HomeMy WebLinkAboutpc_08 22 2002LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
AUGUST 22,2002
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being ten (10)in number.
II.Members Present:Judith Faust
Craig Berry
Fred Allen,Jr.
Robert Stebbins
Norm Floyd
Obray Nunnley,Jr.
Bob Lowry
Mizan Rahman
Bill Rector
Rohn Muse
Members Absent:One (1)Open Position
City Attorney:Stephen Giles
Approval of the Minutes of the July 11,2002 Meeting of the Little Rock
Planning Commission.The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
AUGUST 22,2002
4:00 P.M.
DEFERRED ITEMS:
A.Z-4463-D National Car Wash —Conditional Use Permit
8100 West Markham Street
B.Z-5579-A Pulaski Heights Elementary and Middle Schools—
Conditional Use Permit
319 and 401 N.Pine Street
C.Z-7232 Mann Long-Form PD-C
19400 Lawson Road
D.S-24-ZZ Garrett Glenn Replat
South of Westport Loop and North of Huntleigh Drive
NEW ITEMS:
1.Z-7266 Rezoning from R-2 to C-4
12,900 Block of Interstate 30
2.Z-7267 Smith Family Care Facility —Special Use Permit
1200 West 31"Street
3.Z-7268 Mclntosh Family Care Facility —Special Use Permit
2908 S.Gaines Street
4.Z-5499-A Laranco Car Wash —Conditional Use Permit
10,000 Mabelvale West Road
5.Z-6425-B Lutheran High School —Revised Conditional Use Permit
6711 West Markham Street
6.Z-7261 Paramount Building —Conditional Use Permit
319 West 2"Street
7.Z-7263 Anderson Day Care Center —Conditional Use Permit
10,115 and 10,117 Chicot Road
Agenda,Page Two
NEW ITEMS:(Cont.)
8.Z-7264 Gilliam Car Wash —Conditional Use Permit
4700 West 12'treet
9.Z-7265 Scope Ministries —Conditional Use Permit
9400 Hilaro Springs Road
10.Z-7269 P.A.R.K.—Conditional Use Permit
5900 Browning Road
11.Z-7270 Sonic Drive In —Conditional Use Permit
2917 Cantrell Road
12.Extraterritorial Jurisdiction Issues
13.East of I-30 Study Update
14 S-1332-A Hickory Pointe Addition Preliminary Plat —Fence Variance,
Located east of the intersection of Rahling Road and Charleston
Lane
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2
August 22,2002
ITEM NO.:A FILE NO.:Z-4463-D
NAME:National Car Wash —Conditional Use Permit
LOCATION:8100 West Markharn Street
OWNER/APPLICANT:Emrnanuel Baptist Church and Make-A-Wish
Foundation/Development Consultants,Inc.
PROPOSAL:A conditional use permit is requested to allow for
development of a car wash facility on this C-3 zoned
property.
STAFF REPORT:
On June 19,2002,the applicant submitted a request that this item be deferred to the
August 22,2002 commission meeting.Staff supports the request.There are minor
issues to be addressed.
PLANNING COMMISSION ACTION:(JULY 11,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that the applicant had requested deferral of the item.There was no
further discussion.
The item was placed on the Consent Agenda and deferred to the August 22,2002
agenda.The vote was 9 ayes,0 noes,1 absent and 1 open position.
STAFF REPORT.
On July 16,2002,the applicant submitted a request that this item be deferred to the
October 3,2002 Commission meeting.Staff supports the request.There are minor
issues remaining to be resolved.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that,on July 16,2002,the applicant submitted a request that the item be
deferred to the October 3,2002 Commission meeting.There was no further
d~scusston.
August 22,2002
ITEM NO.:A FILE NO.:Z-4463-D
The item was placed on the Consent Agenda and approved for deferral to the
October 3,2002 meeting.The vote was 10 ayes,0 noes,0 absent and 1 open
position.
2
August 22,2002
ITEM NO.:B FILE NO..Z-5579-A
NAME:Pulaski Heights Middle and Elementary Schools—
Conditional Use Permit
LOCATION:319 and 401 North Pine
OWNER/APPLICANT:Little Rock School District/Polk.Stanley,Yeary Architects
PROPOSAL:A conditional use permit is requested to allow for
construction of an addition onto the existing school building
and construction of a new parking lot on this R-3 Single
Family Residential zoned property.
ORDINANCE DESIGN STANDARDS:
1.S ITE LOCATION:
The site is located at the southeast corner of N.Pine Street and Lee Avenue;in
the Hillcrest Neighborhood.
2.COMPATI BILITY WITH NEIGH BORHOOD:
The school(s)have been an integral component of this residential
neighborhood for many years.The proposed addition and small parking lot
expansion 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 Hillcrest and Capitol View/Stifft Station
Neighborhood Associations were notified of the proposal.
3.ON SITE DRIVES AND PARKING:
The site currently has 71 on-site parking spaces in 3 parking lots;a small lot off
of Pine Street,a slightly larger lot off of Colonial Court and a large lot off of Lee
Avenue.The lot on Pine Street is to be removed and the lot on Colonial Court
will be expanded,resulting in a total of 79 on-site parking spaces.Elementary
and middle schools are required to provide one space per classroom plus one
space for every teacher,employee and administrator (Ordinance 18,682,
May 21,2002).There are 64 classrooms total on the site.Since there is to be
no increase in the number of classrooms and an increase in on-site parking,
staff supports a variance to allow reduced on-site parking.Staff does not
support allowing the proposed spaces that back onto Pine Street
August 22,2002
ITEM NO.:B FILE NO.:Z-5579-A
4.SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet with ordinance requirements
with the flexibility allowed within the designate "mature area 'f the City.
5.PUBLIC WORKS COMMENTS:
1.A 20 feet radial dedication of right-of-way is required at the intersection of
Pine and Lee and Lee and Colonial.
2.Repair or replace any curb and gutter or sidewalk that is damaged or
missing in the public right-of-way prior to occupancy.
3.All driveways shall be concrete aprons per City Ordinance.
4.Stormwater detention ordinance applies to the property.
5.Head-in or angled parking on Pine Street not allowed.Parallel (and
handicapped,if desired)is allowed.
6.Public Works recommend that bus accessibility along Lee Avenue be
verified at driveways due to narrow,tight radius conditions.With future
Building Permit,proof of smooth turning capability is required to ensure
proper egress from city streets.
7.Appropriate handicap ramps will be required per current ADA standards.
8.Tree preservation provisions of City Ordinances apply to this property.
9.A Sketch Grading and Drainage Plan will be required per Sec.29-186(e).
10.A Grading Permit will be required per Sec.29-186(c)and (d).
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.Existing sewer on site,
contact Little Rock Wastewater Utility prior to construction.
Entergy:No Comment received.
Reliant:No Comment received.
Southwestern Bell:Locate all underground utilities before beginning work.
Water:No objection.
Fire Department:No Comment received.C~i:C
CATA:No Comment received.
2
August 22,2002
ITEM NO.:B FILE NO.:Z-5579-A
SUBDIVISION COMMITTEE COMMENT:(JUNE 13,2002)
Doug Eaton and Jim Yeary were present,representing the application.Staff
described the conditional use permit,noting that additional project information needed
to be supplied to staff.
The five (5)proposed head-in parking spaces along Pine Street were discussed.Mr.
Eaton noted that three (3)of the spaces would be designated for handicap parking.
He explained that the handicap elevator for both schools was located on the west side
of the new building addition,thereby the need for the parking spaces along Pine
Street.Mr.Eaton noted that he had met with Bill Henry,City Traffic Engineer,and that
Mr Henry had approved this parking design.
Mr.Eaton described the bus drop-off/pick-up for the schools.This issue was briefly
discussed.
The sidewalk from the parking area along Colonial Court to the school buildings was
discussed.Mr.Eaton explained that a new sidewalk would be constructed.
The Public Works'equirement for a sketch grading and drainage plan was discussed.
David Hamilton,of Public Works,noted that a preliminary plan would be needed by
June 19,2002.The drainage problem at the southeast corner of the property was
also briefly discussed.
Bob Brown,of the Planning Staff,noted that the areas set aside for landscaping and
buffers appeared adequate.
There being no further issues for discussion,the Committee forwarded the conditional
use permit to the full Commission for final action.
STAFF ANALYSIS:
The shared Pulaski Heights Elementary and Middle Schools campus is located on the
R-3 zoned,6.6a acre tract located at 319 and 401 N.Pine Street.The campus
currently includes an elementary school classroom building and a middle school
classroom building which are tied together by a shared auditorium and cafeteria dining
building;a band building;a gymnasium building;3 parking lots;2 portable classroom
buildings;and playgrounds.The Little Rock School District proposes several
improvements to the campus.The 16 space parking lot located off of Pine Street,
between the two schools,is to be removed and a new addition will be built in its place.
3
August 22,2002
ITEM NO.:B FILE NO.:Z-5579-A
The addition will create a new "face"for the campus.The addition will contain
classrooms,a media center,elevator and stairs.The portable classrooms are to be
removed and the parking lot located on the back side of the campus,off of Colonial
Court,will be expanded to make up for the loss of the spaces off of Pine Street and to
add 8 additional parking spaces.On-site parking will increase from 71 spaces to 79.
The total number of classrooms on the site will remain at 64.The addition will 'stair-
step"down from the height of the existing Middle School (50 feet)to the height of the
Elementary School (37 feet).The maximum height allowed in R-3 is 35 feet.
The school district also proposes the construction of 5 parking spaces,2 of which are
designated for handicap use only,which would back into Pine Street in front of the
new addition.The district states the handicap entrance to the building and the
elevator are located in this area.Staff does not support allowing parking spaces to
back directly out into this heavily traveled collector street.If indeed the need is to
provide ease of access for handicapped visitors,2-3 parallel spaces could be
constructed in this area.Additionally,the bus loading/unloading for the elementary
school takes place on Pine Street,directly in front of the elementary school.An
individual parked in the proposed spaces would have to back into the street,past a
row of buses that would be blocking one lane of the street.
On June 19,2002,the applicant submitted a more detailed site plan and responses to
issues raised at the Subdivision Committee meeting.A sketch grading and drainage
plan has been submitted to Public Works.The portable classroom buildings will be
removed once the addition is complete.The parking lot expansion will then be
constructed where the portable buildings are now located.As was previously
mentioned,the bus loading/unloading area for the Elementary School is shown along
Pine Street,in front of the school.Bus loading/unloading for the Middle School is
shown in the parking area north of the school,off of Lee Avenue.Dumpster screening
and sidewalk improvements,including handicap ramps,are shown.The district is still
requesting approval of the 5 parking spaces that are proposed to back into Pine
Street.
Other than for the outstanding issue of these parking spaces,staff is supportive of the
conditional use permit.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1.Compliance with the approved site plan.
4
August 22,2002
ITEM NO.:B FILE NO.:Z-5579-A
2.Compliance with staff comments and conditions outlined in Sections 4,5 and 6 of
this report.
3.Signage is to conform to the standards of the office/institutional district.
4.Any new site lighting is to be low-level and directional,aimed away from adjacent
properties.
Staff recommends approval of variances to allow a reduced number of on-site parking
spaces and to allow the addition to have the height proposed.
Staff does not support the request to have the parking spaces proposed to back into
Pine Street.Staff would support allowing 2-3 parallel handicap only parking spaces to
be located in this area.
PLANNING COMMISSION ACTION:(JULY 11,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that the applicant had failed to complete the required notification and the
item needed to be deferred.There was no further discussion.
The item was placed on the Consent Agenda and approved for deferral to the
August 22,2002 agenda.The vote was 9 ayes,0 noes,1 absent and 1 open position.
PLANNING COMMISSION ACTION:(AU G UST 22,2002)
The applicant was present.There were no objectors present.Staff informed the
Commission that the applicant had amended the applicant by eliminating the parking
spaces that were shown backing into Pine Street and had shown 5 parallel spaces in
front of the school,along Pine Street.Staff recommended approval of the amended
application subject to compliance with the conditions noted in the "Staff
Recommendation"above.Staff recommended approval of the parking variance.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by staff
including the parking variance.The vote was '10 ayes,0 noes,0 absent and 1 open
position.
5
August 22,2002
ITEM NO.:C FILE NO.:Z-7232
NAME:Mann Long-form PD-C
LOCATION:19400 Lawson Road
DEVELOPER:ENGINEER:
Charles Mann Dillinger,Inc.
19400 Lawson Road P.O.Box 9425
Little Rock,AR 72210 Little Rock,AR
AREA:14.7 Acres NUMBER OF LOTS:1 FT.NEW STREET.0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family
PROPOSED ZONING:PD-C
PROPOSED USE:Landscape business,Racecar building and engine repair
VARIANCES/WAIVERS REQUESTED:
1.A waiver of Master Street Plan improvements.
2.A waiver of dedication of right-of-way.
3.A waiver of the filing fee.
A.PROPOSAL/REQUEST:
The applicant's property lies in the area recently heard by the Board of Directors
at their June 4,2002 meeting.The applicant has an existing business on the
site in which he conducts a landscape business and he builds racecar engines.
He proposes to place an additional shop building on the site (50-foot by 60-foot
metal building)to house the racecar aspect of the business.
August 22,2002
ITEM NO.:C FILE NO.;Z-7232
The applicant was not properly notified of the City's plans for Extraterritorial
Planning earlier in the year.Therefore,he did not file his request with the others
in the area seeking rezoning.He did,however,file an application when he
learned of the City's intent to zone property in his area.He has requested the
City waive the requirements of the Master Street Plan one-half street
improvements,waive the dedication requirement of right-of-way and to waiver
the filing fees.
B.EXISTING CONDITIONS:
The site is an existing non-conforming business located in the newly expanded
Extraterritorial Planning Jurisdiction.The site contains several shop buildings
used by the applicant in his landscaping business and racecar business.There
is an automobile "junk yard"located near the rear of the east property line of the
applicant's property.Other uses in the area include two (2)"Quick Shop",
directly across the road from the site,a church and single-family homes on large
lots and acreage.The area is very rural in character with large areas of vacant
pastureland.
C.NEIGHBORHOOD COMMENTS:
There is not an active neighborhood association in the area.All property owners
within 200 feet of the site were notified of the Public Hearing.As of this writing,
Staff has not received any comment from area residents.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS.
1.Due to procedural errors in notification,Public Works supports waiver of right-
of-way dedication for this zoning action.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Outside service boundary.No comment.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water;The closest water line is 600-feet south of Vicki Lane on
Beauchamp.A water main extension will be required in order to serve this
property.The acreage fee for this area is currently $150 per acre.Public
2
August 22,2002
ITEM NO.:C FILE NO.:Z-7232
right-of-way or a utility easement is required to install water facilities on this
site.Contact Central Arkansas Water at 992-2438 for additional details.
Fire De artment:Place fire hydrants per code.Maintain a 20-foot access to
buildings.Contact the Little Rock Fire Department for additional details at
918-3752.
Count Plannin:This project is minor in scale and require little comment
except to remind the developer that any further construction on the site must
be properly submitted to Pulaski County for review and may trigger
commercial site regulations.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the West Fourche Planning District.
The Land Use Plan shows Single Family for this property.The applicant has
applied for a Planned Development —Commercial for existing multiple
commercial uses.This application recognizes existing non-conforming uses.
A Land Use Plan amendment is not required.
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.
~Landsca e:A six (6)foot high opaque wooden fence with its face side directed
outward is required along the eastern perimeter where adjacent to residential
property.
~Bidi r d%N i d.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Charles Mann was present representing the application.Staff briefly
described the proposed project indicating the applicant's property was in the
area,which was recently reviewed by the Commission for Extraterritorial
Planning and Zoning (April 25,2002 Public Hearing).Staff stated the applicant
was not properly notified of the City's plans and the applicant was now filing to
zone his property with the appropriate zoning for its current uses.Staff stated
the applicant also intended to construct a 50-foot by 60-foot metal shop to build
racecars and engines for racecars.
3
August 22,2002
ITEM NO.:C FILE NO.:Z-7232
Staff noted there were few comments concerning the proposed development.
Staff stated the applicant should furnish a list of all activities to be taking place in
the new shop building.Public Works indicated there were no comments and
was supportive of the request for a waiver of street improvements and right-of-
way.
Landscaping comments were addressed indicating a screen would be required
along the east property line and adjacent to residentially zoned property.
There was no further discussion.The Committee then forwarded the proposed
Planned Development to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised cover letter to staff indicating the site would
continue to be used for his landscaping business.He stated the site would
house heavy equipment used in the operation as we(l as trucks used for
transportation.The site is also used for the applicant's racecar business,which
involves building and rebuilding racecar engines and building/rebuilding
racecars.
Staff is supportive to the request for a rezoning to PCD.The use is an existing
use and the construction of a new shop building for the engine building will not
introduce a new use to the site.Currently,this activity takes place in a shop,
which is not dedicated to this activity.With the construction of the new shop
building the racecar activities will take place in one location and the landscaping
activities will take place in an existing shop building.
Staff is supportive of the applicant's request for a waiver of filing fees,street
improvements and right-of-way dedication.The applicant was not properly
notified of the City's plans for Exterritorial Zoning earlier in the year.Therefore,
the applicant did not have the opportunity as other landowners to rezone his
property and not pay the filing fee or receive a waiver of the right-of-way
dedication and one-half street improvements.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed rezoning request to Planned Commercial Development to allow an
existing non-conforming business to come into compliance,
STAFF RECOMMENDATION:
Staff recommends approval of the proposed rezoning to PD-C to allow the
applicant to bring a non-conforming use into compliance and to construct a new
4
August 22,2002
ITEM NO.:C FILE NO.;Z-7232
shop building on the site subject to compliance with the conditions outlined in
paragraphs D,E and F of this report.
Staff recommends approval of the requested waiver of Master Street Plan
improvements.Staff recommends approval of the requested waiver of
dedication of right-of-way.Staff recommends approval of the requested waiver
of the filing fee.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was not present and there were no objectors present.Staff stated the
applicant failed to notify property owners of the Public Hearing as required by the
Planning Commission By-Laws.Staff recommended the application be deferred to the
August 8,2002 Public Hearing.
There was no further discussion.A motion was made to place the application on the
agenda for consent deferral.The motion passed 7 ayes,0 noes,3 absent and 1 vacant
position.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was not present representing the application.There were no objectors
present.Staff stated they were requesting the item be deferred to the August 22,2002
Public Hearing.Staff stated the application would be heard with the Extraterritorial
Planning items scheduled for the August 22"meeting.
There was no further discussion.The item was placed on the consent agenda for
deferral to the August 22,2002 meeting.The motion carried by a vote of 9 ayes,
0 noes,1 absent and 1 vacant position.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
Mr.Charles Mann was present representing the application.There were no objectors
present.Staff stated there were no outstanding issues associated with the proposed
rezoning request.Staff presented the item with a positive recommendation 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 motion carried by a vote of 10 ayes,0 noes,
0 absent and 1 vacant position.
5
August 22,2002
ITEM NO.:D FILE NO.:S-24-ZZ
NAME:Garrett Glenn Addition Replat of Lots 61 and 62
LOCATION:South of Westport Loop and north of Huntleigh Drive
DEVELOPER:ENGINEER.
A.S.Rosen 8 Associates Ollen Dee Wilson
9101 Rodney Parham Road 2523 North Willow
Little Rock,AR 72205 North Little Rock,AR 72114
AREA:0.652 acres NUMBER OF LOTS:3 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT 19
CENSUS TRACT:42.07
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide two previously platted lots into three single-
family residential lots.The lots will be accessed from Westport Road,a now
through street,connecting to Huntleigh Drive.Each lot meets the minimum
requirements for lot size as required by the Subdivision Ordinance with the
average lot size being 0.22 acres.
B.EXISTING CONDITIONS:
The site is vacant and cleared with a significant slope from the street to the rear
of the lots.Al!lots adjacent to the site back up to a ravine used for drainage
The area is hilly with steep grades on the roadways.The area is predominately
single-family with large areas of vacant lands zoned single-family.The
subdivision itself has several vacant lots,although,there are new homes under
construction in the area.
August 22,2002
ITEM NO.:D FILE NO.:S-24-ZZ
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The Hillsborough,the Pleasant Valley,the St.Charles,the Carriage Creek and
the Marlow Manner Property Owners Associations and the abutting property
owners were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer service line not provided for Lot 60R.The owner of the lot
will be responsible for tapping sewer main and providing service to the lot.
Contact Little Rock Wastewater at 376-2903 for additional details.
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:No objection.
Fire De artment:Approved as submitted.
Count Plannin:No comment received.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Landsca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
The applicant was not present.Staff stated there were minor details needed on
the preliminary plat,(source of title,average lot size,total number of lots,source
of water and wastewater disposal).Staff stated they would contact the applicant
and request the additional information be furnished prior to June 5,2002.
2
August 22,2002
ITEM NO.:D FILE NO.:S-24-ZZ
With no further discussion,the Committee then forwarded the proposed
preliminary plat to the full Commission for final action.
H.ANA LYSI S:
The applicant furnished to staff the revised preliminary plat indicating the
additional requested information on June 3,2002.The applicant has shown the
vicinity map to scale,the source of title,the requested contours and the property
owners names to the south of the proposed plat.The proposed plat meets
minimum Subdivision Ordinance requirements with regard to minimum lot size,
building setback and required street frontage.The proposed preliminary plat is
similar to the neighboring lots and of the subdivision.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed preliminary plat.Staff recommends approval of the proposed
preliminary plat as filed.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat as submitted subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was not present and there were no objectors present.Staff stated the
applicant failed to notify abutting property owners of the Public Hearing as required by
the Planning Commission By-Laws.Staff recommended the application be deferred to
the August 8,2002 Public Hearing.
There was no further discussion.A motion was made to place the application on the
agenda for consent agenda for deferral.The motion passed 7 ayes,0 noes,3 absent
and 1 vacant position.
PLANNING COMMISSION ACTION:(AU G U ST 8,2002)
Mr.Bill Boosley was present representing the application.There were objectors
present.Staff stated there was a variance being requested as a part of the proposed
preliminary plat with regard to platted front building line.Staff presented the item with
a positive recommendation subject to compliance with the conditions outlined in the
"Staff Recommendation"above of both the proposed preliminary plat and the proposed
variance to the Subdivision Ordinance.
3
August 22,2002
ITEM NO.:D FILE NO.;S-24-ZZ
Mr.A.J.Zotten addressed the Commission in opposition to the proposed application.
Mr.Zotten stated the developer was currently constructing a home on the proposed Lot
62R.He stated as Staff had indicated the proposed lots did have steep grades.Mr.
Zooten stated the lots sloped to a drainage structure,which was partially piped,at the
rear.
Mr.Zotten stated the developer had removed all the trees in the subdivision when
developing the lots.He stated the proposed lots contained the only few remaining
mature trees in the subdivision.He stated Mr.Rosen,the owner,had indicated these
trees would also be removed.
Mr.Zotten stated the neighborhood had been promised several items from the
developers which were never delivered.He stated the developer had indicated
sidewalks would be put in place,under ground electrical,a walled entrance and
decorative street lights.He stated the request of the neighborhood was to maintain as
much of the mature forest as possible and in some locations residents had purchased
adjoining lots to ensure preservation of the character of the neighborhood.
Ms.Kathy Sweere spoke in opposition of the replat.She stated her home was adjacent
to the proposed replat and her primary concern was run-off and potential flooding
problems.She stated water entering and leaving her site during heavy rains was
tremendous.She stated the drainage structure put in place was not adequate to
handle the water flows and the homes frequently suffered from yard flooding.She
stated the home currently under construction was not being constructed in a manner,
which would allow for proper drainage.
Mr.Bill Boosley,the applicant addressed the Commission on the merits of the replat.
He stated the intent was to leave as many trees as feasible on the site unless the trees
were required to be removed for the home construction.He stated the drainage
structure was in place and the developer would be required to mitigate flooding.
Commissioner Rector questioned if the subdivision met the drainage and detention
ordinance.Public Works Staff stated the original proposal was reviewed for drainage
and detention.Staff stated one additional lot would not increase the "run-off"
significantly.
Commissioner Mizan stated one additional unit would increase "run-off'.He stated
additional roof tops,additional paved surfaces and the additional building coverage has
an impact on "run-off".
Commissioner Mizan requested the item be deferred to allow Public Works Staff to
perform a drainage analysis.
A motion was made to defer the item to the August 22,2002 Public Hearing.The
motion carried by a vote of 9 ayes,0 noes,1 absent and 1 vacant position
4
August 22,2002
ITEM NO.:D FILE NO.:S-24-ZZ
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
Mr.Bill Bosley was present representing the application.There were objectors present.
Staff presented the item with a recommendation of approval subject to compliance with
the conditions outlined in the "Staff Recommendation"above.Staff stated the item
was deferred from the August 8,2002 Public Hearing pending an assessment of
drainage in the area.Staff stated Public Works had review the drainage issues and
were making recommendations to the developer,which would be required to be
followed before final approval would be given.
Mr.A J Zolton spoke in opposition of the application.He stated he was not satisfied
with the drainage analysis.He stated the assessnnent staff spoke of did not include any
measurements or walked into the drainage channel to evaluate.He stated the analysis
was ill conceived with regard to drainage.He stated the only way to build on the lots
was to remove all the trees.Mr.Zolton stated although the lots were in Garrett Glenn
they did jet into West Port Addition.He stated the lots in West Port Addition were
larger than the lots in Garrett Glenn and his lot backed up to these lots.He stated the
rear of his lot was 210 feet.He stated the neighborhood had not been informed of the
variance request for the plat.He stated had the residents been informed of the
variance request more would have been opposed to the request.
Mr.Zolton stated a house was currently under construction on proposed Lot 62R.He
questioned the effect on the other two lots with regard to housing size.
Staff stated the applicant had move the house as far to the side yard set back as
possible,The effect would be that the other side would have a larger setback.Staff
stated the size of the house would not be affected.Staff stated the Bill of Assurance
was the same as for the remainder of the subdivision.
Ms.Cathy Sweere spoke in opposition of the proposed replat.She stated she had two
issues.She stated water and the setback were her concerns.Ms.Sweere stated in
her back yard there was a four foot culvert that Public Works had assured her would
carry a 10 year rain.She stated every spring the yards flood.Ms.Sweere stated the
15-foot building line would not allow for the parking of most automobiles.She stated
all the homes in the area were 25-feet or more from the street.
Commissioner Rector stated there was an additional 10-feet of right-of-way.
Ms.Sweere stated she was looking for assurance that what staff had told her with
regard to drainage would be adhered to.
5
August 22,2002
ITEM NO.:D FILE NO.:S-24-ZZ
Commissioner Rector stated the City had Ordinance,which would regulate the
development along with all other development in the City.He stated the developer
would be required to follow the ordinances.
Ms.Pao-Fenj Tsai spoke in opposition to the proposal.She stated her home was
down stream from the proposed lots and her back yard always had standing water.
She stated her reasoning for selecting her home was the space and limited number of
homes.
Commissioner Rahrnan questioned when the subdivision was final platted.Staff stated
10 years or more.Commissioner Rahman questioned how many times a lot could be
split.Staff stated there were no guidelines with regard to the number of times a
subdivision could replat.Staff stated the issue became when the subdivision could no
longer meet the minimum requirements and the number of variances required.
There was a lengthy discussion with regard to the rights of a property owner with regard
to subdividing a parcel and the number of times a developer could request the re-
subdivision of a parcel after a plat had been executed.
The discussion continued focusing on the impact of replatting on the neighborhood.
The Commission question if the replatting was significant enough to cause adverse or
undue harm with regard to the number of lots proposed vs.the number of lots
approved.
Commissioners questioned what assurance was in place to ensure that flooding would
not affect the property owners in the area.
Mr.Stephen Giles,Deputy City Attorney,stated the City had ordinances in place which
would remedy the situation should a flood issue arise.He stated at this point this was
flooding issues were purely speculation.
Mr.Bosley stated the request was a preliminary plat approval.He stated the request
would then be brought back to the City for Final Platting with a full drainage analysis
prepared by an engineer.Mr.Bosley stated all building lines were platted at 15-feet in
the Garrett Glenn Subdivision.He stated the housing would meet the Bill of Assurance
with regard to square footage.
Mr.Jim Lawson,Director of Planning and Development,stated the applicant would be
required to plat a drainage easement at the time of final platting.He stated staff had
some concern that the lots would not be buildable once the easement was put in place.
A motion was made to approve the preliminary plat as filed by the applicant to include
all staff recommendations and comments.The motion carried by a vote of 6 ayes,
4 noes,0 absent and 'I open position.
6
August 22,2002
ITEM NO.:1 FILE NO.:Z-7266
Owner:David Siebert and Judy Everett
Applicant:Maury Mitchell
Location:North side of Interstate 30,within the 12,900 Block
Area:5.39 acres
Request:Rezone from R-2 to C-4
Purpose:Additional parking for the Little Rock Expo Center
Existing Use:Vacant
SURROUNDING LAND USE AND ZONING
North —Undeveloped;zoned R-2
South —Mixture of commercial and industrial uses (across I-30);
zoned C-4,1-2 and PCD
East —Motel;zoned R-2
West —Trailer sales business and the Little Rock Expo Center;zoned C-4
A.PUBLIC WORKS COMMENTS:
With Buildin Permit:
1.All driveways shall be concrete aprons per City Ordinance.
2.Obtain permits for improvements within State Highway right-of-way
from AHTD,District Vl.
3.A Grading Permit will be required per Sec.29-186(c)K (d).
4.A Grading Permit for Special Flood Hazard Area will be required per
Sec.8-283.
5.Existing topographical information at maximum 5-foot contour interval
and the 100-year base flood elevation will be required.
August 22,2002
ITEM NO.:1 FILE NO.:Z-7266
B.PUBLIC TRANSPORTATION ELEMENT:
The site is located on CATA's Southwest Express Route.
C.PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site as well as the
Alexander Road,Otter Creek and SWLR UP Neighborhood Associations
were notified of the proposed rezoning.There were no residents within
300 feet of the property to notify.
D.LAND USE ELEMENT:
This request is located in the Otter Creek Planning District.The Land Use
Plan shows Mixed Commercial and Industrial for this property.The
applicant has applied for C-4 Open Display Commercial for a new parking
lot.
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 Office and
Commercial Development goal called for promoting commercial and office
development that meets the needs of area residents for shopping and
services,while maintaining as much of the existing topography,trees,and
green space as possible.The Office and Commercial Development goal
contains two action statements relative to this application.The first action
statement recommends adhering to the current land use plan while the
second statement recommends limiting large scale and/or high intensity
developments to the edges of the study area.
E.STAFF ANALYSIS:
The request before the Commission is to rezone the 5.39 acre tract
located along the north side of Interstate 30,within the 12,900 Block,from
"R-2"Single Family District to "C-4"Open Display District.The property is
undeveloped and mostly wooded.The property owner wishes to rezone
the property to C-4 in order to construct additional paved parking for the
Little Rock Expo Center.
Staff is supportive of the rezoning request.The property immediately
west of this site is zoned C-4,as is the Little Rock Expo Center property.
There is also C-4 zoned property across I-30 to the southwest and
southeast.There is also industrial zoned (1-2)property across 1-30 to the
south.There is a variety of commercial and industrial uses in this general
2
August 22,2002
ITEM NO.:1 FILE NO.:Z-7266
area along 1-30
The Otter Creek District Land Use Plan recommends Mixed Commercial
and industrial for this site.The plan also show Mixed Commercial and
Industrial for the adjacent properties to the east and west,as well as the
properties along the south side of I-30.Staff believes the C-4 rezoning
request is compatible with uses and zoning in the area,and conforms to
the adopted Land Use Plan.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 zoning.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval.
The item was placed on the Consent Agenda and approved by a vote of
10 ayes,0 noes and 1 open position.
3
August 22,2002
ITEM NO.:2 FILE NO.:Z-7267
Name:Smith Family Care Facility —Special Use Permit
Location:1200 West 31"Street
Owner/Applicant:Simmons S.Smith
Proposal:A Special Use Permit is requested to allow the owner of
1200 West 31"Street to operate a Family Care Facility.
The property is zoned R-3.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,residents within 300
feet who could be identified,and the MLK,Downtown,South End,Meadowbrook
and South End Neighborhood Developers Neighborhood Associations were
notified of the public hearing.
STAFF ANALYSIS
Simmons S.Smith,the owner of the single family residence located at 1200
West 31'treet,is requesting a special use permit to allow for the operation of a
Family Care Facility at that address.All of the adjacent properties are zoned
R-3.There are single family and two-family residences to the north,east and
southeast.There is vacant R-3 zoned property to the south,and four (4)vacant.
boarded-up houses to the west.The Little Rock School District Instructional
Resource Center is located further north.
The property is occupied by a one-story frame single family residence.The
applicant is requesting a special use permit for a Family Care Facility in order to
provide a residence for individuals who are in recovery from substance abuse
problems.Mr.Smith notes in his cover letter that Dino Davis will operate the
facility.He also notes that the individuals who will live at this location will be
encouraged to work and maintain normal lives.A copy of the cover letter,which
includes additional information related to proposed operation of this facility,is
attached for Planning Commission review.
The City of Little Rock Zoning Ordinance defines a Family Care Facility as
follows:
"Family care facility means a facility which provides resident
service in a family-like environment to six (6)or fewer
individuals and not more than two (2)staff personnel.These
August 22,2002
ITEM NO.:2 FILE NO.:Z-7267
individuals require a minimal level of supervision and are
provided service and supervision in accordance with their
individual needs."
Section 36-54(a)of the Zoning Ordinance provides the purpose of requiring a
Special Use Permit for this type of use,as follows:
"General purpose.The purpose of this section is to provide a
method of control over certain types of land uses which,while
not requiring the full review process of the conditional use
permits,do require some review procedure which allows for
determination of their appropriateness within the neighborhood
for which they are proposed and for public comment."
Section 36-54(e)(2)of the Zoning Ordinance establishes the site and location
criteria for Family Care Facilities as follows:
a.This use may be located only in a single-family dwelling.
b.Medical or counseling needs must be provided off-site.
c.No physical changes in the residence are permitted which would
provide other than sleeping accommodations.
d.Drives and parking shall not exceed that required by ordinance for a
single-family residence.
e.This use shall not be permitted to run with the title to the land and not
be transferable.
f.The number and spacing of existing similar facilities in the
neighborhood.
g.Existing zoning and land use patterns.
h.Area wide availability of facilities providing like services.
i.Provision for readily accessible public or quasi-public transportation.
To staff's knowledge there have been no special use permits issued for other
Family Care Facilities in this neighborhood.Additionally,staff knows of no
facilities providing this type of resident care in the immediate area.This site is
located near CATA Bus Route ¹11,which runs along M.L.King Drive two (2)
blocks to the west,and Route ¹2,which runs approximately three (3)blocks to
the northeast at the corner of West 28'nd Ringo Streets.
The applicant submitted a copy of the Bill of Assurance for this neighborhood as
part of the application process.The Bill of Assurance was drafted in 1890 and
addresses no use issues.
Staff believes the proposal to be reasonable and supports the applicant's
request for a special use permit.The only concern staff has related to this
2
August 22,2002
ITEM NO.:2 FILE NO.:Z-7267
application is the possible condition of the single family structure.It appears to
staff that some repairs to the structure may be needed.Staff will recommend
that the property owner meet with personnel from the City's Housing and
Neighborhood Programs Department to assure that the structure meets all of the
minimum housing standards prior to the Family Care Facility being operated.
Staff does not believe the level of activity generated by a Family Care Facility at
this location would have any negative impact on the neighborhood.
Special Use Permits are not transferable in any manner.Permits cannot be
transferred from owner to owner,location to location or use to use.
STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit to allow a Family Care
Facility at 1200 West 31'treet,subject to the following conditions:
1.Compliance with the site and location criteria established in Section
36-54(e)(2).
2.There is to be no signage beyond that permitted in single family zones.
3.The Special Use Permit will be for Simmons S.Smith only,and will not be
transferable in any manner.
4.The property owner must receive written confirmation (from the City'
Housing and Neighborhood Programs Department)that the single family
structure meets all of the minimum housing standards,prior to the Family
Care Facility being operated.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
Staff informed the Commission that the applicant submitted a letter on this date
requesting that the application be deferred to the October 3,2002 agenda.Staff
noted that it was the applicant's intent to have a meeting with the neighborhood
residents to discuss the application.With a vote of 10 ayes,0 noes and 1 open
position,the Commission waived their bylaws and accepted the applicant's
request for deferral being less than five (5)working days prior to the public
hearing.
The item was placed on the Consent Agenda and deferred to the October 3,
2002 agenda by a vote of 10 ayes,0 noes and 1 open position.
3
2'ace 8ffi e of
Dinzmoszs D.Amity,f~~
&Bt't.--9;,=
2420 South Broadway
Little Rock,Arkansas 72206
7g5-7(501)375-3993
FAX (501)372-7816
June 7,2002
Little Rock Planning Commission
723 W.Markham
Little Rock,AR 72201
Re:Application for Special Use Permit for Property located at 1200 W.31"St.,Little Rock,AR
Dear Sirs or Madams:
Please be advised that I,representing myself,and also on behalf of Dino
Davis who is operating a Family Care Facility at the address of 1200 V".31"
St.,Little Rock,Arkansas,make the following application for a Special Use
Permit for the property located at 1200 W.31"St.,Little Rock,Arkartsas.
Dino Davis rents the house located at 1200 W.31"St.,Little Rock,
Arkansas,from me and operates a home where he rents to individuals who
are in recovery from substance abuse problems.The house is a mininxtm to
no supervised facility.Thc individuals are encouraged to take care of
themselves through the support and encouragement of their peers who are in
a similar situation.Mr.Davis has assisted many individuals in this situation
to full recovery through this self-help method.
Although this is a residential community,the house has little or no impact on
changing the nature of the community.The individuals are encouraged to
work and maintain normal lives.Therefore,the residents go to work when
other residents go to work.They come home when other residents come
home.But,the residents of the house are encouraged to attend Alcoholic
Anonymous or Narcotics Anonymous for their substance abuse problems.
They are further encouraged to attend church.
These individuals have a disability.Hopefully,the City of Little Rock,
Arkansas,will be cognizant of that disability and these individuals will not
be treated diAerently because of their disability.
There will be one to six individuals in the house normally,and,as stated
earlier,they will just leave normal lives.
'I'he legal description of the property is:The East '/~of Lots 8 and 9,Block
25,Braddock's Boulevard Addition;and,Lot 10,Block 25,Braddock's
Boulevard Addition.
I attach or will submit a Bill of Assurance for the subdivision to this
application.
No structural changes will be made to the house other than cosmetic work.
If there is anything further I need to do in regards to this application,please
advise.
Thanking you for your consideration and cooperation in this matter.
Yours truly,
//
~.(k
Simmons S.Smi h
Attorney at Law
SSS/as
Enc.:Bill of Assurance
cc:JeAery H.Kearney,Special Deputy Prosecuting Attorney
Monte Moore,Zoning Administrator
Kenny Scott,Zoning Administrator
Alice Chalk,Zoning OAicer
Dino Davis
August 22,2002
ITEM NO.:3 FILE NO.:Z-7268
Name:Mclntosh Family Care Facility —Special Use Permit
Location:2908 S.Gaines Street
Applicant:Sean Mclntosh
Proposal:A Special Use Permit is requested to allow the occupant of
2908 S.Gaines Street to operate a Family Care Facility.
The property is zoned R-4.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,residents within 300
feet who could be identified,and the MLK,Downtown,South End,Meadowbrook
and South End Neighborhood Developers Neighborhood Associations were
notified of the public hearing.
STAFF ANALYSIS
Sean Mclntosh,the resident of the single family residence located at 2908 S.
Gaines Street,is requesting a special use permit to allow for the operation of a
Family Care Facility at that address.All adjacent properties are occupied by
single family homes and are zoned either R-3 or R-4.There is some C-3 zoned
property located to the northeast,along Arch Street.
The property is occupied by a one-story frame single family residence.There is
a single car driveway from Gaines Street which serves as access to the property.
The applicant is requesting a special use permit for a Family Care Facility in
order to provide a residence for individuals with mental disabilities.Mr.
Mclntosh,the applicant,will also maintain a residence at this location.Mr.
Mclntosh notes in his cover letter that he currently provides a residence to two
(2)individuals and further explains their disabilities and his role in their lives.A
copy of the cover letter is attached for Planning Commission review.
The City of Little Rock Zoning Ordinance defines a Family Care Facility as
follows:
"Family care facility means a facility which provides resident
service in a family-like environment to six (6)or fewer
individuals and not more than two (2)staff personnel.These
individuals require a minimal level of supervision and are
provided service and supervision in accordance with their
individual needs."
August 22,2002
ITEM NO.:3 FILE NO.:Z-7268
Section 36-54(a)of the Zoning Ordinance provides the purpose of requiring a
Special Use Permit for this type of use,as follows:
"General purpose.The purpose of this section is to provide a
method of control over certain types of land uses which,while
not requiring the full review process of the conditional use
permits,do require some review procedure which allows for
determination of their appropriateness within the neighborhood
for which they are proposed and for public comment."
Section 36-54(e)(2)of the Zoning Ordinance establishes the site and location
criteria for Family Care Facilities as follows:
a.This use may be located only in a single-family dwelling.
b.Medical or counseling needs must be provided off-site.
c.No physical changes in the residence are permitted which would
provide other than sleeping accommodations.
d.Drives and parking shall not exceed that required by ordinance for a
single-family residence.
e.This use shall not be permitted to run with the title to the land and not
be transferable.
f.The number and spacing of existing similar facilities in the
neighborhood.
g.Existing zoning and land use patterns.
h.Area wide availability of facilities providing like services.
i.Provision for readily accessible public or quasi-public transportation.
To staff's knowledge there have been no special use permits issued for other
Family Care Facilities in this neighborhood.Additionally,staff knows of no
facilities providing this type of resident care in the immediate area.This site is
located on CATA Bus Route ¹2 and near Route ¹15 (Arch Street).
The applicant submitted a copy of the Bill of Assurance for this neighborhood as
part of the application process.The Bill of Assurance was drafted in 1902 and
addresses no use issues.
Staff believes the proposal to be reasonable and supports the applicant's
request for a special use permit.The property is currently zoned R-4 and by all
rights could be converted to a duplex at this time,with as many as eight (8)
unrelated persons living there (four per single family unit,as per the Zoning
Ordinance's definition of single family).Staff does not believe the level of activity
generated by a Family Care Facility at this location would have any negative
impact on the neighborhood.
2
August 22,2002
ITEM NO.:3 FILE NO.:Z-7268
Special Use Permits are not transferable in any manner.Permits cannot be
transferred from owner to owner,location to location or use to use.
STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit to allow a Family Care
Facility at 2908 S.Gaines Street,subject to the following conditions:
1.Compliance with the site and location criteria established in Section
36-54(e)(2).
2.There is to be no signage beyond that permitted in single family zones.
3.The Special Use Permit will be for Sean Mclntosh only,and will not be
transferable in any manner.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
Staff informed the Commission that the applicant submitted a letter on August
16,2002 requesting that this application be deferred to the October 3,2002
agenda.Staff noted that the applicant had not completed the required
notification to surrounding property owners.
The item was placed on the Consent Agenda and deferred to the October 3,
2002 agenda by a vote of 10 ayes,0 noes and 1 open position.
3
dg
To whom it may concern,
This letter is to intorm you,that I have complied v ith your regulations concerning
the application for a special use permit.l have obtained a Hill ot Assurance f'rom the
I'ulaski County Recorder as required.I also received permission from the guardians ot
thc estate to use the hon&e I live in to house people with special needs
I am currently providing a stable living environment to ti~o individuals,Johnny
WVillianls and Robert Trott,who have both been diagnose xvith various mental disabilities-
Mr.V,'illiams has been diagnosed with a sli&ht mental retardation and social anxiety
disorder Mr williams is cxtrenacly passive an(i vcty shv Rarely docs hc speak to
anyone other than myself ETe is functioning in terms of preparing his own meals and
his grooming habits.However,he does require some assistance i~ith some aspects of self
care.
Robert Trott is a 20 year old male who suffers fronl moderate mental retardation as
well Attention Deftcit Disorder.Mr.Trott functions on a child lil.e level requires
assistance with several aspects of self care.IIe's very sociable and loves people and is
very outgoing.Neither individual is a threat to the comnsunity.Their condition does not
warrant they be institutionalized,however,they do need a certain level ot guidance to
achieve a level of independent living skills.Thi»xvhy I lool'fter the gentlemen and try
provide them a safe home,as well as,teach them independent living skills
August 22,2002
ITEM NO.:4 FILE NO.:Z-5499-A
NAME.Laranco Car Wash —Conditional Use Permit
LOCATION:10,000 Mabelvale West Road
OWNER/APPLICANT:Laranco Car Wash Equipment Company/
McGetrick and McGetrick
PROPOSAL:A conditional use permit is requested to allow for
development of a car wash on this C-3 zoned
p rope rty.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION.
The site is located on the north side of Mabelvale West Road;directly
north of the Mabelvale West —Mabelvale Pike —Mabelvale Main
intersection.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is directly adjacent to a C-3 zoned convenience store.
Undeveloped,C-1 zoned property is adjacent to the west of the site.An
area of OS and PR zoned property separates this site from the single
family neighborhood to the north.A mixture of commercial and residential
uses is located to the south of the site.With proper attention to screening
and landscaping,the use should be 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 Pinedale,Mavis Circle and
SWLRUP Neighborhood Associations were notified of this action.
3.ON SITE DRIVES AND PARKING:
Access to the site is gained via one driveway directly off of Mabelvale
West and a shared driveway through the adjacent convenience store site.
Parking on the site occurs either within the car wash bays or at the
vacuum islands.There is sufficient space on the site to accommodate the
required parking.Appropriate curbs or other wheel stop devices must be
placed along the north and west perimeter of the paved area to prohibit
vehicles from driving into the landscaping or onto the unpaved portion of
the site.
August 22,2002
ITEM NO.:4 FILE NO.:Z-5499-A
4.SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet with ordinance
requirements.
An irrigation system to water landscaped areas will be required.
Curb and gutter to protect landscaped areas from vehicular traffic will be
required.
An 8-foot tall solid screen is required around the dumpster.
5.PUBLIC WORKS COMMENTS:
1.Mabelvale West is classified on the Master Street Plan as a minor
arterial.A dedication of right-of-way 45 feet from centerline will be
required.
2.Provide design of street conforming to "MSP"(Master Street Plan).
Construct one-half street improvement to these streets including 5-foot
sidewalks with planned development.Improvements are indicated on
plans.
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.Obtain permits prior to doing any street cuts and curb cuts.Obtain
barricade permit prior to doing any work in the right-of-way.Contact
Traffic Engineering at 501-379-1817 (Derrick Bergfield)for more
information.
6.Stormwater detention ordinance applies to this property.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:Due to the nature of the processes used in this facility,installation
of an approved reduced pressure zone backflow preventer assembly
will be required on the domestic water service prior to any outlet.An
acreage charge of $150/acre currently applies in this area in addition
to normal charges.
2
August 22,2002
ITEM NO.:4 FILE NO.:Z-5499-A
Fire Department:Approved as submitted.
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was present.Staff presented the item and noted that additional
information was needed regarding signage,days and hours of operation,site
lighting and fencing.Staff asked if there would be an attendant on duty.The
applicant was asked to provide additional details on the building design;to show
the required dumpster screening;and to show curbing or another approved
wheel-stop device along the north and west edge of the asphalt to prohibit
vehicles driving over the landscaping and onto the gravel area.Staff asked that
the access easement between the two lots be shown on the site plan.The
applicant responded that he would provide all needed information to staff.
Public Works and Landscape Comments were briefly discussed.
The applicant was advised to submit all needed information to staff by noon,
Wednesday August 7,2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
Laranco Car Wash Equipment Company is requesting approval of a conditional
use permit to allow for construction of a car wash facility on the C-3 zoned
property located at 10,000 Mabelvale West Road.The development consists of
one building containing 7,self-service bays and 1 automatic car wash tunnel.A
canopy covered vacuum island,with 6 vacuums,is located in front of the car
wash building.Placement of both structures exceeds the required setbacks for
the C-3 zoning district.A large portion of the lot,to the north and west of the car
wash,is not being developed.No further development on the lot can occur
without Planning Commission review and approval.Both structures will have
metal roofs.The car wash roof will have a 12/6 pitch and the vacuum canopy
will have a flat roof.The facility will be open 24 hours per day,7 days per week.
An attendant will be on duty from 8:00 a.m.—5:00 p.m.The only signage
proposed,one ground mounted sign,is proposed with a maximum height and
area of 18 feet and 48 square feet respectively.Access to the site is from a
3
August 22,2002
ITEM NO.:4 FILE NO.:Z-5499-A
single access onto Mabelvale West Road or via a shared driveway from the
convenience store lot to the east.Wheel stops will be placed along the edge of
the asphalt to prohibit vehicles driving onto the undeveloped portion of the tract.
To staff's knowledge,there are no outstanding issues.On August 7,2002,the
applicant submitted a revised site plan that addressed the issues raised at
Subdivision Committee and summarized above.The proposed use should be
compatible with uses and zoning in the area.Commercially zoned and
developed properties are adjacent to the east and west.The remainder of this
commercial lot and an area of OS and PR zoned property separates the car
wash from the neighborhood to the north.
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit subject to compliance
with the approved site plan and the staff comments outlined in Sections 4,5 and
6 of this report.
PLANNING COMMISSION ACTION:(AUG U ST 22,2002)
The applicant was present.There were no objectors present.One letter of
support had been sent by the Southwest Little Rock United for Progress
Neighborhood Association.Staff informed the Commission that the applicant
had,in response to a request made by the neighborhood association,agreed to
install high-intensity lighting.Staff recommended approval of the application
subject to compliance with the conditions outlined in the "Staff Recommendation"
above,including the added requirement to install high-intensity lighting.There
was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 10 ayes,0 noes,0 absent and 1 open position.
4
August 22,2002
ITEM NO.:5 FILE NO.:Z-6425-B
NAME:Lutheran High School —Conditional Use Permit
LOCATION:6711 West Markham Street
OWNER/APPLICANT:Lutheran High School/Lewis,Elliott and Studer,
Incorporated
PROPOSAL.A revised conditional use permit is requested to allow
for revision of the previously approved site plan and
expansion of the existing high school located on this
R-5 zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located on the southeast corner of West Markham Street and
South Hughes Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The school is located in an area comprised primarily of single family
homes.Residential properties are located to the north and east,across
Markham and Hughes Streets respectively.The Christ Lutheran Church
and School are located to the south.The large tract of R-2 zoned
property east of this site has previously been approved for future
expansion of Christ Lutheran and the school.Additional residential uses,
single and multifamily,are located east and south of Christ Lutheran's
property.The two schools and church form an institutional node.The
Lutheran High School will not be expanding beyond its existing
boundaries.Allowing construction of the gymnasium and the moderate
increase in student population should not affect the school's continued
compatibility with the neighborhood.All owners of property located within
200 feet,all residents within 300 feet who could be identified and the
University Park and Briarwood Neighborhood Associations were notified
of this action.
3.ON SITE DRIVES AND PARKING:
The site is currently served by a one-way entry and two,one-way exit
drives onto Hughes Street.This situation will remain the same although
the northern exit driveway will be relocated slightly more to the north.Bus
drop-off/pickup occurs on the north side of the school,utilizing a one-way
drive that circles around the school.Parent drop-off/pickup occurs on the
south side,utilizing the second,one-way drive.The school is proposed to
August 22,2002
ITEM NO.:5 FILE NO.:Z-6425-B
have 25 classrooms,25 teachers and 10 administrative staff;requiring
185 parking spaces.The school proposes the phased expansion of its
parking from 91 spaces to 193.The school has a shared parking
agreement with Christ Lutheran Church and School,to the south.
4.SCREENING AND BUFFERS:
The interior landscaping proposed is 1,194 square feet short of 2,974
square feet required by the Landscape Ordinance.
A portion of the proposed eastern land use buffer drops below the nine (9)
foot minimum width allowed by the zoning ordinance and the 6.7 foot
minimum width allowed by the Landscape Ordinance.
A six-foot high opaque screen,either a wooden fence with the fact side
directed outward,a wall,or dense evergreen plantings is required along
the eastern perimeter of the new development.
An irrigation system to water landscaped areas is required.
Prior to a building permit being issued,it will be necessary to submit
landscape plans stamped with the seal of a Registered Landscape
Architect.
5.PUBLIC WORKS COMMENTS:
1.Markham Street is classified on the Master Street Plan as a principal
arterial.Dedication of right-of-way to 55 feet from centerline will be
required.
2.Hughes is classified on the Master Street Plan as a commercial street.
Dedicate right-of-way to 30 feet from centerline.
3.A 20 feet radial dedication of right-of-way is required at the intersection
of Markham and Hughes.
4.Sidewalks are in poor condition in many locations.Repair or replace
any curb and gutter or sidewalk.
5.Property frontages needs to have the sidewalks and ramps brought up
to the current ADA standards,especially at the corner of Markham and
Hughes.
6.Obtain permits prior to doing any street cuts or curb cuts.Obtain
barricade permit prior to doing any work in the right-of-way.Contact
Traffic Engineering at 501-379-1817 (Derrick Bergfield)for more
information.
7.As indicated on the plans,storrnwater detention ordinance applies to
this property.
2
August 22,2002
ITEM NO.:5 FILE NO.:Z-6425-B
8.This project adds 96 additional parking spaces.As with previous
proposals,a need remains for a signalized intersection at Markharn
and Hughes to handle additional traffic.
6 UTILITY FIRE DEPT.AND CATA COMMENTS.
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:Approved as submitted.
Water: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.
Fire Department:Place fire hydrants per code.
Count Plannin:No Comments received
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was present.Staff presented the item and noted additional
information was needed regarding building design,height and setbacks;signage;
the number of teachers,employees and administrators site lighting;and fencing.
The applicant was asked to clearly indicate phase lines for the proposed parking
lot;to indicate required dumpster screening;to provide a copy of the parking
agreement with Christ Lutheran Church;and to describe the vehicle/bus drop-
off/pickup pattern.The applicant responded that he would provide all needed
information to staff.
Staff asked the applicant to more clearly identify the number of existing and
proposed classrooms.
Public Works Comments were discussed.Staff noted in particular that the
sidewalks were in poor condition.Staff commented that the school and church
were still committed to 20-25'/o of the cost of the traffic signal.There was a brief
discussion of the traffic circulation on the site.The applicant stated he thought
two of the three driveways were one way.
3
August 22,2002
ITEM NO..5 FILE NO..Z-6425-B
Landscape Comments were presented.Staff noted that the landscaping and
screening along the east perimeter fell below ordinance standards.The
applicant stated he would request a waiver of those requirements since the
abutting property was owned by a "sister"organization,Christ Lutheran Church
and School.
The applicant was advised to submit all needed information to staff by noon,
Wednesday,August 7,2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
On February 5,1988,the Planning Commission approved a conditional use
permit allowing conversion of the former Olivet Baptist Church,located at 6711
West Markham Street,into the Lutheran High School.The approved plan
included use of the existing building with no exterior changes to the building or
the parking lots.Approval was granted subject to the following conditions:
1.Compliance with the Screening and Buffer Comments
2.Compliance with Public Works Comments
3.The maximum enrollment will be 200 students.
4.Compliance with the following terms agreed to at the January 22,1998
neighborhood meeting.
a.The school will construct additional parking on the site once the
existing parking reaches 90'/o capacity.
b.The Lutheran Association and Christ Lutheran Church will share the
cost with the City for a traffic light at the intersection of Hughes and
Markham Streets.Their part will be between 20-25'lo of the cost of the
traffic light,with the City paying the remaining 75-80'tp.
c.The applicant will submit a plan showing how cars will enter and exit
the parking lot for dropping off and picking up children at the school.
d.The applicant will pay the cost for the installation of two flashing school
zone signs on Hughes Street.
On May 11,2000,the Commission approved a revision to the C.U.P.allowing for
construction of a 16,000 square foot,detached gymnasium building and an
4
August 22,2002
ITEM NO.:5 FILE NO..Z-6425-B
increase in the student population from 200 to 250.The gymnasium building
was to be located on the front of the property,with a 25 foot setback from the
West Markham Street property line.This plan included the addition of 45
parking spaces,bringing the total number of proposed parking spaces to 136.
The 45 new spaces were to be constructed once the existing,91 space parking
lot was regularly filled to 90'io usage.The school restated its agreement to
participate in the cost of traffic signal at Markham and Hughes,as per the
February 1998 C.U.P.approval.The Commission's approval was granted
subject to the following conditions:
a.Comply with the City's Landscape and Buffer Ordinances.
b.Comply with Public Works Comments.
c.Comply with Fire Department Comment.
d.All exterior lighting must be low intensity and directed downward and inward
to the property and not towards any residential zoned area.
The Lutheran High School now proposes to revise the previously approved
C.U.P.by:
~Construction of a new gymnasium building as an addition to the existing
school building rather than as a free-standing structure.The gymnasium
footprint is approximately 22,000 square feet,with a total building square
footage of 34,000 square feet.The two-story gymnasium includes public
circulation,restrooms and concession areas designed around the top of the
bleachers with dressing rooms,storage and weight rooms below.The
gymnasium is designed to seat 1,000 persons.Additional classrooms are
located in the building,expanding the total from its current 12 to 16
classrooms.
~Future construction of a three-story addition onto the north side of the existing
building,resulting in a further increase in the number of classrooms to 25.
~The phased construction of additional parking expanding from the existing 91
spaces to 116 in Phase I and 193 in Phase II.
~Increasing the student population from 250 to 400.
Phase I is defined as the gymnasium building,25 new parking spaces and the
relocation of the driveway and one-way exit on the north side of the school.
Phase II is defined as the classroom addition and the remaining 77 parking
spaces.
The proposed additions are to be constructed of brick to match the existing
building,with hipped,metal pitched roofs.The existing,flat-roofed structure will
be reroofed with a matching,hipped metal roof.A variance is requested to allow
5
August 22,2002
ITEM NO.:5 FILE NO.:Z-6425-B
for a height of 50 feet.The existing flat-roofed structure is 42 feet in height.The
additional height comes from the change to a pitched roof.
A variance is also requested to allow for a reduction in the required land use
buffer on the back (east)side of the school.A small portion of the extended,
one-way driveway intrudes into that buffer.Staff supports a variance to allow the
reduced buffer since the abutting,R-2 zoned property is owned by a sister
organization,Christ Lutheran Church and School,and has previously been
approved for construction of an expansion of that church and school.For that
same reason,a waiver of the screening requirement on the east perimeter is
requested.
The school has reiterated its agreement to participate in the funding of a traffic
signal at Markham and Hughes,as was originally agreed to in 1998.
Representatives of the school attended a meeting of the Briarwood
Neighborhood Association on August 6,2002.According to the applicant.the
neighborhood's reaction was positive and supportive and as with the previous
C.U.P.,the only concern was about traffic and the need for a traffic signal at
Markham and Hughes.
Staff is supportive of the proposed amended C.U.P.and believes the school can
continue to be a positive segment of the neighborhood.On August 7,2002,the
applicant submitted an addendum to the cover letter and a slightly amended site
plan that addressed the issues raised at Subdivision Committee and summarized
above.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P.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 and the development plan outlined in
the applicant's cover letter and addendum;including the continued
agreement to participate in the installation of a traffic signal at the intersection
of West Markharn and Hughes as agreed to in 1998.
3.The Phase II parking is to be constructed at the time the three-story
classroom addition is constructed or at the time the existing parking reaches
90'/o capacity,whichever occurs first.
4.Signage is to be limited to that permitted in office zones.
6
August 22,2002
ITEM NO.:5 FILE NO.:Z-6425-B
5.Site lighting is to be low-level and directional,aimed inward to the site.
Staff recommends approval of the requested building height and land use buffer
(east perimeter)variances and the screening (east perimeter)waiver.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.One letter of
objection had been submitted by several residents of the adjacent Briarwood
Neighborhood.Staff presented the item and a recommendation of approval
subject to compliance with the conditions outlined in the "Staff Recommendation"
above.
Commissioner Rector asked about the outside intercom speaker/school bell that
was referenced in the neighbors'etter.Doug Henson,of the Lutheran School
Board,stated "the wires to that system were cut as of 3:30 this afternoon."In
response to a question from Commissioner Rahman,the applicant stated that
the outside intercom speaker/school bell would not be reinstalled.There was no
further discussion.
A motion was then made to approve the application subject to compliance with
the conditions recommended by staff,including the building height,land use and
screening buffers.The vote was 10 ayes,0 noes,0 absent and 1 open position.
7
August 22,2002
ITEM NO.:6 FILE NO.:Z-7261
NAME:Paramount Building —Conditional Use Permit
LOCATION:319 West 2"Street
OWNER/APPLICANT:Number One Spring Street Building Partnership/
Eugene P.Levy
PROPOSAL:A conditional use permit is requested to allow for
conversion of the upper 5 floors and penthouse of the
6-story Paramount Building into a document storage
facility.The property is zoned UU,Urban Use District.
ORDINANCE DESIGN STANDARDS.
1.SITE LOCATION:
The building is located on the south side of West 2"Street,between Center
and Spring Streets.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The applicant proposes to restore the street front elevation to an attractive
historic condition and to remodel the ground floor for occupancy by a retail use
or restaurant.No changes will be made to the remainder of the facade.While
staff is hopeful this is only a temporary "holding'se for this building,even a
long-term or permanent use for storage as proposed would be compatible with
uses in the area.The building does not have the same level of historic
significance as some other downtown structures.With the ground-floor retail
activity and preservation of the facade,staff believes that the proposed use
could be compatible with the neighborhood.
All owners of property located within 200 feet,all residents within 300 feet who
could be identified and the Downtown Neighborhood Association were notified
of this action.
3.ON SITE DRIVES AND PARKING:
The UU Urban Use District does not require any on-site parking.The
applicants,however,do also own the adjacent parking lot which will be used to
provide space for those dropping off or picking up items being stored in the
building.No parking in the 2'treet traffic lanes for loading or unloading will
be permitted.
August 22,2002
ITEM NO.:6 FILE NO.:Z-7261
4.SCREENING AND BUFFERS:
No issues.
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Approved as submitted.
Count Plannin:No Comments.
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was present.Staff presented the item and noted that additional
information was needed regarding signage,days and hours of operation and the
procedure for loading/unloading.The applicant was asked to describe the dumpster
location/trash pickup and to provide proof of an access agreement to allow access to
the rear of the building.The applicant stated he would provide all needed information
to staff.
There were no public works or landscape issues to discuss.
After a brief discussion of the proposed use,the Committee determined there were no
other issues and forwarded the item to the full Commission.
2
August 22,2002
ITEM NO.:6 FILE NO.:Z-7261
STAFF ANALYSIS.
The Paramount Building is a circa 1930's,6-story building located on the UU,Urban
Use,zoned property at 319 West 2"Street.The building has a history of occupancy
by a variety of offices uses through 1998.Since that date,the building has been
vacant.The current owners acquired the site in 1999 and have been exploring uses
for the building.They have determined that the most feasible use of the structure,
whether long-term or short-term,would be to convert the upper floors and penthouse
into storage space which would be leased to nearby offices for storage of their
records.The ground floor will be remodeled and leased to either a restaurant or retail
use.Within the Urban Use Zoning District,virtually any residential,office or
commercial use is permitted,however a light industrial use,such as the proposed
storage facility,requires a conditional use permit.
The Paramount Building is unusual in that,although it is six stories in height,it has a
very small "footprint"or area per floor.The "footprint"is only 40 feet by 50 feet.The
applicant has determined that,as a matter of practicality,if the entire building were to
be returned to its original occupancy as office space,it would not be in compliance
with the current building code because it contains only one non-complaint stairway.
Due to the small area per floor,the introduction of two new stairways meeting code
requirements would so greatly reduce the rentable floor area that it would not be
feasible to remodel the building for code complaint office occupancy on the upper
floors.
No changes are proposed to the exterior of the building other than to restore the street
front elevation to an attractive condition.All existing windows will remain so that the
building will,from all external appearances,remain an office building.Hours of
operation for the storage facility are to be 8:00 a.rn.—12:00 midnight,7 days per
week.No signage is proposed for this use.The trash/dumpster area will be located
adjacent to the rear of the building.Loading/unloading will be via the back (south)
door or the front door,using the adjacent west parking lot for truck parking and
metered parallel parking if available on West 2"Street.The applicant has provided a
copy of the easement deed giving reciprocal cross access through their parking lot
and the adjacent parking area located behind the Paramount Building,
Staff is supportive of the proposed use.With the applicant's commitment to install
ground floor retail or restaurant activity;to maintain the external appearance of the
building,including windows;and to restore the street facade of the building,staff
believes the proposed use is appropriate for this particular building and will be
compatible with uses in the area.
On August 2,2002,the applicant submitted an addendum to his cover letter,
addressing those issues raised at Subdivision Committee and summarized above.
3
August 22,2002
ITEM NO.:6 FILE NO.:Z-7261
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit,as filed and described in the
applicant's cover letters.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.One letter of support
had been submitted by a neighboring property owner.Staff presented the item and a
recommendation of approval.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by staff.
The vote was 10 ayes,0 noes,0 absent and 1 open position.
4
August 22,2002
ITEM NO.:7 FILE NO.:Z-7263
NAME:Anderson Day Care Center —Conditional Use Permit
LOCATION.10,115 and 10,117 Chicot Road
OWNER/APPLICANT:Benjamin and Alycia Anderson
PROPOSAL:A conditional use permit is requested to allow for the
conversion of the single family residences located on
these R-2 zoned properties into a single day care
facility.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The properties are located on the east side of Chicot Road,between
Caylor Lane and Milford Drive.
2.COMPATIBILITY WITH NEIGHBORHOOD.
Single family residences are located directly north,south and east of this
site.However,in April 2002,the Geyer Springs West Land Use Plan was
changed to Suburban Office for the properties on the east side of Chicot
Road,south of Vega Dr.Conversion of these residential structures into
office,or in this case daycare,uses complies with the new Plan
designation.Compatibility is going to be determined by the particulars of
the proposal;hours of operation,parking,screening,etc....Staff believes
this proposed use can be developed to be 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 Chicot,West Baseline and
SWLRUP Neighborhood Associations were notified of this action.
3.ON SITE DRIVES AND PARKING:
Parking requirements for day care centers are one space per employee,
administrator and teacher plus one space per facility vehicle plus one
space per 10 persons of licensed capacity.This facility has a capacity of
50 children with a total of 7 employees.There will be a facility vehicle.
Thirteen parking spaces are required.Combining the existing parking in
front of the two properties with the proposed new,9 space parking lot,will
provide 13 spaces.The spaces in front of the homes must be limited to
employee parking only.
August 22,2002
ITEM NO.:7 FILE NO.:Z-7263
4.SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping appear to meet with
ordinance requirements.However,there is a question whether the
northern perimeter fence is to be moved northward in order to provide the
necessary landscaping.
A six (6)foot high opaque wood fence with its face side directed outward
is required along the northern perimeter,the eastern perimeter that is
being developed,and around the proposed playground area.
5.PUBLIC WORKS COMMENTS:
1.To prevent tracking of dirt and rock onto City street,pave existing
gravel drive.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Approved as submitted.
Count Plannin:No Comments.
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was present.Staff presented the item and noted additional
information was needed regarding signage,days of operation,site lighting and
trash pick-up.The applicant was asked if there would be a facility vehicle since
parking had to be provided for it.Staff noted that the new parking lot had to be
redesigned slightly to provide the proper depth for the stalls and maneuvering
area.Staff asked that screening be provided on the north and east perimeters of
the new parking lot and that some form of screening be placed on the south and
east perimeters of the playground.
2
August 22,2002
ITEM NO.:7 FILE NO.:Z-7263
Landscape comments were discussed,emphasizing the need for screening on
the perimeters of the site.
Public Works Comments were presented.
The applicant was advised to submit all needed information to staff no later than
noon,Wednesday August 7,2002.
The Committee was informed that the Land Use Plan for this side of Chicot Road
had recently been amended to support Suburban Office use.The Committee
determined there were no outstanding issues and forwarded the item to the full
Commission.
STAFF ANALYSIS:
The R-2 zoned properties at 10,115 and 10,117 Chicot Road are each occupied
by a single story,brick and frame,single family residence.The property at
10,115 Chicot has some history of use by nonconforming commercial
businesses.The applicant requests approval of a conditional use permit to allow
for the use of the two structures as a single facility,50-child day care center.
The properties would maintain a residential appearance from the street.A new,
9 space parking lot,a circular driveway,sidewalks,a playground and
landscaping are to be installed in the rear yard area of the combined properties.
The entire,combined perimeter of the rear yard will be enclosed by a 6 foot tall
wood privacy fence.Days and hours of operation are proposed to be Monday-
Friday,6:00 a.m.—5:30 p.rn.The facility will have a van which will be parked at
the site.Pickup/drop-off of children will occur in the new parking lot,not in front
of the facility.Only night-watcher security lights will be installed on the site.
Staff is supportive of the proposed conditional use permit.Although day care
centers are appropriate in residential areas as it is,this area in particular is made
more appropriate due to its Land Use Plan designation of Suburban Office.
Converting these existing,single family homes into a low-intensity office type or"0-1"use is exactly what the Plan now envisions.To staff's knowledge,there
are no outstanding issues.On August 7,2002,the applicant submitted a revised
site plan and responses to these issues raised at Subdivision Committee and
summarized above.The required screening has been shown on the perimeters
and the parking lot has been slightly altered to provide the required depth for the
parking stalls and maneuvering area.The small area of existing,gravel driveway
is now shown as being paved.
3
August 22,2002
ITEM NO.:7 FILE NO.:Z-7263
STAFF RECOMMENDATION:
Staff recommends approval of the 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.Outdoor activities are to be limited to daylight hours.
3.Signage is to be limited to that allowed in office zones.
4.The privacy fence is to be designed with the finished side facing outward.
5.All site lighting is to be low-level and directional,aimed away from
adjacent residential properties.
6.All pickup/drop-off of children is to take place from the new parking lot at
the rear of the site.
7.The existing parking area in front of the structures is to be limited to
employee and facility vehicle parking.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.One letter of
support had been submitted by the Southwest Little Rock United for Progress
Neighborhood Association.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 10 ayes,0 noes,0 absent and 1 open position.
4
August 22,2002
ITEM NO.:8 FILE NO.:Z-7264
NAME:Gilliam Car Wash —Conditional Use Permit
LOCATION:4700 West 12 'treet
OWNER/APPLICANT:James Gilliam
PROPOSAL:A conditional use permit is requested to permit a car
wash on this C-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the northwest corner of West 12"and
Jefferson Streets.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This car wash is fairly unique in that the vehicle washing is to take place
within the first floor of a two-story commercial structure.No additional
buildings or expansions are proposed.The large,Madison Heights
housing development is located to the south of this site.A variety of
nonresidential,office and commercial uses are located along 12 Street.
Single family residences are located across the alley,to the north.With
appropriate screening and constraints on the operation,this proposed use
should be 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 Forest Hills,War
Memorial,Hope and Oak Forest Neighborhood Associations were notified
of this action.
3.ON SITE DRIVES AND PARKING:
Sufficient parking space is located on the paved lot adjacent to the west of
the building.Portions of the parking area are unpaved.The unpaved
area must be brought up to the code with required paving,landscaping
and screening.
The car washing takes place within the building which is accessed by
garage doors on both the east and west sides.
August 22,2002
ITEM NO.:8 FILE NO.:Z-7264
4.SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances will be
required with the paving of the parking lot.
5.PUBLIC WORKS COMMENTS:
No comments.Provided change in use of property involves no new
construction.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Contact utility for approval of sandtrap.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:Locate all utilities before excavating.SWBT has a
buried plat in the west right-of-way of Jefferson Street.
Water:Due to the nature of the processes used in this facility,installation
of an approved reduced pressure zone backflow preventer assembly
will be required on the domestic water service prior to any outlet.
Fire Department:Approved as submitted.
Count Plannin:No Comments.
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was not present.Staff presented the item and noted that
additional information was needed regarding signage,days and hours of
operation,number of employees per shift,fencing and trash pick-up.Staff noted
that it appeared some washing of vehicles was occurring outside of the building
and a portion of the parking lot had not been paved.Staff stated more details on
the operation itself were needed.
Public Works and Landscaping Comments were noted.
2
August 22,2002
ITEM NO.:8 FILE NO.:Z-7264
Staff stated they would contact the applicant to advise him of the issues.
The Committee then forwarded the item to the full Commission.
STA F F A NA LYS I S;
The C-3 zoned property located at 4700 West 12 'treet is occupied by a two-
story,faux rock and stucco building.Garage doors have been placed on the
east and west sides of the ground floor.The applicant proposes to operate a car
wash on the site.Vehicles will be vacuumed on a concrete drive area behind the
building.Vehicles will then be driven into the building where washing will take
place.The applicant has contacted wastewater utility and Central Arkansas
Water regarding proper installation of a sand trap and a backflow preventer.The
applicant also owns the C-3 zoned parking lot adjacent to the west which will be
used for customer and employee parking.Portions of this adjacent lot are not
paved.The applicant has stated that lot will be properly paved and landscaped
by January 1,2003.The business is proposed to have 5 full-time employees,
with more employees to be added,as needed.The applicant proposes wall
mounted signs facing Jefferson and West 12 Streets and a single ground
mounted sign (18 square feet)in front of the business.The car wash will
operate 6 days a week,from 8:00 a.m.—6:00 p.m.,Monday through Saturday.
Staff is supportive of the request.With appropriate constraints on the operation,
it should be compatible with uses in the area.All vehicle washing must be
limited to within the enclosed building.Vacuuming should be limited to the
concrete area behind the building.The adjacent parking lot (Lot 5)is to be
limited to employee and customer parking.It is not to be used for vehicle
service.
Staff supports allowing a deferral until January 1,2003 to complete the paving,
screening and landscaping of the adjacent parking lot.
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.All vehicle washing must be limited to within the enclosed building.
3.Vehicle vacuuming must be limited to the concrete area directly behind
(north)the building or within the building.
4.The adjacent parking lot (Lot 5)is to be limited to employee and customer
parking only.No vehicle service (washing,waxing,etc.)is to take place
on this lot.
3
August 22,2002
ITEM NO.:8 FILE NO.:Z-7264
5.Staff supports a deferral of the paving,screening and landscaping
requirement for the remainder of the adjacent lot (Lot 5)until January 1,
2003.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.Staff informed the
Commission that the applicant had only mailed the notice of public hearing two
days prior to the hearing,not 15 days as required by the Commission's Bylaws.
Staff stated the applicant had failed to use the correct notice form.The
Commission,after a discussion in the agenda session,informed the applicant
that the item needed to be deferred.There was no further discussion.
The item was placed on the Consent Agenda and deferred to the September 19,
2002 meeting.The vote was 10 ayes,0 noes,0 absent and 1 open position.
4
August 22,2002
ITEM NO.:9 FILE NO.:Z-7265
NAME:Scope Ministries —Conditional Use Permit
LOCATION:9400 Hilaro Springs Road
OWNER/APPLICANT:Scope Ministries/Rev.Elvin Jackson
PROPOSAL:A conditional use permit is requested to allow for the
expansion of this existing church;including the
addition of a day care center utilizing two portable
classroom buildings.The property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The church is located on the west side of Hilaro Springs Road,
approximately V~mile south of Baseline Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The church is located in an area of mixed residential and nonconforming,
nonresidential uses.Residential uses immediately around the church site
include multifamily units and single family,both site built and
manufactured and mobile homes.With appropriate consideration given to
screening and buffering,the church and day care will continue to be
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 Upper Baseline and
SWLRUP Neighborhood Associations were notified of this action.
3.ON SITE DRIVES AND PARKING:
The seating in the church sanctuary will not exceed 100 persons,requiring
25 parking spaces.The day care,which will operate at hours separate
from the church,will require 14 parking spaces;40 children and 10
employees.Phase I parking contains 25 parking spaces.Phase II,which
includes additional church education buildings,also includes an additional
62 spaces.No expansion of the church seating capacity or the day care
enrollment are proposed with Phase II.
August 22,2002
ITEM NO.:9 FILE NO.:Z-7265
4.SCREENING AND BUFFERS:
The plan submitted does not allow for the eight (8)percent interior
landscaping required within the interior of the vehicular use areas by the
Landscape Ordinance.
A six (6)foot high opaque wooden fence with its face side directed
outward is required along the adjacent residential properties.
An irrigation system to water landscaped areas is required.
Prior to a building permit being issued,it will be necessary to submit
landscape plans stamped with the seal of a Registered Landscape
Architect.
Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
5.PUBLIC WORKS COMMENTS:
1.Hilaro Springs is classified on the Master Street Plan as a minor
arterial.A dedication of right-of-way 45 feet from centerline will be
required.
2.Provide design of street conforming to "MSP"(Master Street Plan).
Construct one-half street improvement to these streets including 5-foot
sidewalks with planned development.This project would qualify for a
contribution to a dedicated fund in lieu of construction.
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 As indicated on the plans,stormwater detention ordinance applies to
this property.
6.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:No Comments received.
Southwestern Bell:No Comments received.
2
August 22,2002
ITEM NO.:9 FILE NO.:Z-7265
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.
Fire Department:Place fire hydrants per code.
Count Plannin:No Comments received.
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was present.Staff presented the item and noted additional
information was needed regarding signage,capacity of students and number of
day care employees,days and hours of operation for the day care,site lighting,
fencing and trash pick-up/dumpster location.The applicant was asked to clearly
indicate the phasing plan on the site plan,to provide the seating capacity in the
church sanctuary and to provide a time frame for use of the portable buildings.
Staff informed the Commission that a variance would be needed for reduced
street buffer once right-of-way is dedicated and the applicant was requesting a
5-year deferral of improvements to Hilaro Springs Road.
The applicant stated he would provide all needed Information to staff.
Public Works Comments were discussed.Staff stated they would support a
deferral of street improvements.
Landscape Comments were presented.It was noted that additional interior
landscaping and perimeter screening were needed.
The applicant was directed to submit all needed information to staff no later than
noon,Wednesday August 7,2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
Scope Ministries Church is located on the R-2 zoned property at 9400 Hilaro
Springs Road.The site contains a one-story,2,400 square foot,frame church
building,a gravel parking lot and an old mobile home that is used for storage.
3
August 22,2002
ITEM NO.:9 FILE NO.:Z-7265
The church is requesting approval of a conditional use permit that would allow for
the phased expansion of the church facilities and parking and the addition of a
day care center operation.
Phase I consists of the addition of two,portable classroom buildings to house the
day care center.One building is to be placed on the site by December 2002.
The second building is to be added by June 2003.The old mobile home will
remain on the site to be used for storage.An expanded,gravel parking lot,with
25 spaces,will be constructed on the south side of the church/daycare building.
The applicant is requesting approval of an 18 month deferral of the requirement
to pave this newly expanded parking area.The day care is to have a maximum
enrollment of 40 children with 10 employees and is to operate Monday-Saturday,
6:00 a.rn.to 6:00 p.m.The portable buildings are proposed to remain on the site
until Phase II or until 2007,whichever comes first.They will be replaced by site-
built additions.
Phase II consists of an additional 62 parking spaces and two buildings containing
education facilities and a family life center.No expansion of the church seating
capacity or the day care enrollment are proposed with Phase II
Staff is supportive of the conditional use permit and believes this use can be a
positive element within the community.
Staff supports the requested 18 month deferral of the paving for the Phase I
parking.An appropriate paved driveway apron will need to be installed to
prohibit gravel being tracked into the street.
The applicant is requesting a 5-year deferral of the requirement to widen Hilaro
Springs Road.Staff also supports this request.Widening this 100 foot wide
segment of the street at this time is not appropriate.
The applicant is requesting a deferral of the requirement to install screening on
the south perimeter of the Phase I portion of the site.Staff does not support this
deferral.A new parking area will be located between the church/day care
building and a single family residence to the south.Although that parking area
will not be paved for 18 months,it will still be used and will generate some noise,
light and activity that need to be screened from that residence.
Otherwise,to staff's knowledge,there are no major outstanding issues.On
August 7,2002,the applicant submitted an addendum to his cover letter and a
slightly revised site plan that addressed the issues raised at Subdivision
Committee and summarized above.
4
August 22,2002
ITEM NO.:9 FILE NO.:Z-7265
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 and the development plan
outlined in the applicant's cover letter and addendum.
3.The day care center is to be limited to a maximum enrollment of 40
children.
4.Signage is to be limited to that allowed in office zones.
5.All site lighting is to be low-level and directional.aimed inward to the site
6.A 6 foot tall,wood privacy fence is to be installed on the south perimeter
of the Phase I portion of the site at the time the first day care building is
installed or the gravel parking area is created,whichever occurs first.
7.The portable classroom buildings are to be removed by January 1,2007
or when the Phase II buildings are constructed,whichever occurs first.
Staff recommends approval of an 18-month deferral of the paving requirement
for the Phase I parking subject to a properly paved driveway apron being
constructed to meet Public Works specifications.
Staff recommends approval of the requested deferral of the improvements to
Hilaro Springs Road for a period of 5 years or until Phase II,whichever occurs
first.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.A letter of support
was submitted by the Southwest United for Progress Neighborhood Association.
Staff informed the Commission that the Upper Baseline Neighborhood
Association had voted to support the application.Staff presented the item and a
recommendation of approval subject to compliance with the conditions outlined
in the "Staff Recommendation"above.Staff recommended approval of the
requested paving and street improvement deferrals.There was no further
discussion.
5
August 22,2002
ITEM NO.:9 FILE NO.:Z-7265
The item was placed on the Consent Agenda and approved as recommended
by staff,including the deferrals.The vote was 10 ayes.0 noes,0 absent and
1 open position.
6
August 22,2002
ITEM NO.:10 FILE NO.:Z-7269
NAME:P.A.R.K.—Conditional Use Permit
LOCATION.5900 Browning Road
OWNER/APPLICANT:P.A.R.K./McGetrick and McGetrick
PROPOSAL:A conditional use permit is requested to allow for the
expansion of the P.A.R.K.recreational facility onto this R-2
zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the north side of Browning Road,one lot east of
Geyer Springs Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This lot is adjacent to and directly south of the P.A.R.K.facility.Vacant,R-2
and C-3 zoned tracts are located to the west and southwest.Office uses are
adjacent to the northwest.The single family residence adjacent to the east is
owned by P.A.R.K.Additional single family homes are located further to the
east.This outdoor recreation area will be enclosed by a privacy fence and will
be accessed only through the P.A.R.K.Facility.This proposed use,which really
is more of a park-like development,is compatible with uses in the area.
All owners of property located within 200 feet of the site,all residents within 300
feet who could be identified and the Wakefield and SWLRUP Neighborhood
Associations were notified of this action.
3 ON SITE DRIVES AND PARKING:
No parking or drives are proposed.All parking takes place on the existing
P.A.R.K.property adjacent to the north.
4.SCREENING AND BUFFERS:
The face side of the proposed wood fence must be directed outward.A water
source within 75 feet of all landscaped areas will be required.
August 22,2002
ITEM NO..10 FILE NO..Z-7269
5.PUBLIC WORKS COMMENTS:
1.Browning Road 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.(Note:half street width would be
15.5 feet to back of curb.)
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 It appears that Stormwater Detention Ordinance will not apply to the
improvements.
6.UTILITY FIRE DEPT.AND CATA COMMENTS.
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:The Little Rock Fire Department needs to evaluate this site to
determine whether additional public and/or private fire hydrant(s)will be
required.If additional fire hydrant(s)are required,they will be installed at
the Developer's expense.An acreage charge of $150/acre currently applies
in addition to the normal connection charge for this parcel.
Fire Department:Approved as submitted.
C
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(AUGUST 1,2002)
The applicant was present.Staff presented the item and noted that additional
information was needed regarding days and hours of operation,typical activities on
the playing field and utilizing the pavilion and signage.Staff asked if other groups
would be able to use the park area or if it would be solely used by P.A.R.K.The need
2
August 22,2002
ITEM NO.:10 FILE NO.:Z-7269
for a fence height variance was discussed.At the suggestion of the Committee,the
applicant indicated the proposed 8 foot fence would be reduced to 6 feet.
Public Works Comments were presented.It was suggested that Browning Road could
be improved to residential standard rather than commercial standard due to the nature
of this development and the adjacent neighborhood.
The applicant stated he would provide all needed information to staff.He was advised
to submit all information no later than noon,Wednesday August 1,2002.The
Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
The P.A.R.K.(Positive Attitude Reaches Kids)program occupies the large building
located on the 1-2 zoned property at 6915 Geyer Springs Road.P.A.R.K.has
acquired the R-2 zoned property adjacent to the south,between the P.A.R.K.Facility
and Browning Road.This R-2 property consists of two lots;one containing a single
family residence and the other being vacant.P.A.R.K.proposes to develop the vacant
lot for outdoor recreational activities.The site will be developed with walkways,a
pavilion,restrooms,picnic tables and a playing field.The area will be used primarily
until 8:00 p.m.or dark,Monday through Friday,with some weekend usage.The area
will not be lighted other than for the pavilion.Activities planned for the playing field
include flag football,soccer,softball,etc.The entire site will be enclosed by a 6 foot
tall fence.On the south,east and southern 150 feet of the west perimeter,the fence
will be solid wood with the finished side facing outward.The remainder of the fence
on the west perimeter will be vinyl coated chain-link.The fence on the north perimeter
will be wrought iron.Access to the area will be from the north,through the P.A.R.K.
Facility.A service gate will be located on the south,off of Browning Road.Use of this
outdoor area will be limited to representatives of P.A.R.K.It will not be available to
outside groups.An architectural element consisting of 6 foot tall letters reading
'P.A.R.K."located in a landscaped bed will be located near the pavilion.This element
will be visible only from the P.A.R.K.Facility and is to be used as a backdrop for photo
opportunities and presentations.
On August 7,2002,the applicant submitted an addendum to his cover letter,
addressing those issues raised at Subdivision Committee and summarized above.
Staff is supportive of the proposed use.Allowing development of this outdoor
recreation area in conjunction with the P.A.R.K.program should be compatible with
uses in the area.
3
August 22,2002
ITEM NO.:10 FILE NO.:Z-7269
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit subject to compliance with
the description in the applicant's cover letters and compliance with the staff comments
outlined in Sections 4,5,and 6 of this report.
Staff recommends that Browning Street be constructed to residential standard rather
than commercial standard.
Staff recommends approval of a variance to allow the proposed 6 foot tall fence within
the setback adjacent to Browning Road.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was present.There were no objectors present.Letters of support had
been submitted by the Southwest Little Rock United for Progress and Wakefield
Neighborhood Associations.Staff informed the Commission that the applicant had
failed to complete the required notification.There was no further discussion.
The item was placed on the Consent Agenda and deferred to the September 19,2002
meeting.The vote was 10 ayes,0 noes,0 absent and 1 open position.
4
August 22,2002
ITEM NO.:11 FILE NO.:Z-7270
NAME:Sonic Drive In —Conditional Use Permit
LOCATION:2917 Cantrell Road
OWNER/APPLICANT:Baird,Inc./Irwin and Saviers
PROPOSAL:A conditional use permit is requested to allow for
construction of a drive in restaurant on this C-3 zoned
property.
STAFF REPORT:
On August 2,2002,the applicant submitted a request that this item be deferred to
allow for further review of the design.Staff recommends that the item be deferred to
the October 3,2002 meeting.
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that,on August 2,2002,the applicant had requested that the item be
deferred to the October 3,2002 meeting.There was no further discussion.
The item was placed on the Consent Agenda and deferred to the October 3,2002
meeting.The vote was 10 ayes,0 noes,0 absent and 1 open position.
August 22,2002
ITEM NO.:12 Extraterritorial Issues
Name:Extraterritorial Master Street Plan,Land Use Plan,and Zoning
Location:Extraterritorial Jurisdiction Expansion Area
Receoest:To establish the Master Street Plan,the Land Use Plan,Zoning Plan.and to
rezone selected parcels for non-residential and residential uses in an area of
west Pulaski County between the Planning Boundary described by the City of
Little Rock Ordinance ¹18,488 and the previous Planning boundary described in
Ordinances 15,433 and 16,937.
Source:Staff
The City of Little Rock Board of Directors has referred these issues back to the
Planning Commission.This item will address the issues of the Master Street
Plan,Land Use Plan,Zoning,and rezoning of selected parcels to residential
and non-residential categories.The previous write-ups are presented below
Master Street Plan as nA",followed by Land Use Plan as 'B"and ending with
Zonings as nC".The three previously separate items have been combined into
one item for this agenda.
PROPOSAL /REQUEST nA".
The proposal is to establish the Master Street Plan in the area between the Planning
Boundary described by the City of Little Rock Ordinance ¹18,488 and the previous
Planning Boundary described in Ordinances 15r443 and 16,937.
The proposed streets and their classifications are as listed below.
~Ferndale Cutoff Road (West Beltway)from State Highway 10 to Denny Road to be a
Principal Arterial;
~Ferndale Cutoff Road from Denny Road to Kanis Road to be a Minor Arterial
~Garrison Road from previous Planning Boundary to Ferndale Cutoff Road to be a Minor
Arterial with reduced design standards;
~Denny Road from the previous Planning Boundary to Ferndale Cutoff to be a Minor
Arterial;
~Proposed West Beltway from the Ferndale Cutoff and Denny intersection to the Pine
Circle and Faulkner Road intersection including Walnut Grove Road and Faulkner Road
to be a Principal Arterial;
~Kanis Road from the previous Planning Boundary to the Bur lingame Road intersection
to be a Minor Arterial with reduced design standards;
~Kanis Road from Burlingame Road west to Ferndale Cutoff Road be to a Principal
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
Arterial,
~Burlingame Road from the previous Planning Boundary to Kanis Road to be a Principal
Arterial;
~Colonel Glenn Road from the previous Planning Boundary to the new Planning
Boundary to be a Minor Arterial;
~Lawson Road from the previous Planning Boundary to the new Planning Boundary to
be a Minor Arterial,
~Beauchamp Road from Colonel Glenn Road to Lawson Road to be a Minor Arterial with
reduced design standards;
~Marsh Road from the previous Planning Boundary to Lawson Road to be a Minor
Arterial;
~Marsh Road Extension from Lawson Road southward to West Beltway to be a Minor
Arterial;
~Reynard Road from Beauchamp Road to Lawson Road to be a Collector:
~Joanwood Street and Extension from Lawson Road to Marsh Extension to be a
Collector;
~All other public roads will be shown as Local Streets.
ANALYS IS:
The primary function of Principal Arterials is to serve through traffic into and out of the urban
area.They connect major traffic generators or activity centers within a planning area.These
arterials are usually spaced three or more miles apart with a right-of-way of 110 feet.The
Principal Arterials in the planning area are the West Beltway (Ferndale Cutoff north of Denny
Road,Walnut Grove,Faulkner Road and connecting proposed segments)and Burlingame
Road/Kanis Road west of Burlingame Road.Both of these roads (proposed roads)are
continuations of principal arterials.The West Beltway provides north-south movement and the
Burlingame/Kanis provides east west movement.Both roads also fulfill the function of
principal arterials of traffic movement through the area.
Minor Arterials provide the connections to and through the planning area.Their primary
function is to provide short distance travel within and around the planning area.Generally,
these roads are spaced at one-mile intervals and have a right-of-way of 90 feet.Since a Minor
Arterial typically is a high volume road,a minimum of four travel lanes is required.The Minor
Arterials in the planning area are Garrison Road,Ferndale Cutoff south of Denny Road,Denny
Road,Kanis Road east of Burlingame Road,Col.Glenn Road,Beauchamp Road,Lawson
Road.Marsh Road,and its'outh extension.Garrison,Denny,Kanis.Lawson,Col.Glenn and
Marsh Roads were all minor arterials for that portion previously within the City's jurisdiction.
This makes the remainder of these roads the same classification with the same design
standard.Beauchamp and Ferndale Cutoff road (south of Denny)are added to continue this
arterial network to the west.These roads when included together provide a network to move
traffic around and through the area.
2
August 22.2002
ITEM NO..12 Cont.Extraterritorial Issues
A reduced density of development is proIected for this area.This is in part due to the existing
development pattern in the north areas.The pattern is for large lot residential —estate lots
Many of these homes are already in place using septic systems.The low density of
development is not one that makes development of a sewer system likely;therefore,the
remaining areas are likely to also be developed at a similar density.The function for the
arterial system is still needed:to move vehicles around and through the area.However,the
lower density reduces the need for as many lanes.In addition,the larger tract development
should produce fewer curb cuts along the arterials.Taking all this into consideration a
reduced design section is proposed on selected streets.By not reducing the right-of-way,the
public sector maintains the ability to widen the roads if development were to become more
dense.Reduced standards are proposed for Beauchamp Road,Garrison Road,and Kanis
west to the Burlingame Road intersection
A Collector street is the traffic connection from residential streets to arterials or to activity
centers,with secondary function of providing access to adjoining property.The Collector
system should not be continuous,but should direct traffic to arterials.Right of way for
Collectors is 60 feet.This class of road is generally at a spacing of a quarter to half mile.
Collectors in this area are Reynard Road,Joanwood Road and it's southwest extension.
STAFF RECOMMENDATIONS:
The existing circulation system proposed by the Master Street System should serve the
western part of Little Rock well.
PLANNING COMMISSION ACTION:(APRIL 25,2002)
Brian Minyard,of Planning Staff made a presentation of the item denoting each street's
proposed design and functional classification.Definitions of each classification of street were
also given to the audience.It was noted that no right-of-way dedication was requested at this
time.
Commissioner Downing reminded speakers that they were to address issues pertaining to the
Master Street Plan.
Phillip Baldwin stated,"It is the tail wagging the dog".Commissioner Downing asked which
street in particular that he was referencing Mr.Baldwin spoke of Garrison Road being a loop,
hilly and curvy.He stated that the park should be located in another location.Commissioner
Downing asked what was wrong with the classification of Garrison Road.Mr.Baldwin stated
that reclassifying as such does not justify a population that is likely to occur unless the road is
widened and straightened Mr.Baldwin stated that he did not believe that usage in the future
would not justify the classification.
3
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
Mr.Lawson pointed out that the Master Street Plan is set up for future expansion —when and if
the area is developed.If the area does not develop,then the process to widen the roadway is
not there.The process is being developed and will be in place so that some areas will not be
land locked and that some roads will not be carrying more traffic than they should.Mr
Baldwin stated that was a valid argument unless you exclude the existence of the park.
Commissioner Downing stated that the topic is Garrison Road and not the purchase of the
park on Garrison Road.Mr.Baldwin stated that the classification of Garrison Road as well as
Ferndale Cutoff,Kanis and Burlingame was tied to the purchase of the park.Mr.Baldwin
agreed that if the park were built that the roadways would have more usage.He continued
that he was not familiar enough with the other areas to comment on other roadways.
Commissioner Downing restated that speakers will speak on Master Street Plan issues only.
J.L.Weaver spoke that he was familiar with all of the roads in the area.Commissioner
Downing stated that he wanted Mr.Weaver not to speak about all of the roads,but one road in
particular at a time.Mr.Weaver starting naming streets upon which he would speak,starting
with Col.Glenn.Commissioner Downing stated that Mr.Weaver was to speak about Col.
Glenn that is a proposed minor arterial.He asked Mr.Weaver why Colonel Glenn should or
should not be a minor arterial.Mr.Weaver stated he was against any change until there was
a clearly defined criterion in place for the acquiring right-of-way.Commissioner Downing
stated that he appreciated his point but the point had already been made.Commissioner
Downing continued that Mr.Weaver would be ruled out of order unless he wanted to speak
about a specific road and the issue in front of the Commission right now.Mr.Weaver asked if
he would be allowed to address all of the roads.Commissioner Downing said no.After
discussion,Commissioner Downing ruled Mr.Weaver out of order Mr.Weaver acknowledged
that he was out of order and left the room.
Commissioner Downing stated that the Commission would accept comments on specific roads
from people in the audience.
Mrs.B.J.Barnett asked a question about a map that was on the back of the mailing of January
8,2002.The map,in which she was referring,did not have street names on it.She was
thinking that the map was the Master Street Plan and the misconception was eliminated.
Amanda Moore requested maps for the items.
Ken Simpson asked about the extension of Joanwood Lane.Mr.Minyard explained the
extension of Joanwood Lane and Marsh Road and the process of the improvements to the
roadway that are subject of rezoning or subdivision.Examples of collectors were
4
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
given to Mr Simpson and discussion followed.Commissioner Floyd added that a lot of roads
are on the Master Street Plan that were classified as such twenty years ago that are still two
lane with open ditches.
A motion was made to approve the Master Street Plan with staff comments.The motion was
approved with a vote of 8 ayes,0 noes and 3 absent.
PROPOSAL AND ANALYSIS "B'.
This proposal is to establish the Land Use Plan in the area between the Planning Boundary
described by the City of Little Rock's Board of Directors'rdinance ¹18,488 and the
previous Planning Boundary described in Ordinance ¹15,443.
The Land Use Plan is intended to serve as a guide for zoning and other land use decisions.It
is to provide a reasonable prediction of the future arrangement of land use,given various
factors affecting the use of land.It is a general blueprint of how the area will develop.but
need not be the final ultimate land use pattern.It is the pattern expected in the mid-term,
which is an appropriate action at this time.The proposed Land Use Plan pattern is flexible
and may change over time.In order to maintain its'sefulness and to be responsive to
changing conditions and community goals,adjustment to the plan may be necessary.The
plan represents a reflection of a wide variety of considerations that influence the use of land.
These include the existing land use pattern,current and proposed zoning,existing street
pattern,the Master Street Plan,and environmental characteristics.
The majority of the area (about 70%)is to shown as Single Family residential.This category
provides for single-family homes,one dwelling unit per lot,at densities not to exceed six
dwelling units per acre.Such residential development is typically characterized by
conventional single family homes,but may also include patio or garden homes and cluster
homes,provided that the density remain less than 6 units per acre.The majority of the area is
currently developed as large lot (5 plus acre tracts or estate lot)single-family homes.This
pattern is well established.After review of the development pattern immediately surrounding
the city limits,Single Family appears to be the best use for much of the area
All other Land Use Plan categories will be described as to location.Those areas not
described below,will be shown as Single Family on the Land Llse Plan.
Park/Open Space (PK/OS)is shown along all creeks and rivers in the area Nowlin Creek.
Kinley Creek,Little Maumelle River,and Fletcher Creek This category includes public parks,
recreational facilities,greenbelts,floodplains and other designated open space and
recreational land.In the county,PK/OS is shown for the flood plains of the creeks,which is
5
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
wider than the actual floodway.The only non-flood plain area shown,as PK/OS,is the city
park to be located on Garrison Road.PK/OS accounts for approximately ten percent of all
land in the area.
Agriculture and Forestry (AF)is shown in five areas in the plan area.The first three areas
comprise a three-pronged area originating at the intersection of the Little Maumelle River and
Ferndale Cutoff Road and is the largest concentration of AF in the area.These three areas
are more particularly described as:
1)Both sides of Studer Road from the Little Maumelle River west to Ridgefield Road.
2)The south side of Ferndale Cutoff Road from the Little Maumelle River
southwesterly towards Ferndale between the road and the river.
3)Both sides of Fletcher Creek between the West Beltway and the Little Maumelle
River.
The remaining two areas are:
4)The north side of Burlingame east of Walnut Grove Road.
5)The north side of Col.Glen Road at the Faulkner Road intersection.
It is the intent of this category to recognize the existing use of the land and acknowledge the
continuation of agricultural uses is the most probable short and mid-term use of the land The
agricultural classification is also designed to provide a transition between rural areas and the
urban fringe,where it would be appropriate to preserve existing rural land use,prior to
annexation into the city.Agricultural Forestry accounts for approximately nine percent of the
land.
Public Institutional (Pl)is shown in two areas.The first area,at Lake Maumelle,is for the
watershed of the lake.This is the vast majority of land shown as Pl.The second area shown
as Pl is for the Youth Home development on Col.Glen Road.Together,they comprise over
seven percent of the total land area.The Public Institutional category includes public and
quasi-public facilities that provide a variety of services to the community such as schools,
libraries,fire stations,churches,utility substations,and hospitals.The lake watershed is a
community facility that is the water source for the City.Youth Home is a medical related use
that fits with the hospital use within Public Institutional.
The remaining categories:Low Density Residential,Commercial,Neighborhood Commercial,
and Mixed Commercial Industrial comprise the remainder of the area and are listed in
decreasing size order.
Low Density Residential,accommodates a broad range of housing types including single-
family attached,single-family detached,duplex,town-homes,multi-family and patio or garden
6
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
homes.Any combination of these and possibly other housing types may fall in this category
provided that the density is between six and ten dwelling units per acre Low Density
Residential is shown in the following five areas:
1)On both sides of Highway 10 between Ferndale Cutoff and Barrett Roads.This area is
along an arterial and should have access to both sewer and water in the foreseeable
future.It also serves as a buffer from Commercial to Single Family uses.
2)Land west of Ferndale Cutoff Road and east of the Maurnelle River north of the Denny
Road intersection This area is along an arterial and bounded by a large floodplain.
With the restrictions on development due to these conditions,an increase in density
appears appropriate.
3)On the north side of Kanis Road west of the Live Oaks Subdivision and east of the
Commercial area shown in Ferndale.This area is proposed as a transition between the
Commercial of Ferndale and the large lot single-family of Live Oaks Subdivision.
4)Land on east side of Marsh Road north of Lawson Road and north of the Commercial
area to be described later.This area is proposed as a transition between the
Commercial and Single Family areas.
5)Land on the east side of Marsh Road north of Joanwood Drive Extension This area is
proposed as a transition between the heavy intensity of the Mixed Commercial
Industrial and the low intensity of the Single Family use to the south.
The Commercial category includes a broad range of retail and wholesale sales of products,
personal and professional services,and general business activities.Commercial activities
vary in type and scale,depending on the trade area that they serve.Commercial is shown at
the following four locations:
1)On both sides of Highway 10 east of Barrett Road.This is the intersection of an Arterial
and Collector,which meets the node principal used by the City for commercial
locations.It also has established commercial businesses.The proposed commercial
area expands the existing commercial use area at this location.
2)On all four corners of the intersection of Kanis Road and Ferndale Cutoff Road
bounded by the PK/OS for the Maumelle River and the LDR on the north side of Kanis
west of the Live Oaks Subdivision.This is an arterial-arterial intersection,meeting the
node principal used by the City.It is already a significant business center of the area.
The proposal is to expand the business area of Ferndale.
3)At the northeast corner of Beauchamp Road and Lawson Road.This is an arterial-
arterial intersection,meeting the node principal used by the City.There are existing
businesses in this location and the proposal is to expand the commercial use area.
7
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
4)On the north side of Lawson Road east of Marsh Road.This is an arterial-arterial
intersection,meeting the node principal used by the City.There are existing
businesses in this location and the proposal is to expand the commercial use area.
Neighborhood Commercial is shown in five areas.In contrast to the Commercial areas some
of these areas have existing commercial activity in them,some area vacant land.The strategy
was to place these Neighborhood Commercial nodes throughout the area at intersections of or
along arterials.The Neighborhood Commercial category includes limited small-scale
commercial development in close proximity to a neighborhood,providing goods and services
to that neighborhood market area.The four areas shown are:
1)The intersection of Goodson Road and Highway 10.This is the intersection of an
arterial and collector.There are existing businesses at this location,which serve the
area.
2)The northeast corner of Denny Road and Ferndale Road.This is the intersection of an
arterial and arterial.The location is about half way between two commercial areas and
allows for future growth needs as the proposed single family and low density residential
develops.
3)The westerly corner of Walnut Grove and Kanis Roads,which provides for future
growth.This is the intersection of an arterial and arterial.The location is between two
commercial areas and allows for future growth needs as the single family residential
develops.
4)The southeast corner of Colonel Glenn and Faulkner Roads.This is the intersection of
an arterial and arterial.The location recognizes an existing business and allows for
expansion as additional residential develops in the area.
5)All corners of the intersection of Beauchamp and Col.Glenn Roads.This is the
intersection of an arterial and arterial.The location provides for future growth.
Mixed Commercial Industrial is shown in one location in the area —on the south side of
Lawson Road east of Marsh Road.This category provides for a mixture of commercial and
industrial uses to occur.Acceptable uses are office or mixed office and commercial.A
Planned Zoning District is required if the use is mixed office and commercial.There are
existing intense commercial uses in this location.
This Land Use Plan should serve the area for the mid range.There have been areas
incorporated for non-residential growth (i.e.:commercial)and for alternate forms of residential
growth as shown with the LDR.With the presence of the five-acre subdivisions in much of the
area,the estate residential use is already well entrenched in the area.The existing conditions
in much of the area should control the density of future development.With large areas
already in 'estate'esidential makes sewer service to the area less favorable.This in turn
8
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
makes a dense development pattern less likely for the planning area.Thus,a more
conservative land use plan,as has been presented,should serve the area adequately well for
the next ten to fifteen years.
STAFF RECOMMENDATIONS:
Staff believes the proposed Land Use Plan is appropriate.
PLANNING COMMISSION ACTION:(APRIL 25,2002)
Brian Minyard.Planning Staff,made a presentation of the proposed areas including definitions
of each classification as the presentation proceeded.He continued that there was room for
expansion in the proposed commercial nodes and that a conservative approach had been
taken in the planning process.
Commissioner Floyd asked why the MCI —Mixed Commercial Industrial was shown on Lawson
Road.Staff replied that it recognized existing conditions in the area and explained the
definition of MCI.
Commissioner Berry asked what percentage of the Future Land Use Plan recognized existing
conditions.Mr.Minyard stated that the majority of the area,well in excess of 70 percent,
recognized existing uses.
Mr.Phillip Baldwin expressed concerns about the roadways in the area.He stated that the
proposed city park was in the wrong area.He continued that the reasoning was to take the
park into the city and questioned what effect the city park will have on the area.
James Watson stated that he was opposed to the rezoning on Reynard Road.Chairman
Downing stated that the item was the Future Land Use Plan,not zoning.It was determined
that the item he was speaking about was item 3.27 which would be heard later and he could
speak on it at that time.
A woman,who owns USA Auto in Ferndale,asked what Neighborhood Commercial was and
how it affected her.Mr.Minyard defined the Land Use Plan categories for her location and
about zoning her property in the future.He also explained the status of non-conforming
status.
Commissioner Downing explained the difference in the Future Land Use Plan and Zoning.A
motion was made and seconded to approve the Future Land Use Plan as presented by staff.
The motion was approved with a vote of 8 ayes,0 noes and
3 absent.
9
August 22.2002
ITEM NO.:12 Cont.Extraterritorial Issues
PROPOSAL AND ANALYSIS "C".
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.
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
10
August 22.2002
ITEM NO.:12 Cont Extraterritorial Issues
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.
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:
11
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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 Femdale 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-7186-1 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 T1N 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 8 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 T1N R14W Sec 4 to be zoned R-2.
Z-7192 Part of T1N R14W Sec 5 to be zoned R-2 except.
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.
12
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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 T1N 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 Maurnelle.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.
13
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
The following two zoning cases are for residential zonings.
ITEM 3.3 Z-7176-A 8406 8 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 fisted 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 restaurant with 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 has submitted a site
plan showing an additional proposed building to the southwest with a 2'etback.Staff feels
14
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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.
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
15
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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.Barberkbeauty shops and tanning salons are by
right in C-1,and a junk or salvage yard is permitted in 1-3.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.
16
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
ITEM 3.17 Z-7187-1 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-
farnily houses,and a gas tank storage facility.Staff does not support the requested zoning.
ITEM 3.18 Z-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 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 I-3 use.Surrounding uses are wooded tracts and single-family
homes.Staff does not support this request.
17
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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 R'l4W 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 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.
18
August 22.2002
ITEM NO.:12 Cont Extraterritorial Issues
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.'urrounding 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-fancily 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;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
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August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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 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.
20
August 22,2002
ITEM NO.:12 Cont E xt rate rrito ri a I I ss ues
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 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
21
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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.
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
22
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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.Barnett 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 motion 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 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
23
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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's 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'urrentconditionsanduseareas.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.
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-'I.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.
24
August 22,2002
ITEM NO:12 Cont.Extraterritorial Issues
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
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.
25
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
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.
STAFF UPDATE:(August 22,2002)
The Board of Directors sent these issues back to the Planning Commission so that the
Commission's action follows the filing of the Planning Boundary with the County Clerk.Now
that the boundary has been filed,the Commission will review the issues along with any
additional information.
Staff does not have any additional information at this time to present to the Commission.
PLANNING COMMISSION ACTION:(AU G U ST 22,2002)
Brian Minyard,City Staff,made a brief presentation to the commission.Mr.Minyard stated
that this item is composed of the three items previously heard by the Planning Commission
(Master Street Plan,Future Land Use Plan and Zoning Plan).The Board of Directors made a
request for this item to be presented before the Planning Commission to see if there is any
additional or new information to be reviewed.This request was in part due to the filing date
with the county clerk of the city ordinances.Staff did not have any additional information to
give to the Commission to review and recommended that the Commission approve this item
Sam Raines spoke in opposition to this item.Mr.Raines expressed a concern that the
expansion of the ETJ line,and the resulting implementation of city regulations,would result in
an inverse condemnation of property in the area in question.Mr.Raines stated that a possible
solution would be to incorporate a new city in the area covered by the ETJ expansion
Mr.Bud Barnes,representing the Citizens Concerned for Property Rights,spoke in opposition
to this item.Before making his opening comments,Mr.Barnes distributed a written copy of
his statement,and a book titled "The Geography of Nowhere"by James Howard Kunstler to
the Commissioners and City Staff.Mr.Barnes'pening remarks expressed his concern that
26
August 22,2002
ITEM NO.:12 Cont.Extraterritorial Issues
the Planning Commission Agenda addressing this item was not available on the city's website
in a timely manner.Mr.Barnes added that he believed that the expansion of the ETJ area
was a prelude to formal annexation of the territory by the city.Mr.Barnes raised some
question that fit into three categories:General,Legal,and Planning.General questions
included:a question about the causal factor to initiate Extra Territorial Jurisdiction,which
officials made the determination of such factors,how will this item address infill problems and
the provision of new services,the role of the Pulaski County Commission,the role of the
Highway Department,the role of Metroplan,the impact on Federal Transportation funding,and
if there a motivation to expand city limits to increase the tax base.The legal questions raised
by Mr.Barnes included a question of how zoning and land use ordinance applications could
take place without a properly filed map with the county clerk and a second question about the
authority to zone land as "open spaces"and "Agricultural and Forest"under the three
classifications granted by state law.The questions about the professional planning aspects
asked if the proposed ETJ area fit a master plan for the city,if alternative solutions had been
discussed,and if the expansion would encourage the development and rehabilitation of
existing neighborhoods and their infrastructure needs.
Mr.Philip Baldwin spoke in opposition to this item.Mr.Baldwin discussed his credentials as
an Urban Planner as well as the credentials of the Planning Commission members until the
time expired.
A motion was made to extend the speaking time by five minutes.The motion was approved
with a vote of 10 ayes,0 noes,and 1 open.
Mr.Baldwin questioned what the stated goals for the ETJ expansion were and then discussed
design issues concerning the proposed regional park located in the boundaries of the
expanded ETJ area until his time expired.
Commissioner Craig Berry opened his remarks by stating that he read the book "The
Geography of Nowhere"and that the book was about design issues.He also stated that the
expansion of the ETJ line was not about design issues but that the ETJ area is a tool to
prevent substandard development from occurring just outside city limits.He also stated that
the ETJ prevents the exporting of the tax burden to the city from development occurring
outside the city limits.Commissioner Berry closed his remarks by stating that it is good design
for a city to have parks and green belts located around the city.
A motion was made to approve the item as presented.The item was approved with a vote of
10 ayes,0 noes,and 1 open.
27
August 22,2002
ITEM NO.:13 East of 1-30 Stud
Name:East of 1-30 Study
Location:I-30 east to Fourche,Arkansas River south to 1-440
~Pur ose.Land Use,Master Street Plan review
Source:Mayor Dailey
As part of the Mayor's annual report to the City,Mayor Dailey proposed completing a Study of
the area east of Interstate 30.The Planning Staff worked with the Mayor's Office to develop
land use,zoning and design concepts for the area.Ideas were taken to representatives of the
area,a few property owners and interested parties,in order to get comments.A final draft
was prepared and the Mayor presented this to the Board of Directors in June 2002.This
report recommended Land Use and Master Street Plan changes,which Staff is now refining
Additional meetings in the area will be held to exchange ideas and information.From this a
set of amendments will be developed for consideration by the Planning Commission later in
the year.
This item is to bring the Commission up-to-date on what has already been done and what
Staff is planning to do in the coming months.
PLANNING COMMISSION ACTION:(AU G U ST 22,2002)
Walter Malone,Planning Staff,distributed copies of the East of /-30 Study and reviewed some
of the highlights with the Commission.Mr.Malone explained the process staff will follow from
this point.Several commissioners had questions about process,commercial/hotel uses
around the airport,the East Little Rock residential area.It was agreed to place this item on
the September 5 informal hearing to discuss it more fully.
August 22,2002
ITEM NO.:14 FILE NO.:S-1332-A
NAME:Hickory Pointe Addition —Preliminary Plat
LOCATION:East of the intersection of Rahling Road and Charleston Lane
DEVELOPER:ENGINEER:
George and Linda Gleason White-Daters and Associates
126 Hickory Creek Circle ¹24 Rahling Circle
Little Rock,AR 72223 Little Rock,AR 72223
AREA:12 acres NUMBER OF LOTS:21 FT.NEW STREET:1060
STAFF UPDATE:
On January 3,2002 the Planning Commission approved a preliminary plat for the Hickory
Pointe Addition Subdivision,which included 21 single-family lots.A private gated roadway
from Rahling Road is proposed to access the majority of the lots and a private gated driveway
from Charleston Lane is proposed to access three of the southern lots.
The development is proposed as a fenced subdivision.The applicant requested an increased
fence height at the time of preliminary platting.The Commission approved an eight (8)foot
solid faced brick fence with ten (10)foot columns adjacent to Rahling Road and extending
down Charleston Lane to the north lot line of Lot 18,at which point the fence design was to
change to a brick and wrought iron fence (8-foot wrought iron fence with brick columns).
The applicant is now requesting the wrought iron fence design portion of the fencing be
modified to match the fencing along Rahling Road (eight (8)foot solid face brick fence with ten
(10)foot columns).The solid face extension will be approximately 574 feet and located along
the street side of Lots 13 —17.At the time of preliminary platting,the Commission also
approved an increased fence height along the north and south property lines,(eight-foot chain
link fence)which is to remain the same as previously approved.
STAFF RECOMMENDATION:
Staff recommends approval of the request to extend the solid faced brick fence along
Charleston Lane making the entire fencing along the street sides of the subdivision an eight
(8)foot solid faced brick fence with ten (10)foot columns.
August 22,2002
ITEM NO.:'l4 Cont.FILE NO.:S-1332-A
PLANNING COMMISSION ACTION:(AUGUST 22,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff presented the item with a recommendation of approval
for the requested variance to allow a solid faced brick fence along Charleston Lane making the
entire fencing along the street sides of the subdivision an eight (8)foot solid faced brick fence
with ten (10)foot columns.
There was no further discussion.The item was placed on the consent agenda for approval.
The motion carried by a vote of 8 ayes,2 noes,0 absent and 1 vacant position.
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August 22,2002
There being no further business before the Commission,the meeting was
adjourned at 5:50 p.m.
Date ~+~5 L
(
ecr ry Chairman