.265 acres NUMBER OF LOTS:3 FT.NEW STREET:100'iameter Cul-de-Sac CURRENT ZONING:R-2,Single-family PLANNING DISTRICT:1 CENSUS TRACT:42.06 VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL: The applicant proposes to subdivide a 5.265 acre site into two (2)single-family lots and one tract.The average lot size of the single-family lots will be 100-feet by 170-feet (the lots will be 0.421 acres and 0.403 acres)and the Tract will be 4.237 acres.The single-family lots will be access by an extension of Honey Bear Drive,which will end with the placement of a 100-foot diameter cul-de- sac.The tract will be access off of Hinson Road. The applicant is proposing the building setbacks of the single-family lots to be h t d20-f t th ih id y d b k bigproposedat8-feet.The applicant is proposing to plat a minimum 23-foot buffer around the Tract. May 23,2002 ITEM NO.:8 Cont.FILE NO.:S-1340 The applicant is also proposing to place a church on the Tract.The applicant has filed a separate application for a Conditional Use Permit (Item ¹8.1 —File No.Z-7216). B.EXISTING CONDITIONS: The site is a vacant tree covered site.The site is located at the intersection of two arterial streets;Taylor Loop/Rahling Road and Hinson Road.The area is predominately single-family with a church site located near the proposed subdivision.The terrain has a significant elevation change from east to west sloping downward from Honey Bear to Taylor Loop/Hinson Road. C.NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site,all residents who could be identified within 300 feet of the site and the Westchester and Secluded Hills Neighborhood Associations were notified of the proposed Conditional Use Permit application and were informed of the proposed preliminary plat. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS:The proposed preliminary plat is acceptable. Comments from the Conditional Use Permit Application (Z-7216) 1.Hinson 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.Show centerline of Hinson and Taylor Loop on the plan. 2.Driveways shall conform to Sec.31-210 or Ordinance 18,031. 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.Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6.A Grading Permit will be required per Sec.29-186 (c)8 (d).The preliminary cross sections show the proposed cuts and fills to be very near the maximum allowed under the land alteration ordinance. 7.A Sketch Grading and Drainage Plan will be required per Sec.29-186 (e).8.Contact the ADEQ for approval prior to start of work. 2 May 23,2002 ITEM NO.:8 Cont.FILE NO.:S-1340 E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:A sewer main extension will be required,with easements,for Lots 1 and 2 if service is required for project.Individual Pump Stations are not allowed by Little Rock Wastewater Utility without prior approval.Contact Jim Boyd at 376-2903 for details. ENTERGY:Approved as submitted. ARKLA:No comment received. Southwestern Bell:Submit to South Western Bell Telephone a final plat upon completion. Water:An acreage charge of $300 per acre applies in addition to normal connection charges for this parcel.A water main extension and on site fire protection will be required. ~NO d t:Pl I dyd t I d .d I td F 918-3752 for details. ~FPI I:N I d. CATA:No comment received. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No comment. Landsca e Issues:No comment. G.SUBDIVISION COMMITTEE COMMENT:(May 2,2002) Mr.Phil Wylie,Mr.Don Wylie and Mr.Hope were present representing the application.Staff briefly described the item indicating there were two applications proposed for the site.Staff stated the applicant had filed a ~relmrinary-plat-for the subdivision of the site into two (2)residential lots and one tract.Staff stated the tract was proposed to house a church through a Conditional Use Permit. Staff noted additions needed on the proposed plat.Staff stated,the proposed plat should include the address of the Church,a preliminary storm water 3 May 23,2002 ITEM NO.:8 Cont.FILE NO.:S-1340 drainage plan and a storm drainage analysis.Staff also requested the applicant indicate sidewalks along Hinson Road and Honey Bear Drive.Mr. Hope stated currently there were not any sidewalks on Honey Bear Drive. Public Works commented if the area did not have sidewalks the applicant would not be required to place sidewalks on the residential lots. Public Works indicated the cul-de-sac would require an 80-foot radius and to increase the curve radius to 20-feet on the south end of Lot 1.Comments from water and wastewater were also noted. Staff then commented on the additions necessary on the site plan submitted for the Conditional Use Permit (building height,setbacks from all property lines, signage detail,days and hours of typical usage,any additional activities to take place on the site such as daycare or Mother's Day Out).Staff also stated fencing would be required at the top of the cuts since some terracing would be an eight (8)to ten (10)foot drop.Staff stated this requirement was more a safety measure. Public Works comments were addressed stating right-of-way dedication would be required on Hinson and Taylor Loop Roads.Staff stated the site would require storm water detention and the site was near the maximum for the Detention Ordinance. Staff stated a grading permit would be required since the preliminary cross sections indicated the proposed cuts and fills to be very near the maximum allowed under the Land Alteration Ordinance.Mr.Hope questioned the allowable slope ratio.Staff stated three (3)to one (1). After the discussion,the Committee then determined there were no more issues associated with the proposed preliminary plat or the site plan for the Conditional Use Permit.The Committee then forwarded both items to the full Commission for final action. H.ANALYSIS: The applicant submitted a revised plat to Staff on May 8,2002 addressing most of the issues noted by Staff and the Subdivision Committee.The applicant has indicated the sidewalk along Hinson Road and increased the curve radius ont~l&ezacws requested by Public Works. Staff is supportive of the proposed preliminary plat.The residential lots will be an extension of the Longlea X Phase 3 Subdivision.The applicant has indicated a Bill of Assurance similar to the Longlea X will be utilized on the two residential lots.The Tract corn plies with the Subdivision Ordinance 4 May 23,2002 ITEM NO.:8 Cont.FILE NO.:S-1340 requirements as well. Otherwise to Staff's knowledge,there are no outstanding issues associated with the proposed preliminary plat. I.STAFF RECOMMENDATIONS: Staff recommends approval of the proposed preliminary plat as submitted subject to compliance with the conditions outlined in Paragraphs D,E and F. PLANNING COMMISSION ACTION:(MAY 23,2002) Mr.Don Wiley and Mr.Bill Hope were present representing the application.There were several objectors present which spoke in opposition to the Conditional Use Permit.Staff introduced the item,which was heard simultaneously with File No. Z-7216 -Kingdom Hall Jehovah's Witness Conditional Use Permit. Staff stated there were no waivers or variances associated with the proposed preliminary plat.Staff stated the applicant had met the minimum requirements of the Subdivision Ordinance. A motion was made to approve the preliminary plat as filed by the applicant.The motion passed by a vote of 8 ayes,1 no and 2 absent. 5 May 23,2002 ITEM NO.:8.1 FILE NO.:Z-7216 NAME:Kingdom Hall of Jehovah's Witnesses —Conditional Use Permit LOCATION:Hinson Road at Taylor Loop Road (SE) OWNER/APPLICANT:Gerald K.Johnson,DDS/Northwest Congregation of Jehovah's Witnesses PROPOSAL:A conditional use permit is requested to allow for construction of a new church on this vacant,R-2 zoned 5k acre tract. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The property is located south and east of the intersection of Hinson,Taylor Loop and Rahling Roads;west of Honey Bear. 2.COMPATIBILITY WITH NEIGHBORHOOD: The site is located within a predominately single family neighborhood,although the terrain and other specifics of the site do serve to make the proposed development more compatible with the neighborhood.The site is located at the intersection of two arterial streets;Taylor Loop/Rahling Road and Hinson Road. The site abuts a single family neighborhood on the east but is separated from the neighborhood by two proposed residential lots,a 27 foot undisturbed buffer and a drop in elevation.The church will be focused onto the Hinson/Taylor Loop/Rahling intersection and will take access from Hinson Road.The Taylor Loop Creek Floodway,a city park,a new church and a proposed fire station are located around the intersection.Staff believes the proposed development of this site for a small church is compatible with the neighborhood. All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Westchester and Secluded Hills Nqiqhhh h hhd A t tt tttt d ttht q 3.ON SITE DRIVES AND PARKING: The proposed church is to have a seating capacity of 200 persons in the worship area,requiring 50 on-site parking spaces (one space per four seats). May 23,2002 ITEM NO.:8.1 Cont.FILE NO.:Z-7216 Ninety (90)parking spaces are proposed with a single driveway off of Hinson Road. 4.SCREENING AND BUFFERS: Interior landscaping islands are required to have a width of at least 7 /~feet to count toward fulfilling Landscape Ordinance requirements.Some of the proposed interior landscape islands need slightly increased to meet this requirement. Curb and gutter or another approved border will be required to protect all landscaped areas from vehicular traffic. Since all adjacent properties are zoned residential,screening will be required. Credit toward fulfilling this screening requirement can be given for existing trees and vegetation that provide the year-round screening required. Cross sections showing the proposed treatment of grade changes will be needed. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued,it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site.Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6)inch caliper or larger. 5.PUBLIC WORKS COMMENTS: 1.Hinson 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.Show centerline of Hinson and Taylor Loop on the plan. 2.Driveways shall conform to Section 31-210 or Ordinance 18,031. 3.All driveways shall be concrete aprons per City Ordinance. ans o all work in right-of-way shall be submitted for approval prior to start of work. 5.Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6.A Grading Permit will be required per Section 29-186(c)and (d).The preliminary cross sections show the proposed cuts and fills to be very near 2 May 23,2002 ITEM NO.:8.1 Cont.FILE NO.:Z-7216 the maximum allowed under the land alteration ordinance. 7.A Sketch Grading and Drainage Plan will be required per Section 29-186(e). 8.Contact the ADEQ for approval prior to start of work. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:No Comments received. Reliant:Approved as submitted. Southwestern Bell:Approved as submitted. Water:An acreage charge of $300/acre applies in addition to the normal connection charge for this parcel.A water main extension and on-site fire protection will be required. Fire Department:Place fire hydrants per code. ~CI Pl:N C CATA:No Comments received. SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) Bill Hope,Phil Wylie and Don Wylie were present representing the application.Staff noted that additional information was needed on building height and dimensions, setbacks,signage,days and hours of use,site lighting,fencing,dumpster location, sanctuary seating capacity and number of on-site parking spaces.In response to a question from staff,the applicants stated there would be no other activities on the site such as day care,private school or Mother's Day Out program.Staff asked the applicants to specify the treatment of the buffers and how they would be protected during construction.Staff asked that there be fencing installed at the top of the site, above the cuts and terraces. Public Works Comments were discussed,particularly the amount of grading and filling ——--~e-take~lace@a-thewite.Staff noted that the proposal appeared to be very near the maximum allowed under the Land Alteration Ordinance.The applicant was directed to provide a detailed cross-section of the site showing the proposed changes. Landscape Comments were presented. 3 May 23,2002 ITEM NO.:8.1 Cont.FILE NO.:Z-7216 The applicants were directed to respond to staff issues no later than Wednesday, May 8,2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The Northwest Congregation of Jehovah's Witnesses proposes to construct a small church on the vacant,R-2 zoned lot located south and east of the intersection of Hinson Road/Taylor Loop Road/Rahling Road.This C.U.P.has been filed in conjunction with an associated preliminary plat to subdivide the undeveloped,5a acre tract unto 3 lots (Hinslor Slope Subdivision Preliminary Plat,S-1340).Two,single family residential lots are proposed at the "top"of the site,taking access from a cul- de-sac extension of Honey Bear Drive.The remaining,larger lot will be developed as the church site.The church site will be separated from the new residential lots by a 27 foot wide undisturbed buffer.Beginning on the church side of the buffer,a series of terraced cuts (2-10'uts and 1-5'ut)will lower the site down to where the church building and parking lot are proposed.A 6 foot tall,solid wood fence will be placed above the retaining wall adjacent to the buffer.Twenty-five (25)foot wide undisturbed buffers are proposed along the north and south perimeters.The front of the site will be regraded to a 3:1 slope.The new slope will extend to the property line on the street side.A 23 foot wide buffer will then be replanted along the street.The new cul- de-sac,at the top of the site,is at an elevation of 404 feet.The building pad for the church will be at an elevation of 377.5 feet.The church building will have a total height of 19.5 feet.The low height of the building,the buffers and the privacy fence will help shield the church site from the neighborhood to the east.The site will be very visible from the street intersection,until the plantings in the street buffer and on the slope mature. The proposed church building is 48 feet by 90 feet with an attached 25 feet by 32 feet residence.A canopy extends over the driveway for drop-off/pickup.At its closest point,the building has a setback of 144.63 feet from the property boundary.No additional uses are proposed for the site such as day care,private school or Mother' Day Out program.Block letters on the building and a monument sign at the street will identify the church.Total seating in the main worship area is 200.A 90 space parking lot will be accessed from Hinson Road via a single driveway.A few of the spaces may belesA~~rnrnodate needed interior landscaping.Fifty (50)spaces are required for a church of this size. On May 8,2002,the applicant submitted a more detailed site plan cross-section and cover letter which addressed issues raised at Subdivision Committee. 4 May 23,2002 ITEM NO.:8.1 Cont.FILE NO.:Z-7216 STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1.Compliance with the staff comments outlined in Sections 4,5 and 6 of this report. 2.Signage may not exceed standards for office/institutional uses. 3.All site lighting is to be low-level and directional,aimed inward to the site. 4.The buffers on the north,east and south perimeters are to remain undisturbed and are to be marked and protected during site work and construction. 5.The buffer on the street perimeter is to be replanted after site work/grading is complete. 6.Compliance with the approved site plan. 7.The fence along the terrace/retaining wall is to be constructed with the finished side facing outward. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicants were present.There were several objectors present.Numerous letters of opposition and a petition containing the names of many neighborhood residents opposed to the request had been received by staff and forwarded to the Commission.Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "Staff Recommendation"above. J.Allen Bailey,of 4400 Secluded Hills,spoke in opposition.He voiced concerns about traffic.Mr.Bailey stated he felt there was not enough parking proposed for the use.He stated the church would not be compatible with the neighborhood. Don Bradley,of 14701 Honey Bear Drive,voiced concerns about noise,traffic, inadequate buffering and the potential for the site to be converted to another use if the church leaves the site.Mr.Bradley stated there was no neighborhood support for allowing the church.He stated they had bought their home on the assumption that this site would be developed as compatible single family residences. Brian Findley,of 14619 Honey Bear Drive,made reference to the petition and WI18.tl dl y't tth tth ighb h d pp rtt th church.He stated he had seen the austere nature of Jehovah's Witnesses church buildings and he felt such a building would not be compatible with the neighborhood. Mr.Findley voiced concerns about traffic and the proposed grading of the site.He stated the proposed parking lot would become a problem if access to it is not controlled outside of church hours. 5 May 23,2002 ITEM NO.:8.1 Cont.FILE NO.:Z-7216 Phil Wylie,representing the Church,stated the church had hosted a poorly attended meeting for the neighborhood.He stated the church would be architecturally compatible with the neighborhood.Mr.Wylie described recently constructed Kingdom Halls in Little Rock.He stated the church had 100-110 members and the proposed parking would be sufficient.Mr.Wylie stated the church would not expand but would create a new congregation if it grew too large for the site. In response to questions from Commissioner Berry,Mr.Wylie stated the church had two services on Sunday (9:30 a.m.and 11:30a.m.)and one service on Thursday (7:30 p.m.—9:00 p.m.).He stated their services were well attended and each of the 90 parking spaces would be needed on occasion.Mr.Wylie stated this site did not allow street parking,so all of the anticipated parking needs had to be accommodated on-site. Commissioner Nunnley complimented the New Kingdom Hall in his neighborhood,at22"and Wolfe Streets. Commissioner Floyd complimented the New Kingdom Hall on Mabelvale West Road. In response to questions from the Commission,staff stated the proposed buffers were sufficient and the site would not create enough traffic to cause traffic concerns. Mr.Wylie stated it was the church's plan to make a long-term investment in the site. Commissioner Faust commented on the conditional use process.She stated it was a long standing tradition to have churches in residential neighborhoods.She stated that this was truly a "neighborhood scale"church that should be compatible with the surrounding neighborhood. Commissioner Berry commented to Mr.J.Allen Bailey that his (Bailey')own office was located in a residential area.Commissioner Berry stated this church was a benign use,at the perimeter of a neighborhood,on an arterial street. Mr.Bailey responded that there was no neighborhood opposition to his office locating at Cantrell and University.Commissioners Berry and Faust disagreed;stating they were on the Commission at the time and they distinctly remembered neighborhood opposition. A motion was made to approve the C.U.P.,subject to compliance with the conditions proposed by staff.The motion was approved by a vote of 7 ayes,1 noe,2 absent and 1 abstaining (Allen). 6 May 23,2002 ITEM NO.:9 FILE NO.:Z-7217 NAME:Wilson Elementary School —Conditional Use Permit LOCATION:4015 Stannus Street OWNER/APPLICANT:Little Rock School District/Ronald E.Ross PROPOSAL:A conditional use permit is requested to allow for construction of a library addition onto this existing elementary school.The property is zoned R-3. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The school is located between West 40 Street and Asher Avenue;east of Stannus Street. 2.COMPATIBILITY WITH NEIGHBORHOOD: The school is located in an area of mixed zoning and uses;serving as a transitional use between the intense activities along Asher Avenue and the residential neighborhood extending to the north.The school has been in existence at this location for many years.Allowing the small,library addition will not affect the school's continued compatibility with the neighborhood. 3.ON SITE DRIVES AND PARKING: There is no "legal"parking on site.The school has 23 classrooms,requiring 23 on-site parking spaces.The school has a mutual unsigned agreement with the Masonic Lodge located across Stannus Street,allowing the school to use the Lodge's parking lot since their activities are on different schedules.Several vehicles are parking on the north side of the school site,perpendicular to West40'treet.These vehicles are parking in the right-of-way and backing directly into West 40'treet.Such parking in this area should be eliminated. 4.SCREENING AND BUFFERS: Since the proposed building expansion is less than 10 percent,no landscaping upgrade is required. May 23,2002 ITEM NO.:9 Cont.FILE NO.:Z-7217 5.PUBLIC WORKS COMMENTS: 1.Stormwater detention ordinance applies to this property. 2.Easements for proposed stormwater detention facilities are required. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:Approved as submitted. Reliant:Approved as submitted. Southwestern Bell:No Comments received. Water:No objection. Fire Department:Place fire hydrants per code. C ttPI ig:N C CATA:No Comments received. SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) Ronald Ross and Doug Eaton were present representing the application.Staff noted additional information was needed regarding building height,setbacks,signage,the number of existing classrooms,site lighting,dumpster location and fencing.Staff made note of some illegal parking on the north perimeter of the site,where persons were parking in the right-of-way and backing into West 40 Street.Staff asked that steps be taken to eliminate this situation.Staff commented that there was no on-site parking and it appeared that most of the school parking took place on the Masonic Lodge property located across Stannus Street.Staff asked that proof of a parking agreement be presented.It was noted that bus drop-off/pick-up took place on Stannus Street and there was no on-site drop-off/pick-up area.The Committee commented that the situation had existed as long as the school,and no change ~heul~~equired-as-a-result of this application. Public Works Comments were discussed.Staff stated that it might be possible for Public Works to work with the school district to create some parallel or angle parking along 40 Street.It was suggested that the issue might be discussed at a later date but,the parking that backs directly into the street needed to be removed. 2 May 23,2002 ITEM NO.:9 Cont.FILE NO.:Z-7217 The applicant was instructed to respond to staff issues no later than Wednesday, May 8,2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Wilson Elementary School occupies the large,R-3 zoned property located at 4015 Stannus Street.The property is bounded by Stannus,West 40 and Asher Avenue. The site contains a single,elementary school building housing 23 classrooms.There is no parking lot on the site.Parking takes place on the Masonic Lodge property to the west,across Stannus Street.Bus loading and unloading occurs on Stannus Street.The school has a mutual parking agreement with the Masonic Lodge.The site is enclosed by a 6-foot tall chain link fence.The school has one existing ground- mounted sign and one wall sign facing Stannus Street.The dumpster is tucked back into an alcove,accessed off of West 40 Street.It has recently been enclosed by screening that does not meet the ordinance requirement,however it is fairly well hidden by the school building. The school proposes to construct a 1,764 square foot library addition onto the south side of the school.A new wall sign may be placed on the south side of the library addition.No other changes are proposed to the site.The addition will be one-story in height,matching the height of the existing school.The existing school contains 37,3001 square feet of building area.The addition is a less than 10%expansion,so no new landscaping is required.A large portion of the site is undeveloped,with areas of grass and many trees. Staff is supportive of the requested C.U.P.Although the site does not contain parking and bus loading/unloading areas that meet ordinance standards,arrangements have been made that have worked successfully for many years.It is not unusual for a school in an urban environment to have off-site parking and to utilize the adjacent street for bus loading/unloading. Staff does feel this is an opportunity to address an unsafe and unsightly parking situation on the 40'"Street perimeter.Several vehicles are being parked in an ~npaved-portion-of-the-right-of-way,perpendicular to West 40'treet.These cars are backing directly into the street.Steps should be taken to eliminate this situation. Public Works has stated it may be possible to design some angled parking that utilizes a portion of the right-of-way and the school property.Staff would support such a design if it were approved by Public Works and the parking were paved. 3 May 23,2002 ITEM NO.:9 Cont.FILE NO.:Z-7217 The applicant did submit a more complete site plan and cover letter on May 8,2002 that addressed issues raised at Subdivision Committee. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1.Compliance with the staff comments and conditions outlined in Sections 4,5 and 6 of this report. 2.Compliance with the approved site plan. 3.The parking on West 40'treet is to be removed or redesigned to meet a plan that can be approved by Public Works and Planning Staff. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation"above. There was no further discussion.The item was placed on the Consent Agenda and approved as recommended by staff.The vote was 9 ayes,0 noes and 2 absent. 4 May 23,2002 ITEM NO.:10 FILE NO.:Z-7218 NAME:Boyle Building —Conditional Use Permit LOCATION:103 West Capitol Avenue OWNER/APPLICANT:Boyle Realty Company/Joel Ledbetter PROPOSAL:A conditional use permit is requested to allow for use of a portion of the existing,UU zoned Boyle Building as commercial storage. STAFF UPDATE: On May 1,2002,the applicant requested that this item be deferred.Staff recommends that the item be deferred to the July 11,2002 meeting. PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was not present.There were no objectors present.Staff informed the Commission that the applicant had requested that the item be deferred to the June 20, 2002 meeting. There was no further discussion.The item was placed on the Consent Agenda and deferred to the June 20,2002 meeting.The vote was 9 ayes,0 noes and 2 absent. May 23,2002 ITEM NO.:11 FILE NO.:Z-7219 NAME:White City Memorial Baptist Church —Conditional Use Permit LOCATION:918 Corning Street OWNER/APPLICANT:White City Memorial Baptist Church/ Rev.Maurice Brooks,Sr.,Pastor PROPOSAL:A conditional use permit is requested to allow for construction of a parking lot and a fellowship hall addition onto this existing,R-3 zoned church. ORDINANCE DESIGN STANDARDS: 1.SITE LOCATION: The property is located on the west side of Corning Street,between East 9'ndEast10'treet;just north of the Little Rock National Airport. 2.COMPATIBILITY WITH NEIGHBORHOOD: This small,neighborhood church has existed at this location for decades;the existing building was constructed in the late 1950's.The Little Rock Airport has expanded so that it is now directly adjacent to the church's west and south perimeters.The remaining neighborhood to the north and east is characterized by a few single family homes,numerous vacant lots and boarded residential structures and the Hollingsworth Grove housing project.The proposed Fellowship Hall and parking lot additions will not affect the church's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified,the East Little Rock and Hanger Hill Neighborhood Associations and the Little Rock National Airport were notified of this request. 3.ON SITE DRIVES AND PARKING: The existing church sanctuary seats approximately 150 people,although current attendance is roughly 65.The seating capacity requires 37 parking spaces under current ordinance standards.The church currently has no on-site parking.The proposed fellowship hall addition does not generate the requirement for additional parking.The church is,however,constructing a 21 May 23,2002 ITEM NO.:11 Cont.FILE NO.:Z-7219 requirement for additional parking.The church is,however,constructing a 21 space parking lot which will take access via a single drive off of Corning Avenue. 4.SCREENING AND BUFFERS: At least six (6)percent (499 square feet)of the interior of the vehicular use area must be landscaped with interior landscape islands of at least 5 /~feet in width and 112 square feet in area. The perimeter landscape buffer along Corning Avenue must be at least 6.7 feet in width. A six (6)foot high opaque screen,either a wooden fence with its face side directed outward,a wall,or evergreen plantings are required along the northern,southern,and western perimeters of the site. The landscape and buffer requirements listed have taken into account the reduction allowed within the "mature area"designation. 5.PUBLIC WORKS COMMENTS: 1.Corning Street is classified on the Master Street Plan as a commercial street.Dedicate right-of-way to 30 feet from centerline. 2.Sidewalks shall be shown conforming to Section 31-175 and the "MSP". 3.Appropriate handicap ramps will be required per current ADA standards. 4.All driveways shall be concrete aprons per City Ordinance. 5.Stormwater detention ordinance applies to this property.The project would qualify for an in-lieu contribution. 6.UTILITY FIRE DEPT.AND CATA COMMENTS: Wastewater:Sewer available,not adversely affected. Entergy:No Comments received. Reliant:Approved as submitted. Southwesterrr Bell:No Comments received. Water:No objection. Fire Department:Place fire hydrants per code. 2 May 23,2002 ITEM NO.:11 Cont.FILE NO.:Z-7219 ~Ni Pi i:N N CATA:No Comments received. SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002) Rev.Maurice Brooks,Sr.was present representing the application.Staff noted that additional information was needed regarding building height,signage,site lighting, fencing,dumpster location and total seating capacity of the existing sanctuary.Staff noted that some changes needed to be made in the design of the parking lot to accommodate needed interior and perimeter landscaping.In response to a question from staff,the applicant stated there would be no other uses on the site such as day care,private school or Mother's Day Out program.Staff noted that the property fell within the Little Rock National Airport's noise zone and was located in an area slated for acquisition for future runway extension.Staff noted the airport was aware of the church's proposal. Public Works Comments were discussed.Landscape Comments were presented.It was noted that screening was not needed on the west and south since,the airport had expanded into those adjacent properties.Public Works Staff stated they could support a waiver of the requirements to dedicate 5 foot of right-of-way and to construct half-street improvements,including sidewalks,since the property was located at the end of the street adjacent to the airport and since the street was improved through CDBG not that many years ago. The applicant was directed to respond to staff issues no later than Wednesday, May 8,2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: White City Memorial Baptist Church is located on the R-3 zoned property at 918 Corning Avenue.The church currently consists of a small,one-story,block building that was constructed in the late 1950's.The site has no parking.The church is proposing to construct a one-story fellowship hall addition and a 21 space parking lot. The site will be used only for typical church activities.No additional activities such as day care,private school or Mother's Day Out program are proposed. The property is located adjacent to and directly north of the Little Rock National Airport.Several blocks of property directly west of the church have recently been 3 May 23,2002 ITEM NO.:11 Cont.FILE NO.:Z-7219 purchased by the airport,cleared of all structures and fenced.Streets west of the church have been closed and removed.Thus,the church is bounded on the south and west by airport property and is located at the point East 10 Street dead-ends at Corning.The neighborhood east and north of the church is characterized by vacant lots,several residential structures (some of which have been boarded)and the Hollingsworth Grove housing project. Staff is supportive of the request.The proposed fellowship hall expansion and new parking lot will have no effect on the neighborhood and could be viewed as a positive addition to the area. Staff is supportive of a deferral of right-of-way dedication and street improvements. As was previously mentioned,blocks of property directly west of the church have been cleared by the airport to create a safety zone at the end of the general aviation runway.This site,and the surrounding neighborhood,lie within an area identified for future,long-term acquisition by the airport.The airport was notified of this request and did not voice opposition to the church's plans. The applicant did submit a revised plan and more detailed cover letter to staff on May 8,2002.The plan shows the proper perimeter and interior landscaping.It does show the sign remaining in the existing right-of-way.A franchise will be required for the sign. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1.Compliance with the staff comments and conditions outlined in Sections 4,5 and 6 of this report. 2.Compliance with the approved site plan. 3.The ground sign must be moved back out of the right-of-way or a franchise must be obtained. Staff supports a deferral of the required right-of-way dedication and half-street improvernentshoorning Street. 4 May 23,2002 ITEM NO.:11 Cont.FILE NO.:Z-7219 PLANNING COMMISSION ACTION:(MAY 23,2002) The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation"above.Staff also recommended approval of the deferral of right-of-way dedication and street improvements. There was no further discussion.The item,including the deferral,was placed on the Consent Agenda and approved as recommended by staff.The vote was 9 ayes, 0 noes and 2 absent. 5 i.v~r~~vvx &(uulr.LJ J JLr.ssU4a salL all(I'Usrs LITTLE ROCK NATIONAL AIRPORT Deborah H.Schwarrz,A,A.E. Airport Manager i.William Flowers,P.E.April 29,2002 Deputy Airporr Manager Ms.Dana Carney Zoning and Subdivision Manager City of Little Rock Department of Planning and Development 723 West Markham Street LINe Rock,AR 72201-1334 RE:White City Memorial Baptist Church Dear Dana:%& I am responding to your recent inquiry regarding property located ~Corning. We are currently updating the Airport's FAR Part 160 Noise Study ("Noise Study Update'.Preliminary information indicates that the referenced property will fall in a noise zone that would make it eligible on a voluntary basis for sound insukation.The property may also be eligible for acquisition if Runway 18-36 is extended as currently planned. The current schedule for the Noise Study Update indicates completion in late summer after which the Federal Aviation Administration ("FAA")would have several months for review and approvaL Actual sound insulation or acquisition of eligible properties would not begin until a federal grant is received by the airport which would probably be no sooner than six {6)months foilowing FAA approval of the Noise Study Update. Sincerely, J William FkriiNers Deputy Airport Manager IJttie Rock National Atrport JWFPjnv cc:Pastor Maurice Brooks Adams Field One Airport Drive little Rock,Arkansas 72202-4489 50'I-372-3439 FAX 501-3724812 E-mail Address:Irnadmin@lrn-airport.corn May 23,i02 SUBDIVISION ITEM NO.:12 FILE NO.:G-23-314 Name:Alleyway Abandonment Location:Block 187,John Barrow Addition,Little Rock, Pulaski County,Arkansas Owner/A licant:Pat and Sandy Becker Receuest:To abandon the 10 foot wide alleyway STAFF REVIEW: 1.Public Need for This Right-of-Wa This platted but undeveloped alley is no longer needed as a public right-of-way.Alley is to be retained as an easement for utilities. 2.Master Street Plan This alley is not addressed in the Master Street Plan. 3.Need for Ri ht-of-Wa on Ad'acent Streets No streets abutting this alley have been developed.To the north is a paved ditch in the platted right-of-way for 38'treet and to the south is an undeveloped right-of-way for 39'treet. 4.Develo ment Potential There is little future development potential in this established r-esidential area. 1 May 23,&02 SUBDIVISION ITEM NO.:12 FILE NO.:Q-23-314 5.Neighborhood Land Use and Effect The general area is primarily residential with areas of institutional and commercial to the east on John Barrow. 6.Nei hborhood Position All abutting property owners and neighborhood associations were notified of the public hearing. 7.Effect on Public Services or Utilities ARKLA —has no objection to the abandonment Southwestern Bell —has no objection to the abandonment Water Works —has no objection to the abandonment Wastewater Utility -has no objection to the abandonment Fire Department -has no objection to the abandonment Neighborhood and Planning -has no objection to the abandonment 8.Reversionar Ri hts All reversionary rights will extend to the property owner. 9.Public Welfare and Safet Issues Abandoning this alley will have no apparent adverse effects on the public welfare and safety. 2 May 23,2002 SUBDIVISION ITEM NO.:12 FILE NO.:G-23-314 STAFF RECOMMENDATION:Public Works staff has no objectiontotheapplicant's request to close this alley,.An easement'ill be retained in the alley to accommodate existingutilities. PLANNING COMMISSION ACTION (May 23,2002) The Planning Commission unanimouly approved the petition ontheconsentagenda. 3 May 23,2002 ITEM NO.:13 FILE NO.:Z-4343-L Owner:FCC Tract A Partnership Applicant:White-Daters and Associates Location:North side of Cantrell Road,between Ranch Drive and N. Katillus Road Request:Rezone from C-2 to C-3 Purpose:Future commercial development Size:8.04 acres Existing Use:Undeveloped SURROUNDING LAND USE AND ZONING North —Leisure Arts commercial development;zoned PCD South —Single family residences and vet clinic across Cantrell Road; zoned R-2 East —Convenience store (NW corner of Cantrell Road and N.Katillus Road);zoned PCD and single family residences and undeveloped property across N.Katillus Road;zoned R-2 West —Cingular office building across Ranch Drive;zoned 0-3 PUBLIC NfORKS COMMENTS: No Comments on zoning action. B.PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA Bus Route 25,Highway 10 Express Route. May 23,2002 ITEM NO.:13 Cont.FILE NO.:Z-4343-L C.PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and the Maywood Manor,Johnson Ranch and Bayonne Place Neighborhood Associations were notified of the rezoning request. D.LAND USE ELEMENT: This request is located in the Pinnacle Planning District.The Land Use Plan shows Commercial for this property.The applicant has applied for a zone change from C-2 Shopping Center to C-3 General Commercial to develop the property for general commercial uses. Cit Reco nized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E.STAFF ANALYSIS: The request before the Commission is to rezone this undeveloped,grass- covered,8.04 acre tract from "C-2"Shopping Center District to "C-3" General Commercial District.The property owner recently filed a preliminary plat for this property (also on this agenda),which proposes to subdivide the site into five (5)lots for future commercial development. The lots range in size from approximately 0.43 acre to approximately 1.67 acres.Based on the fact that the minimum lot size for C-2 zoned property is five (5)acres,the applicant requests to rezone the site from C-2 to C-3. The 8.04 acre tract is located in an area of mixed uses and zoning.There is a convenience store located at the northwest corner of Cantrell Road and N.Katillus Road,with a recently approved bank development to be located at the northeast corner of Cantrell Road and Ranch Drive.The Leisure Arts commercial development is located immediately north of the site and the Cingular office building is located to the west.There are single family uses and undeveloped property located across N.Katillus tithe east and across Cantrell Road to the south.The proposedC-3 zoning is compatible with uses and zoning in the area. The Pinnacle Planning District Land Use Plan recommends Commercial for this site.The existing Commercial designation is a more appropriate designation for a smaller lot commercial development.The applicant's requested C-3 zoning and preliminary plat will continue this pattern of development,as initiated by the existing convenience store and future 2 May 23,2002 ITEM NO.:13 Cont.FILE NO.:Z-4343-L bank within this area of commercial.Staff believes the C-3 zoning for this 8.04 acre tract meets the intent of the Plan. F.STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 zoning. PLANNING COMMISSION ACTION:(MAY 23,2002) Tim Daters was present,representing the application.There were no objectors present.Jim Lawson,Director of Planning and Development,explained the notification issue associated with this item.He noted that the applicant did the notices to surrounding property owners as required,using a certified abstract list. He noted that the abstract list used by the applicant was incorrect and did not include all property owners within 200 feet.There was a brief discussion of this issue. Commissioner Nunnley asked what the purpose of the notification process was. Cindy Dawson,City Attorney,noted that it was to notify property owners within 200 feet of a site of a rezoning request. Mr.Lawson noted that the associated preliminary plat for this property had no variances.Mr.Daters noted that he would like for the Commission to approve the plat,but could defer the rezoning request. Mr.Lawson noted that three (3)neighborhood associations and residents within 300 feet of the site were notified of the rezoning request by the Planning Staff. The Commission then voted and approved the associated preliminary plat application (Item D.on the agenda). A second motion was made to defer this rezoning application to the June 20, 2002 agenda,so that the applicant could obtain an accurate abstract list and notify all property owners within 200 feet of the site.The motion passed by a vote of 9 ayes,0 nays and 2 absent.The application was deferred. 3 PL A N N I N G CO M M I S S I O N VO T E RE C O R D DA T E C G4 S E N I , lN E M B E C 7s 5 AL L E N , RE D , JR . BE R R Y , CR A I G DO W N I G, RI C H A R D FA U S T , JU D I T H FL O Y D , NO R M LO W R Y , BO B MU S E , RO H N NU N N L E Y , OB R A Y , JR . RA H M A N , MI Z A N RE C T O R , BI L L ST E B B I N S , RO B E R T RR . & U Lh R . ME M B E R 3 9 Kl 0 Rj AL L E N , FR E D , JR . v ~ ~ e e BE R R Y , CR A I G P ~ e & v DO W N I N G , RI C H A R D FA U S T , JU D I T H ~ ~ v v FL O Y D , NO R M v ~ v & 0 ~ ~ ~ o LO W R Y , BO B 0 MU S E , RO H N v ~ v v' v' w v NU N N L E Y , OB R A Y , JR . ~ v' ' RA H M A N , MI Z A N t ~ y v RE C T O R , BI L L ST E B B I N S , RO B E R T o v Vg r Me e t i n g Ad j o u r n e d r / ~ P. M . AY E NA Y E ~A B S E N T ~8 & AB S T A I N ~R E C U S E May 23,2002 There being no further business before the Commission,the meeting was adjourned at 7:12 p.m. Date ere Chairman