HomeMy WebLinkAboutpc_10 03 2002LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
OCTOBER 3,2002
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
..Robert Stebbins
Norm Floyd
Obray Nunnley,Jr.
Bob Lowry
Mizan Rahman
Bill Rector
Rohn Muse
Jerry Meyer
Members Absent:Fred Allen,Jr.
City Attorney:Stephen Giles
III.Approval of the Minutes of the August 22,2002 Meeting of the Little Rock
Planning Commission.The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
OCTOBER 3,2002
4:00 P.M.
I.DEFERRED ITEMS:
A.Z-4463-D National Car Wash —Conditional Use Permit
8100 West Markham Street
B.Z-7270 Sonic Drive-In —Conditional Use Permit
2917 Cantrell Road
C.Z-7267 Smith Family Care Facility —Special Use Permit
1200 West 31'treet
D.Z-7268 Mclntosh Family Care Facility —Special Use Permit
2908 S.Gaines Street
E.S-46-X Overlook Park Revised Preliminary Plat
Vantage Point Drive
II.NEW ITEMS:
1.Z-5889-B Rezoning from C-4 to C-3
7715 Geyer Springs Road
2.G-40-20 Brodie Creek Water Main Extension
From West 36'treet and Bowman Road to
Kanis Road and Chenal Parkway
3.G-40-21 Intermediate and Pulaski Heights System Water Main Extension
From the Jack H.Wilson Water Treatment Plant to Cantrell
Road
4.Z-1166-C Pulaski Heights Christian Church —Revised Conditional
Use Permit
4724 Hillcrest Avenue
5.Z-3128-A Jordan Barber Shop and Day Care Center —Conditional
Use Permits
8213 and 8215 Asher Avenue
Agenda,Page Two
II.NEW ITEMS:(Cont.)
6.Z-4100-C Mount St.Mary —Revised Conditional Use Permit
3224 Kavanaugh Blvd.
7.Z-5055-E Chenal Golf Club —Revised Conditional Use Permit
10 Chenal Club Blvd.
8.Z-5935-A Pulaski Heights United Methodist Church —Revised Conditional
Use Permit
4823 Woodl awn Avenue
9.Z-6032-A Little Rock Seventh Day Adventist Church —Revised Conditional
Use Permit
8700 N.Rodney Parham Road
10.Z-7279 Lewis Beauty Salon —Conditional Use Permit
5506 West Markham Street
11.Z-7283 Dempsey Accessory Dwelling —Conditional Use Permit
55 Scenic Blvd.
12.Z-7284 College Station Elementary School —Conditional Use Permit
4710 Frazier Pike
13.Z-7295 Chenal Valley Montessori School —Conditional Use Permit
16,600 Block of Forest Lane
14.LU02-11-01 Land Use Plan Amendment I-430 District
Single Family to Low Density Multifamily
15.LU02-10-05 Land Use Plan Amendment Boyle Park District
Single Family,Multifamily,Office and Commercial to Low Density
Residential,Multifamily,Office and Mixed Office Commercial
16.River Mountain Neighborhood Action Plan Review
DRMEM
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Planning —Rezoning —Conditional Use Hearing October 3,2002
October 3,2002
ITEM NO.:A FILE NO.:Z-4463-D
NAME:National Car Wash —Conditional Use Permit
LOCATION:8100 West Markham Street
OWNER/APPLICANT:Emmanuel 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
discussion.
October 3,2002
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.
STAFF REPORT:
On September 5,2002,the applicant submitted a request that the item be deferred to
January 9,2003.Staff supports the request.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that,on September 5,2002,the applicant had submitted a request that
the item be deferred to the January 9,2003 agenda.There was no further discussion.
The item was placed on the Consent Agenda and deferred by a vote of 9 ayes,0 noes
and 2 absent.
2
October 3,2002
ITEM NO.:B FILE NO '-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.
STAFF REPORT:
On September 4,2002,the applicant submitted a request that the item be deferred to
the November 14,2002 meeting.Staff supports the request.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that the applicant had,on September 4,2002,requested that the item be
deferred to the November 14,2002 agenda.There was no further discussion,
The item was placed on the Consent Agenda and deferred by a vote of 9 ayes,0 noes
and 2 absent.
October 3,2002
ITEM NO.:C FILE NO.:Z-7267
Name:Smith Family Care Facility —Special Use Permit
Location:1200 West 31'treet
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"Street,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
October 3,2002
ITEM NO.;C Cont.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.
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
October 3,2002
ITEM NO.:C Cont.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"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 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
October 3,2002
ITEM NO.:C Cont.FILE NO.:Z-7267
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Simmons Smith was present,representing the application.There were several
persons present in opposition.Staff presented the item with a recommendation
of approval.
Chairman Lowry asked that the opposition speak first.
Sarah Facen spoke in opposition to the application.She discussed the history of
the property.She referenced a meeting held by the neighborhood association
and the applicant.She noted that there were no staff personnel at the family
care facility,and that one of the residents acted on the property manager.
Ms.Facen discussed the South Neighborhood Plan,noting that the plan
recommended reducing the number of drug rehabilitation facilities in the area.
She expressed concerns with the proposed family care facility and the type of
people who could live there.She noted that the applicant,Simmons Smith,had
recently done repairs on the house.She stated that Mr.Smith had problems
with housing code enforcement in the past.She expressed concern with Mr.
Smith operating the family care facility with his past record of not maintaining his
properties.She noted that there is a school bus stop at the corner of the
property and expressed concerns.
Simmons Smith,of 2411 Arch Street,addressed the Commission in support of
the application.He briefly discussed the history of the general area.He noted
that he had invested in and was committed to the south end neighborhood.He
briefly discussed this issue.He noted that he has done positive things for the
community,and briefly discussed the south end neighborhood.He noted that
the residential structure would be brought up to full compliance with the City'
housing codes.
Commissioner Meyer asked Mr.Smith when he purchased the property.
Mr.Smith stated that he bought the property in 1977 and lived there for a few
years,and then rented it out.The commissioner asked how large the structure
was.Mr.Smith responded that it was 1,000 square feet.He explained that
there were three (3)bedrooms,with two (2)persons per bedroom,and that the
bath and kitchen facilities were shared.
Jim Lawson,Director of Planning and Development,stated that there was no
specific ordinance requirement relating to minimum area per resident.
Commissioner Meyer questioned the number of residents to be housed at this
location.The proposed operation of the family care facility was briefly discussed.
4
October 3,2002
ITEM NO.:C Cont.FILE NO.:Z-7267
Commissioner Rahman asked if Mr.Smith planned on renting the house to
someone else to conduct the family'care facility.Mr.Smith explained that he
would operate the family care facility and not Dino Davis as was originally
planned.Mr.Smith provided the Commission with additional information relating
to the family care facility.
Vice-Chair Faust asked if the house was currently used as a family care facility.
Mr.Smith explained that Dino Davis operated a family care facility at this
address until the City issued a notice,at which time the use was ceased.
Commissioner Faust expressed that she was not confident in Mr.Smith's ability
to oversee the family care facility.This issue was discussed.
There was a discussion regarding the issue of whether or not the family care
facility was appropriate for the area.
Mr.Lawson officially changed the staff recommendation to denial.He expressed
that he was not comfortable with the fact that Mr.Smith had no track record with
family care facilities,or similar types of uses.
There was a lengthy discussion relating to the purpose and intent of family care
facilities and special use permits.
Commissioner Floyd expressed concerns with the condition of the residential
structures owned by Mr.Smith.Mr.Smith noted that he was committed to the
neighborhood and explained.
Commissioner Nunnley stated that he was not comfortable with the application
as it currently existed.He asked if a deferral would help the applicant and staff
resolve outstanding issues.
Chairman Lowry stated that he respected Mr.Smith's work in the neighborhood.
He noted that he was opposed to the application based on the number of
signatures of persons opposed as presented to the Commission on a petition.
Chairman Lowry stated that Mr.Smith had a right to defer the application.
Mr.Smith indicated that he wished to have a vote on the application at this
meeting.He stated that he would continue to be committed to the community.
There was a motion to approve the application subject to conditions as noted on
page 3 of the agenda report.The motion failed by a vote of 0 ayes,10 nays and
1 absent.The application was denied.
5
Xarrr Offr'css
of'imnzon~D.Dinit4,i~~
%C(Hou~
2420 South Broadway CLittleRock,Arkansas 72206
(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 W.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,Arkansas.
Dino Davis rents the house located at 1200 W.31"St.,Little Rock,
Arkansas,&om me and operates a home where he rents to individuals who
are in recovery lmm substance abuse problems.The house is a minimum to
no supervised facility.The 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.
I
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 differently 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.
The legal description of the property is:The East Y~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.
Thankinggou for your consideration and cooperation in this matter.
i,
c ~(k
simmons S.Smi
Attorney at Law
SSS/as
Enc.:Bill of Assurance
cc:Jeffery H.Keamey,Special Deputy Prosecuting Attorney
Monte Moore,Zoning Administrator
Kenny Scott,Zoning Administrator
Alice Chalk,Zoning OIIIcer
Dino Davis
Monday,August 19,2002
2-'7~&7
901 West Short 32"Street
L'ittle Rock,Arkansas 72206
City of Little Rock -Planning Commission
Little Rock,Arkansas 72201
To Whom It May Concern:
lt has come to my attention,that the owner of 1200 West 31",Mr.Simmons
Smith,would like to have a special use permit for this structure.I would like
to go on record as to oppose this item.
This house,along with the two other houses that Mr.Smith owns on this
block,has been nothing but a nuisance,since he has maintain these properties.
There have been several drug arrest at 1200 West 31"',which Lt.Spriggs
from the Little Rock Police Department can verify,as weH as these properties
being an eyesore to the neighborhood.
My Mother lives one block east of this residence at 3024 South Ringo Street.
For years,myself dk my brothers dk sisters,have maintained,beautified,and
enhanced my Mother's property.My Mother is 83 years old,and her
retirement should be spent in peace,and not worrying about residence of a
drug rehabiTitation house within one block of her residence.
Mr.Smith is asking this board to justify something that he is doing illegally,
by putting "the cart before the horse".He has six {6)adults living in a two
bedroom house,which has not been zoned for this type of living.
I urge you to keep this neighborhood and the houses in it,as a single-family
residence,and not allow this special use permit to be validated.
Sin erely,
RECEIVED
Kenyon owe,Sr.AUG 19 2002
BY:3k@~-
October 3,2002
ITEM NO.:D 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."
October 3,2002
ITEM NO.:D Cont.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.
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
October 3,2002
ITEM NO.:D Cont.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.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be deferred to the November 14,2002 agenda,based on the
fact that the required notices to surrounding property owners were not
completed.Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the November 14,
2002 agenda by a vote of 9 ayes,0 nays and 2 absent.
3
D
To whom it may concern,
I
This letter is to inform you,that I have complied with your regulations concerning
the application for a special use permit.I have obtained a Bill of Assurance from the
Pulaski County Recorder as required.I also received permission from the guardians of
the estate to use the home I live in to house people with special needs
I am currently providing a stable living environment to two individuals,Johnny
Williams and Robert Trott,who have both been diagnose with various mental disabilities..
Mr.Williams has been diagnosed with a slight mental retardation and social anxiety
disorder.Mr.Williams is extremely passive and very shy.Rarely does he speak to
anyone other than myself.He is functioning in terms of preparing his own meals and
his grooming habits.However;he does require some assistance with some aspects of self
care.
Robert Trott is a 20 year old male who suffers from moderate mental retardation as
well Attention Deficit Disorder.Mr.Trott functions on a child like level requires
assistance with several aspects of self care.He's very sociable and loves people and is
very outgoing.Neither individual is a threat to the community.Their condition does not
warrant they be institutionalized,however,they do need a certain level of guidance to
achieve a level of independent living skills.This why I look after the gentlemen and try
provide them a safe home,as well as,teach them independent living skills.
October 3,2002
ITEM NO.:E F I LE NO.:S-46-X
NAME:Overlook Park Revised Preliminary Plat
LOCATION:Vantage Point Drive
DEVELOPER:ENGINEER:
Pfeifer Development Company White-Daters and Associates
P.O.Box 99 fi24 Rahling Circle
N.Little Rock,AR 72115 Little Rock,AR 72223
AREA:2.3 acres NUMBER OF LOTS:3 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:3 —West Little Rock
CENSUS TRACT:22.01
VARIANCES/WAIVERS REQUESTED:15-foot platted front building line.
Lot depth to width ratio for Lots 116A and 117.
A.P ROPOSAL:
The area was preliminary platted in the mid-1960's with the majority of the lots
having been developed with the exception of a few dozen lots on the southern
portion of the plat.A revision to the preliminary plat was submitted in 1987,
which increased the number of lots by two in this area.
The applicant now proposes to replat two (2)previously approved lots into three
(3)single family lots.The applicant is requesting a variance to allow a 15-foot
platted building line on all three (3)lots and a variance from the lot depth to width
ratio for Lots 116A and 117.
B.EXISTING CONDITIONS:
The lots are extremely steep falling from the road with topography ranging in
elevation from 475-feet to 525-feet.Single-family homes have developed in the
area in similar conditions.The site is wooded with a ravine running along the
October 3,2002
ITEM NO.:E Cont FILE NO.;S-46-X
south and west.Foxcroft has developed to the south of the site across the
ravine.Single-family homes are located north of the site abutting the river.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from area residents.All
property owners abutting the site along with the Robinwood and Overlook
Property Owners Associations were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
Public Works:No comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Existing sewer main located on site.Show existing easement with
new lot configuration to assure service can be provided to all three new lots.
Contact Little Rock Wastewater Utility for additional details at 376-2903.
AP &L:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:No objection.
~Fire De artment:Place fire hydrants per code.Contact the Little Rock Fire
Department at 918-3752 for additional details.
~Count Plannin:No comment received.
CATA:The site is not located on a dedicated bus route and has no effect on
the bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Landsca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(August 29,2002)
Mr.Joe White of White-Daters and Associates was present representing the
application.Staff introduced the item noting additions needed on the proposed
plat.Staff stated there was one if not two variances from the Subdivision
Ordinance.Staff stated two of the three lots would require a depth to width ratio
2
October 3,2002
ITEM NO.:E Cont.FILE NO.:S-46-X
variance (Lots 116 and 117).Staff stated if the lots would have a 15-foot front
platted building line this would also require a variance.
Wastewater and the Fire Department comments were also noted.There being
no further issues to discuss the Committee then forwarded the item to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plat to staff including the additional information
requested by staff and the Subdivision Committee.The applicant has requested
the appropriate variances from the Subdivision Ordinance to allow the plat to
develop in the manner desired.The applicant has indicated a 15-foot front
platted building line and a variance for the depth to width ratio for Lots 116A and
117.The applicant has indicated the three (3)lots will be accessed by individual
driveways extending from Vantage Point Drive.
Staff is not supportive of the requested replat.The site is extremely steep
sloping downward into a ravine.The homes in this area have developed in
similar situations but are located on larger lots and the terrain does not appear to
be as steep.The average size of the existing lots ranges from 34,000 square
feet to 45,000 square feet.The proposed lots will range from approximately
21,240 square feet to 43,700 square feet.The proposed lot size is slightly
smaller than other lots in this general area.
Staff is not supportive of the requested variance to allow the 15-foot front platted
building line.The previously approved plat for the area was final platted with a
25-foot front building line and for the most part lots in the general area have
developed with a 25-foot building line.
Staff is not supportive of the requested variance for the Lot Depth to Width Ratio
Variance request for Lots 116A and 117.The remainder of the Subdivision has
developed without this variance.These lots were previously preliminary platted
without requesting any variances and these lots should develop a previously
proposed.
I.STAFF RECOMMENDATION:
Staff recommends denial of the proposed replat of Lots 116 and 117 into three
single-family residential lots and the requested variances associated with the
proposed replat.
3
October 3,2002
ITEM NO.:E Cont.FILE NO.:S-46-X
PLANNING COMMISSION ACTION:(SEPTEMBER 19,2002)
Mr.Joe White was present representing the application.There was one objector
present.Mr.White stated the objector had questions concerning the Bill of Assurance
and requested the item be deferred to the October 3,2002 Public Hearing.
Staff stated the deferral would require a waiver of the By-Laws.A motion was made to
waiver the By-Laws.The motion carried by a vote of 11 ayes,0 noes and 0 absent.
There was no further discussion.The item was placed on the Consent Agenda for
Deferral to the October 3,2002 Public Hearing.The motion carried by a vote of
11 ayes,0 noes and 0 absent.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Mr.Joe White was present representing the application.There were objectors present.
Staff stated the applicant had submitted a request to defer the item to the October 31,
2002 Public Hearing.Staff stated the request would take a waiver of the By-Laws.
A motion was made to waiver the By-Laws with regard to the request for a deferral.
The motion carried by a vote of g ayes,0 noes and 2 absent.
A motion was made to place the item on the Consent Agenda for deferral to the
October 31,2002 Public Hearing.The motion carried by a vote of 9 ayes,0 noes and
2 absent.
4
October 3,2l v2
ITEM NO.:1 FILE NO.:Z-5889-B
Owner:Yelenich Family Trust —R.J.Yelenich Trustee
Applicant:R.J.Yelenich
Location:7715 Geyer Springs Road (northeast corner of Geyer
Springs Road and Interstate 30)
Request:Rezone from C-4,with conditions,to C-3
Purpose:New convenience store development
Existing Use:Vacant commercial building
SURROUNDING LAND USE AND ZONING
North —Restaurants (across Young Road);zoned C-3
South —Interstate 30 right-of-way
East —Mixture of residential and office uses;zoned R-2 and POD
West —Convenience store (across Geyer Springs Road);zoned C-4
A.PUBLIC WORKS COMMENTS:
With Buildin Permit:
1.Driveway onto Geyer Springs to remain closed at this high traffic
volume intersection.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is located on CATA Bus Routes 17 and 17A.
October 3,2002
ITEM NO.:1 Cont.FILE NO.:Z-5889-B
C.PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified,as well as the Wakefield,
Windamere,Cloverdale and SWLR UP Neighborhood Associations were
notified of the proposed rezoning.
D.LAND USE ELEMENT:
This request is located in the 65'treet East Planning District.The Land
Use Plan shows Commercial for this property.The applicant has applied
for a downzoning from C-4 to C-3.
The proposal does not have a significant impact on the Land Use Plan,
which would necessitate a Plan Amendment.
Cit Reco nized Nei hborhood Action Plan:
There is no city recognized neighborhood action plan that covers the
applicants'roperty.
E.STAFF ANALYSIS:
On December 28,1994,the Board of Directors passed Ordinance No.
16,824 rezoning the property located at 7715 Geyer Springs Road from
R-2 to C-4.The property had been occupied by several nonconforming,
C-3 commercial businesses including a convenience store and liquor
store.The proposed use in 1994 was an automobile sales lot and it was
necessary to zone the property to C-4 to accommodate that use.On
November 1,1994,the Planning Commission voted 7 ayes,3 noes and 1
absent to recommend approval of the C-4 zoning.The issue was then
forwarded to the Board of Directors.At the Board level,concerns were
raised by neighborhood residents and some Board members about the
proposed use.In response to those concerns,the applicant offered
several conditions which were made part of the rezoning ordinance as an
attachment.Those conditions were as follows:
~A newfenceto be erected around the site was to be wrought iron.
~Plant materials were to be added and planted along the fence.
~There was to be no access from the site to Geyer Springs Road
(access was limited to Young Road).
~There was to be no vehicle display in the first 20 feet of the required
front yard setback.
~Vehicle display on the site was limited to approximately 30 cars.
2
October 3,2002
ITEM NO.:1 Cont.FILE NO.:Z-5889-B
The conditions were met and the site was subsequently occupied by the
automobile sales business.The auto sales business vacated the site,
after which an auto stereo business occupied the property.On January 6,
2000,the Planning Commission denied a request by Almost Everything
Car Audio to amend the previously approved conditions by removing the
condition prohibiting direct access to Geyer Springs Road.The
commercial building located on the property is currently vacant.
The request currently before the Commission is to rezone the property
from "C-4"Open Display District,with conditions,to "C-3"General
Commercial District.The property is occupied by a commercial building
and canopy structure which used to cover gas pumps.The property
owner wishes to downzone the property for two reasons.The first reason
is to eliminate the conditions as approved with the current C-4 zoning,so
that the existing curb cut to Geyer Springs Road could be used as access
to the site.The second reason for rezoning is to reduce the minimum
required front and street side yard setbacks,so that an addition can be
made to the canopy structure without the requirement for a setback (south
side)vadance.
Staff is supportive of the rezoning request.The majority of the property
north and south of this site along Geyer Springs Road is zoned C-3.The65'"Street East District Land IJse Plan recommends Commercial for this
property.A downzoning from C-4 to C-3 would continue to be in
conformance with the adopted land use plan.Staff believes the C-3
rezoning request is compatible with uses and zoning in the area.
Although the rezoning of the property from C-4 to C-3 would eliminate the
conditions of the previously approved C-4 zoning,the Public Works
Department has noted that the driveway onto Geyer Springs Road is to
remain closed (see paragraph A.of this report).
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 zoning.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff informed the
Commission that the driveway issue associated with the property had been
resolved.Staff noted that the Public Works Comment (paragraph A.of the
agenda report)had been revised as follows:
3
October 3,2002
ITEM NO.:1 Cont.FILE NO.:Z-5889-B
With Buildin Permit:
1.Driveway on Geyer Springs to be reconfigured to right turn entrance only with
a maximum width of 18'.Provide no exit signage.Improve corner curb
radius at Geyer Springs and Young Road to 40'.
Staff also informed the Commission that the applicant had revised the
application by placing the following condition on the proposed C-3 rezoning:
"The only driveway access allowed from Geyer Springs Road
will be a right turn entrance only for north bound traffic.The
driveway will have a maximum width of 18 feet."No Exit"
signage will be provided at this driveway location."
The application,as revised by the applicant,was placed on the Consent Agenda
and approved by a vote of 9 ayes,0 nays and 2 absent.
4
October 3,2002
ITEM NO.:2 FILE NO.:G-40-20
Name:Brodie Creek —Water Main Extension
Location:From the intersection of West 36 Street and
Bowman Road northwestward to the
intersection of Kanis Road and Chenal
Parkway
~ttwnarlA llcant:Central Arkansas Water
~Pro osal:In accordance with Act 186 of 1957,Central
Arkansas Water is requesting approval of a
24-inch water main extension and pump
station to improve their West Markham
System.
1.Public Works:
1.Repair streets per City Ordinance.
2.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 Engineedng at
501-340-4854 (Derrick Bergfield)for more information.
2.Utilities and Fire De artment:
Little Rock Wastewater Utility —Sewer mains located in area in easements.Contractor
will be responsible for any damages to existing sewer mains and services.
Central Arkansas Water —No objection
Little Rock Fire Department —No Comments.
Entergy —No Comments received.
Southwestern Bell —No Comments received.
Arkla Gas Company —No Comments received.
3.~Staff Anal sls:
In accordance with Act 186 of 1957,Central Arkansas Water is requesting approval of a
24-inch water main extension and pump station to improve their West Markham
System.Any water main extension larger than twelve (12)inches requires review and
approval from the Little Rock Planning Commission.
The proposed water main extension will run from the intersection of West 36'"Street
and Bowman Road in a northwestern direction to the intersection of Kanis and Cooper
Orbit Roads,then northwest along Kanis Road to the intersection of Kanis Road and
October 3,2002
ITEM NO.:2 Cont.FILE NO.:G-40-20
Chenal Parkway.A pump station is also proposed which will be located along the south
side of the new Woodlands Edge Subdivision,immediately west of the Brodie Creek
Subdivision.
Central Arkansas Water notes that the proposed water main extension and pump
station will increase volume to the existing West Markham System during high demand
peak periods.The pump station will also improve their reliability to serve customers in
time of a power failure.The water main extension will be budgeted through Central
Arkansas Water's Capitol and Special Projects,with future Capitol Improvement
Charges (formerly connection/development fees)helping finance the extension.
4.Staff Recommendation:
Staff recommends approval,subject to compliance with the Public Works and Little
Rock Wastewater Utility Comments.
SUBDIVISION COMMITTEE COMMENTS:(September 12,2002)
Joseph O'ara,Central Arkansas Water Engineer,was present,representing the application.
Staff gave a brief description of the water main extension.
Commissioner Berry asked how the water main extension would be financed.Mr.O'ara
noted that it would be publically financed,with future connection/development fees attached to
it.
Vice-Chair Faust asked about the time line for the installation of the proposed water main.Mr,O'ara responded that construction would begin around the first of next year and take
approximately eight (8)months to complete.
In response to a question from the Committee,Mr.O'ara noted that Central Arkansas Water
would begin acquiring easements within the next two (2)weeks.Mr.O'ara also discussed
the location of the proposed water main with regard to the new Woodlands Edge Subdivision.
He noted that the new water main would be south of this subdivision.
There being no further issues for discussion,the Committee forwarded the water main
extension to the full Commission for resolution.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Joseph T.O'ara,Central Arkansas Water Engineer,was present,representing the
application.Items 2 (G-40-20)and 3 (G-40-21)were discussed simultaneously.Chairman
Lowry noted that there were some questions regarding the water main extensions,
Ruth Bell addressed the Commission.She asked what the water main extensions were for.
She asked what was the need for the larger water mains.
2
October 3,2002
ITEM NO.:2 Cont.FILE NO.:G-40-20
Commissioner Floyd stated that he wished to have more specific information regarding future
developments'mpact on the existing water system.He briefly explained this issue.
Joseph O'ara addressed the Commission in support of the applications.He described the
proposed water main extensions.He explained the water pressure problems that have
recently occurred in the area of the proposed extensions.He noted that a professional
landscaper will be contracted to restore the areas where the new water lines will be installed.
Commissioner Floyd expressed concern that water works has not given the Commission
enough information on past developments relating to the impact of proposed developments on
the water system.The issue was further discussed.
Commissioner Berry asked if Central Arkansas Water had a master plan.Mr.O'ara stated
that Central Arkansas Water has a master plan which is currently being revised.The issue
was briefly discussed.
Commissioner Rahman asked if the Commission had dealt with this type of issue before.Jim
Lawson,Director of Planning and Development,explained that the Commission had reviewed
water main extensions before,and explained.The issue was discussed further along with the
cost of the projects.
Vice-Chair Faust asked if Central Arkansas Water will share its master plan with the
Commission.Mr.O'ara stated that copies of the master plan would be provided.There was
brief additional discussion related to the water main extensions.
There was a motion to approve Item 2 (G-40-20),Brodie Creek —Water Main Extension,as
recommended by staff.The motion passed by a vote of 9 ayes,0 nays and 2 absent.The
water main extension was approved.
There was a second motion to approve Item 3 (G-40-21),Intermediate and Pulaski Heights
Systems —Water Main Extensions,as recommended by staff.The motion passed by a vote
of 9 ayes,0 nays and 2 absent.The water main extension was approved.
3
October 3,2002
ITEM NO.:3 FILE NO.:G-40-21
Name:Intermediate and Pulaski Heights System—
Water Main Extension
Location:From the Jack H.Wilson Water Treatment
Plant northwestward to the intersection of
Cantrell Road and Pinnacle Valley Road
~Ownar/A llcant:Central Arkansas Water
~PIc caal'.In accordance with Act 186 of 1957,Central
Arkansas Water is requesting approval of a
water main extension to improve their
Intermediate and Pulaski Heights Systems.
1.Public Works:
1.Repair streets per City Ordinance.
2.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
501-340-4854 (Derrick Bergfield)for more information.
2.Utilities and Fire De artment:
Little Rock Wastewater Utility —Sewer main located in area in easements.Contractor
will be responsible for any damages to existing sewer mains and services.
Central Arkansas Water —No objection
Little Rock Fire Department —No Comments.
Entergy —No Comments received.
Southwestern Bell —No Comments received.
Arkla Gas Company —No Comments received.
3.~Staff Anal ala:
In accordance with Act 186 of 1957,Central Arkansas Water is requesting approval of a
water main extension to improve their Intermediate and Pulaski Heights Systems.Any
water main extension larger than twelve (12)inches requires review and approval from
the Little Rock Planning Commission.
This project involves installing a large transmission main west from the Jack H.Wilson
Water Treatment Plant (I-430 and Pleasant Valley Road)within and in some locations
parallel to an existing 50'ide raw water line easement.The main to be installed will
October 3,2002
ITEM NO.:3 Cont.FILE NO.:G-40-21
be ductile iron and starts at the Wilson Plant as a 48"pipe and reduces to a 36"at
Rodney Parham Road.The main will continue west to the intersection of Highway 10
and Pinnacle Valley Road.
Over the past three years Central Arkansas Water has had difficulty replenishing a 1
million gallon ground storage facility on their Intermediate System in west Little Rock
during the high demand summer months.Some of their customers have experienced
very low pressure during the early hours of the day.This transmission main will allow
them to provide more volume to the west Little Rock area and improve system pressure
during peak demand periods.They plan to extend this main in the near future and
connect it to an existing 20"main on Rahling Road that currently feeds this ground
storage facility.The route and size of this main has yet to be determined.
Also included in this project is a 16"main extension to loop the Pulaski Heights System.
This extension will help the Walton Heights ground storage facility to keep up with
demands when Central Arkansas Water is servicing a 500,000 gallon elevated storage
facility at the east end of the system.
Central Arkansas Water notes that the proposed water main extensions will increase
volume to the Intermediate and Pulaski Heights Systems during high demand peak
periods.The water main extensions will be budgeted through Central Arkansas
Water's Capitol and Special Projects,with future Capitol Improvement Charges
(formerly connection/development fees)helping finance the extensions.
4.Staff Recommendation:
Staff recommends approval,subject to compliance with the Public Works and Little
Rock Wastewater Utility Comments.
SUBDIVISION COMMITTEE COMMENTS:(September 12,2002)
Joseph O'ara,Central Arkansas Water Engineer,was present,representing the application.
Staff gave a brief description of the water main extension.
Mr.O'ara explained that an easement would be acquired from Alltel,so that the water main
extension could run along the southern boundary of their complex.He noted that the
remainder of the extension would be located within or adjacent to an existing 50 foot wide
easement.He noted that Central Arkansas Water would work with the neighborhood
associations in the area.He stated that the contractor would have a registered landscape
architect to replace landscaping after the water main installation.He also noted that
temporary fencing would be in place during the installation.
2
October 3,2002
ITEM NO.:3 Cont.FILE NO.:G-40-21
In response to a question from the Committee,Mr.O'ara stated that Central Arkansas Water
would have a "walk-through"with the neighborhood residents prior to the installation of the
new water mains.
After the discussion,the Committee forwarded the water main extensions to the full
Commission for resolution.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Joseph T.O'ara,Central Arkansas Water Engineer,was present,representing the
application.Items 2 (G-40-20)and 3 (G-40-21)were discussed simultaneously.Chairman
Lowry noted that there were some questions regarding the water main extensions.
Ruth Bell addressed the Commission.She asked what the water main extensions were for.
She asked what was the need for the larger water mains.
Commissioner Floyd stated that he wished to have more specific information regarding future
developments'mpact on the existing water system.He briefly explained this issue.
Joseph O'ara addressed the Commission in support of the applications.He described the
proposed water main extensions.He explained the water pressure problems that have
recently occurred in the area of the proposed extensions.He noted that a professional
landscaper will be contracted to restore the areas where the new water lines will be installed.
Commissioner Floyd expressed concern that water works has not given the Commission
enough information on past developments relating to the impact of proposed developments on
the water system.The issue was further discussed.
Commissioner Berry asked if Central Arkansas Water had a master plan.Mr.O'ara stated
that Central Arkansas Water has a master,plan which is currently being revised.The issue
was briefly discussed.
Commissioner Rahman asked if the Commission had dealt with this type of issue before.Jim
Lawson,Director of Planning and Development,explained that the Commission had reviewed
water main extensions before,and explained.The issue was discussed further along with the
cost of the projects.
Vice-Chair Faust asked if Central Arkansas Water will share its master plan with the
Commission.Mr.O'ara stated that copies of the master plan would be provided.There was
brief additional discussion related to the water main extensions.
There was a motion to approve Item 2 (G-40-20),Brodie Creek —Water Main Extension,as
recommended by staff.The motion passed by a vote of 9 ayes,0 nays and 2 absent.The
water main extension was approved.
3
October 3,2002
ITEM NO.:3 Cont.FILE NO.:G-40-21
There was a second motion to approve Item 3 (G-40-21),Intermediate and Pulaski Heights
Systems —Water Main Extensions,as recommended by staff.The motion passed by a vote
of 9 ayes,0 nays and 2 absent.The water main extension was approved.
4
October 3,2002
ITEM NO.:4 FILE NO.:Z-1166-C
NAME:Pulaski Heights Christian Church —Revised Conditional
Use Permit
LOCATION:4724 Hillcrest Avenue
OWNER/APPLICANT:Pulaski Heights Christian Church/Rev.Donna Rountree
PROPOSAL:A revised conditional use permit is requested to allow use
of this existing,R-2 zoned church facility for a Little Rock
School District class program with a maximum enrollment
of 80 students with 4 teachers and 4 aides.
STAFF UPDATE:
On September 17,2002,the applicant submitted a request that the item be withdrawn.
The Little Rock School District is rescinding its lease with the Church.Staff
recommends approval of the request to withdraw the application.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that the applicant had requested that the item be withdrawn.There was
no further discussion.
The item was placed on the Consent Agenda and withdrawn by a vote of 9 ayes,
0 noes and 2 absent.
October 3,2002
ITEM NO.:5 FILE NO.:Z-3128-A
NAME:Jordan Barber Shop and Day Care Center—
Conditional Use Permits
LOCATION:8213 and 8215 Asher Avenue
OWNER/APPLICANT:Edward Jordan
PROPOSAL:Conditional use permits are requested to allow a
barber shop on the 0-3 zoned property at 8213 Asher
Avenue and a day care center on the R-2 zoned
property at 8215 Asher Avenue.The properties will
have shared access and parking.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The properties are located on the south side of Asher Avenue,one lot
west of Marborough.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This particular length of Asher Avenue is characterized by a mixture of
zoning and uses.Single family residences are located across Asher
Avenue to the north and beyond the alley to the south.Vacant lots and a
single family residence are located to the west.A recently approved
beauty salon is located adjacent to the east.Other uses in the area
include a mobile home park,a PCD zoned former lumber yard and a
church.These properties have been impacted by the widening of Asher
Avenue.With proper attention to details such as screening and buffering,
the proposed uses 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 Westwood and John
Barrow Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The proposed day care center requires 4 parking spaces;20 children and
2 employees.The 900 square foot barber shop requires 4 parking
spaces.A paved driveway extends from Asher Avenue,between the two
buildings,to a parking lot behind the barber shop with 5 spaces.An
additional 4 spaces are proposed for the day care center side of the
development.The two uses will have cross-access and shared parking.
October 3,2002
ITEM NO.:5 Cont.FILE NO.:Z-3128-A
The proposed 9 parking spaces are sufficient for the uses.
4.SCREENING AND BUFFERS:
The proposed northeastern disabled parking space does not allow for the
required minimum nine (9)foot wide street buffer/landscape strip required
by both the zoning and landscaping ordinances.
The proposed playground projects over into the minimum nine (9)foot
wide land use buffer area along the western perimeter.
5.PUBLIC WORKS COMMENTS:
1.Asher Avenue has been improved.No street improvements required.
2.All driveways shall be concrete aprons per City Ordinance.
3.Sidewalks shall be shown conforming to Sec.31-175 and the nMSP".
4.Stormwater detention ordinance applies to this property.
5.Driveway width not greater than 36'.
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:Due to a barber shop being established in this location installation
of a backflow prevention device will be required.
Fire Department:Place fire hydrants per code.
~Count Plennln:No Comments.
CATA:A CATA Bus Route is located on Asher Avenue.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
The applicant,Edward Jordan,was present.Staff presented the item and noted
that additional details were needed on the proposed uses.Staff requested
information regarding signage,days and hours of operation,site lighting and
trash pick-up.Staff asked how many employees the barber shop would have.
2
October 3,2002
ITEM NO.:5 Cont.FILE NO.:Z-3128-A
Regarding the site plan,staff noted that a parking space proposed in front of
8213 Asher needed to be removed;that the back-out space at the south side of
the rear parking lot needed to be adjusted to minimize its width and to maximize
landscaping;and the driveway and parking spaces needed to be shown in a
cross-access and parking easement.
Public Works Comments were discussed.The applicant was advised to reduce
the width of the driveway onto Asher Avenue and that an in-lieu contribution for
stormwater detention would be required.
The applicant was advised that a 6 foot tall screening fence was not required on
the east perimeter.It was suggested that the playground be relocated 5 feet to
the east and natural screening materials be planted between the playground and
the west property line.The Committee suggested that to do so would result in
saving several trees by not having to place a wood fence along the west property
line.
The applicant was advised to submit 4 copies of a revised site plan and
responses to staff issues no later than noon,Wednesday September 18,2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The 0-3 zoned property at 8213 Asher Avenue and the R-2 zoned property at
8215 Asher Avenue are each occupied by a one-story,frame,residential
structure.The 0-3 zoned lot has a lengthy history of occupation by a variety of
office uses.Both properties are owned by the applicant who operates a barber
shop at 8213 Asher Avenue.The applicant is requesting approval of two
conditional use permits;one to allow the barber shop to operate on the 0-3
zoned,8213 Asher Avenue property and the second to allow a small day-care
center to operate on the R-2 zoned,8215 Asher Avenue property.
The barber shop is proposed to have 4 employees and will operate,by
appointment,seven days a week;from 8:00 a.m.—6:30 p.m.The day care
center will have a maximum enrollment of twenty children and will have two
employees.The day care will operate from 7:30 a.m.—5:30 p.m.,Monday
through Friday.A single shared driveway accesses the site from Asher Avenue,
The driveway extends between the two buildings and currently serves a 5 space
parking lot located behind 8213 Asher.One new space will be located in front of
8215 and three new spaces will be located behind 8215 Asher.The driveway
and parking spaces will be located in a cross-access and parking easement.
The day care and barber shop require 4 parking spaces each.The proposed 9
spaces exceed ordinance minimums.One single,ground-mounted sign will
serve both uses.The sign will have an area of 3 feet by 4 feet and a maximum
3
October 3,2002
ITEM NO.:5 Cont.FILE NO.:2-3128-A
height of 6 feet.A 6 foot tall,wood privacy fence will be erected along the rear of
the site,adjacent to the undeveloped alley.The fence will be similar to that on
the property adjacent to the east and will provide screening for the residences
located beyond the alley,to the south.A playground will be located behind the
day care center.Screening,in the form of landscape materials,will be located
on the west side of the playground where it is adjacent to an undeveloped,R-2
zoned lot.The applicant shows curbing around the parking lot and driveway as
well as concrete sidewalks to provide access from the parking lot to the two
buildings.Lighting for the parking lot is shown as low-level and directional,
aimed into the site.No dumpster will be located on the site.
On September 18,2002,the applicant submitted a revised site plan and cover
letter that addressed the issues raised at Subdivision Committee and reflected in
the analysis above.To staff's knowledge,there are no outstanding issues.The
two uses,as proposed,should be compatible with uses and zoning in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permits subject to compliance
with the comments and conditions outlined in the staff analysis and Sections 4,5
and 6 of this report.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Letters of support
had been received from the John Barrow Neighborhood Association and Steve
Rankin,of 8110 Vinewood Lane.Staff presented the item and a
recommendation of approval subject to compliance with the conditions outlined
in the "Staff Recommendation"above.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 9 ayes,0 noes and 2 absent.
4
October 3,2002
ITEM NO.;6 FILE NO.:Z-4100-C
NAME:Mount St.Mary —Revised Conditional Use Permit
LOCATION:3224 Kavanaugh Blvd.
OWNER/APPLICANT:Sisters of Mercy/Tommy Jameson,AIA
PROPOSAL:A revision to a previously approved C.U.P.is
requested to allow for the phased expansion of
facilities on this existing,R-2 zoned school campus.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The school is located north of the intersection of Van Buren Street and
Kavanaugh Blvd.
2.COMPATIBILITY WITH NEIGHBORHOOD:
Mount St.Mary Convent and School has existed at this location for
decades.Many of the surrounding properties are zoned R-2 and are
occupied by single family homes.Other uses in the immediate vicinity
include other churches,multifamily and neighborhood oriented
commercial.The school expansion is located entirely within the existing
school site.No increase in student enrollment is proposed.The
proposed expansion should not affect the school's continued compatibility
with the neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Hillcrest Neighborhood
Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
When all phases are developed,the campus will have 39 classrooms with
a staff of 64;requiring 298 parking spaces.91 of those spaces are in a
new parking lot shown along the base of the hill,adjacent to Kavanaugh
Blvd.Those spaces were shown solely to meet the City's ordinance
requirement and it is the applicant's desire to delay their construction until
phase IV,in hopes that alternative parking scenarios might develop.In so
much as the school is not increasing its enrollment and is only adding one
more classroom,staff would support such a plan.
October 3,2002
ITEM NO.:6 Cont.FILE NO.:Z-4100-C
4.SCREENING AND BUFFERS:.
The width of the on-site street buffer along Hillcrest Avenue must not drop
below a width of fifteen (15)feet.The full requirement without transfers is
thirty (30)feet.
Interior landscape islands must be at least 300 square feet in area to
count toward fulfilling the eight (8)percent interior landscaping
requirement.
New landscaped areas will require irrigation.
Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
Prior to a building permit being issued,it will be necessary to provide an
approved Landscape Plan stamped with the seal of a Registered
Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible.Extra credit toward fulfilling landscape ordinance
requirements can be given when properly preserving trees of six (6)inch
caliper or larger.
5.PUBLIC WORKS COMMENTS:
1.Kavanaugh Blvd.is classified on the Master Street Plan as a minor
arterial.A dedication of right-of-way 35 feet from centerline will be
required.
2.Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3.Driveways shall conform to Sec.31-210 or Ordinance 18,031.
4.Grading permit will be required on this development.
5.Stormwater detention ordinance applies to this property,
6.Land Alteration Ordinance applies to this property,including tree
protection and earthwork requirements.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Additional easements required,contact Entergy,
Reliant:No Comments received.
2
October 3,2002
ITEM NO.:6 Cont.FILE NO.:Z-4100-C
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.
CATA:The site is located on CATA Bus Routes along Kavanaugh Blvd.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Tommy Jameson was present representing the application.Staff presented the
item and noted that additional information was needed regarding signage,
building heights,site lighting,fencing and student drop-off/pick-up.
Public Works and Landscape Comments were presented and discussed.
It was noted that there was no proposal to increase enrollment and the entire
project would result in a net gain of only one classroom.
Mr.Jameson stated that the lower tier of parking,in front of the HPER building,
was proposed since the parking requirements for high schools had recently been
increased.He stated that he felt the school's parking needs could be met
without having to construct that parking area.The Committee urged him to
request a parking variance and to preserve the landscaped slope rather than
construct the parking.Mr.Jameson stated the school was pursuing other
alternatives such as parking the teachers off site and prohibiting sophomore
students from driving to the campus.In response to a question from
Commissioner Berry,staff stated that there could be support for a parking
variance if alternatives were available.
The applicant was advised to submit 4 copies of a revised site plan and
responses to staff issues no later than noon,Wednesday September 18,2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
3
October 3,2002
ITEM NO.:6 Cont.FILE NO.:Z-4100-C
STAFF ANALYSIS:
Mount St.Mary Academy,an all girls parochial school,occupies the large,R-2
zoned tract located at 3224 Kavanaugh Blvd.The school has been at this
location for nearly 100 years and has changed over the years from a convent
with a school to a large school with the remnants of a convent.
T'e current Conditional Use Site Plan dated 1/6/99 illustrated a three phase plan
for improvements to the campus.Phase I was the addition of a 15,000 sf math
and science wing and was completed in May 2000.Phase II was shown to be a
renovation of the existing 50,000 sf classroom building,which is currently in
schematic design.Phase III was a proposed addition of a 15,000 sf 700 seat
auditorium on the south side of the east classroom wing.
Since the original CUP was approved,several things have happened.The
pdimary change is that the Sisters of Mercy,(who are the "owners"of both Mount
St.Mary Academy and the Convent)asked MSM staff if they would look
differently at the proposed site for the auditorium if they were given use of the
convent site.(Over the years,the population of sisters residing in the convent
has dropped.)Upon further study,the convent site was found to have superior
benefit and also would allow the expansion of cultural arts related classroom
space.The other noted change since '99 is the increased awareness in health
and sports related education opportunities and participation in and popularity of
girls high school sports.After studying options for expanding the existing
gymnasium,it was found that a new gym facility —in addition to the existing 1923
gym building —would meet the needs of the school better.
The proposed revision to the Conditional Use Permit include the following
components:
Phase I Nlath Science Addition:Completed
Phase II Renovation of the Existing Classroom Building:
This phase remains unchanged from the previous C.U.P.This phase will include
asbestos abatement,code upgrades,envelope upgrades,and replacement of
existing mechanical and electrical systems including adding air conditioning to
the existing 50,000 sf classroom building.This phase will also include
renovation of the existing gymnasium building.The proposed scope of work
involves new mechanical/electrical systems,including air conditioning,
remodeling of the basement locker rooms and adapting the swimming pool room
to a fitness center.
4
October 3,2002
ITEM NO.:6 Cont.FILE NO.:Z-4100-C
Phase III Performing and Cultural Arts Complex:
The proposed revision to Phase III includes removal of the three convent
buildings and construction of a 51,000 sf structure including a 700 seat
auditorium,support spaces for the auditorium including lobby,scene shop and
storage,rehearsal space,classrooms (5)and support space for the art,music
and drama departments.A 21 space parking lot will be constructed near the
Hillcrest Avenue perimeter with this phase.
Phase IV Health Physical Education Recreation (HPER)Building:
This phase adds a gymnasium,locker rooms,lobby,toilets,one classroom and
staff offices,basically on the site of the original convent building.The site has
been used as parking since the demolition of the original convent building in
1987.The new 31,000 sf building would provide parking below the gym at
ground level.This phase would also include construction of the new lower tier
parking areas which were included in the original C.U.P.application.
It should be noted that through the proposed expansions of campus buildings it
is not the intent of Mount St.Mary to increase enrollment.Enrollment is
expected to remain in the 600-625 student range.
The proposed 91 space parking lot shown at the lower tier,to be constructed
with Phase IV,was shown solely to comply with ordinance parking requirements.
It is the school's hope that alternative arrangements might be found that would
preclude the development of this particular parking lot.At the end of Phase IV,
the school will have 39 classrooms,one more than the current number of 38.No
increase in enrollment beyond the current enrollment level of 600-625 is
proposed.The applicant has submitted the following parking analysis to support
the requested deferral and possible elimination of the construction of the lower
tier of parking spaces.
CLASSROOMS Current Phase II Phase III Phase IV
Existing Bldgs.38 38 38 38
Phase II (Renovate)-3 (note 1)-3 -3
Phase III (New Arts)+5,-1,-1 (note 2)+5,-1,-1
Phase IV (New HPER)1
Totals 38 35 38 39
Note 1:In renovating the existing building,classroom configuration is altered in
multiple areas to increase classroom size and create additional offices,resulting
in the loss of 3 classrooms.
Note 2:5 classes are gained in the Fine Arts addition,1 existing classroom is
lost due to demolition of the Convent,and 1 existing classroom is converted to
office use.
5
October 3,2002
ITEM NO.:6 Cont.FILE NO.:Z-4100-C
On September 18,2002,the applicant submitted an addendum to the cover
letter and 4 copies of a revised site plan addressing the issues raised at
Subdivision Committee.
The height of the proposed Performance and Cultural Arts Complex is 45 feet.
The bell tower height is 60 feet.The height of the proposed HPER building is 46
feet.No additional signage is proposed other than directional signage at the
driveway entrances and limited wall signage on the new buildings.Dumpster
location and site lighting have been'defined.Any existing fencing on the site will
be removed.No new fencing is proposed.Pick-up/drop-off areas will continue
to remain at the primary entrance to the existing building and on Jackson Street.
The proposed new buildings will be "wrapped"with a facade treatment along the
Kavanaugh Blvd.perimeter that is reminiscent of the original convent buildings.
This design will help to visually step down the massing of the new buildings.The
lower tier of parking remains on the site plan.The applicant feels that the option
to construct that parking area must remain.
To staffs knowledge there are no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised conditional use permit
subject to compliance with the development plan outlined in the applicant's cover
letter and addendum and compliance with the staff comments and conditions
noted in Sections 4,5 and 6 of the staff report.
Staff recommends approval of the building height variances requested for the
new Performing Arts and HPER buildings.Staff would support a parking
variance,if alternatives are provided.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Tommy Jameson,architect,was present representing the application.There
were no objectors present.Staff presented the item and a recommendation of
approval subject to compliance with the conditions noted in the "Staff
Recommendation"above.Staff also noted that the applicant had requested a
parking variance.Although the lower tier of parking was being left on the plan,
the applicant indicated that the school wished that area of parking to be
considered as optional;giving the school flexibility to construct,or not construct,
the parking.In light of there being no proposed increase in the school's
enrollment and a net gain of only one classroom,staff recommended approval of
the parking variance.There was no further discussion.
6
October 3,2002
ITEM NO.:6 Cont.FILE NO.:Z-4100-C
The item was placed on the Consent Agenda and approved as recommended by
staff,including the height and parking variances.The vote was 9 ayes,0 noes
and 2 absent.
7
October 3,2002
ITEM NO.:7 FILE NO.:Z-5055-E
NAME:Chenal Golf Club —Revised Conditional Use Permit
LOCATION:¹10 Chenal Club Blvd.
OWNER/APPLICANT:Deltic Timber/White-Daters
PROPOSAL:A revision to a previously approved conditional use
permit is requested to allow for the phased expansion
of facilities on this R-2 zoned private recreation
facility.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located at the end of Chenal Club Blvd.,west of Chenal
Parkway.
2.COMPATIBILITY WITH NEIGHBORHOOD:
Other golf club facilities are located north,south and west of this site.
Single family homes are located farther to the east.
This facility was developed as a primary component of the Chenal
development.Allowing the proposed modifications should not affect its
continued compatibility with the neighborhood.
All owners of property located within 200 feet of the site and all residents
within 300 feet who could be identified were notified of this request.
There is no neighborhood association within the vicinity of this site.
3.ON SITE DRIVES AND PARKING:
Multiple parking lots,eventually containing more than 500 spaces,are
located along either side of Chenal Club Blvd.The site contains the golf
club house,a swimming pool,tennis courts and the golf courses.There is
additional area available for construction of more parking,if it is deemed
necessary.
4.SCREENING AND BUFFERS:
~bandana e:Areas set aside for boffers and landscaping meet with
ordinance requirements.When applying for a building permit,the
landscape plan will be reviewed in greater detail.Prior to a building permit
October 3,2002
ITEM NO.:7 Cont FILE NO.:Z-5055-E
being issued,it will be necessary to submit an approved Landscape Plan
stamped with the seal of a Registered Landscape Architect.
An irrigation system to water landscaped areas will be required.
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: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:Approved as submitted.
~Count Ptenntn:No Comments.
CATA:The site is not located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Tim Daters was present,representing the application.Staff noted that a better
description of the project was needed,to allow for a complete analysis.Staff
requested details on each phase and of each improvement within each phase.
Mr.Daters responded that he would provide a revised cover letter and site plan.
Landscape comments were noted.
Public Works Comments were revised to remove references to stormwater
detention requirements since Chenal had developed a regional detention plan for
the entire Chenal Development.
2
October 3,2002
ITEM NO.:7 Cont.FILE NO.:Z-5055-E
The applicant was advised to submit 4 copies of a revised site plan and
responses to staff issues no later than noon,September 18,2002.The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
The Chenal Golf Club facilities,exclusive of the golf courses,occupy 22+acres
of R-2 zoned property located at If10 Chenal Club Blvd.The property contains a
clubhouse,swimming pool,tennis courts,numerous smaller buildings and
substantial parking areas.As this private facility has developed,there have been
several changes to the master plan.Chenal now proposes to amend the Club
plan by relocating some of the tennis courts,constructing a new tennis pro shop
and fitness center and revising the parking layout.All modifications will take
place within the existing Club property.
The tennis pro shop and fitness center building will be 30 feet in height and
8,500 square feet in area.The building will match the French architectural style
of the existing buildings on the site.The total number of tennis courts will be
reduced from 16 to 10.A black chain link fence with opaque nylon screen will be
constructed around each court.There are no plans to cover the courts or to light
them for night play.
The Club is open from Tuesday through Sunday.Special events may be held on
Mondays.Club facilities are typically open from 7:30 a.m.to 9:00 p.m.Special
events may run later in the evening.The fitness center will open at 6:00 a.m.
During the summer season,the pool opens at 10:00 a.m.and closes at 8:00
p.m.
No changes are proposed in signage or to the other buildings and parking lots.
On September 18,2002,the applicant submitted 4 copies of a revised site plan
and an amended cover letter which addressed the issues raised at Subdivision
Committee and outlined in the staff analysis above.To staff's knowledge,there
are no outstanding issues.This existing facility was planned into the overall
Chenal Development before the first lot was sold and the first home built.The
proposed changes are all within the existing Club boundaries and will not affect
the Club's continued compatibility with the neighborhood.
STAFF RECOMMENDATION:
Staff recommends approval of the revised conditional use permit subject to
compliance with the development plan described in the applicant's cover letter
and the staff comments and conditions outlined in Sections 4,5 and 6 of the staff
report.
3
October 3,2002
ITEM NO.:7 Cont FILE NO.:Z-5055-E
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions noted in the "Staff Recommendation"above.There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 9 ayes,0 noes and 2 absent.
4
October 3,2002
ITEM NO.:8 FILE NO.:Z-5935-A
NAME:Pulaski Heights United Methodist Church —Revised
Conditional Use Permit
LOCATION:4823 Woodlawn
OWNER/APPLICANT:Pulaski Heights United Methodist Church/
Cromwell Architects
PROPOSAL:A revision to a previously approved conditional use
permit is requested to allow for phased expansion of
the existing church facilities located on this R-2 zoned
property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The church site is located between Woodlawn and Lee,east of Monroe
Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
Pulaski Heights United Methodist Church has existed at this location for
many years.The proposed expansions include additional classroom
space and parking,offices,a new entry space and a columbarium.All
improvements will take place within the boundaries of the existing church
site.No increase in worship center capacity is proposed.Although the
site is virtually surrounded by single family homes,the proposed
expansion should not affect the church's continued compatibility with the
neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Hillcrest Neighborhood
Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
The church has 39 parking spaces located across Woodlawn and 176
spaces on the main site for a total of 215.Once the master plan is
completed,there will be a total of 252 spaces.The sanctuary has a
seating capacity of 400 persons,requiring 100 parking spaces.The new
plan includes the construction of a two-level parking structure to replace
some of the parking lost by the construction of the new additions.
October 3,2002
ITEM NO.:8 Cont.FILE NO '-5935-A
4.SCREENING AND BUFFERS:
The plan submitted does not allow for the required six (6)percent interior
landscaping or the seven (7)interior trees required.This takes into count
the reduction allowed within the designated mature area.Since it would
be extremely difficult to satisfy the interior tree requirement on top of the
parking structure,contributions into the Tree Restoration for
Environmental Enhancement (T.R.E.E.)fund could be considered as a
substitute.However,this would not eliminate the interior landscape area
requirement.Deletion of interior landscaping area would require a
variance by the City Beautiful Commission.
5.PUBLIC WORKS COMMENTS:
1.Lee Avenue is collector with a 36'treet width standard.Improve
alignment for one half block on Lee at Monroe.Provide design
conforming to Master Street Plan and construct one-half street
improvement.
2.Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3.Obtain permits prior to dotng any streets cuts or curb cuts.Obtain
barricade permit prior to doing any work in the right-of-way.Contact
Traffic Engineering at 501-340-4854 (Derrick Bergfield)for more
information.
4.Detention Ordinance would not apply to this property.However,there
is an inadequate storm drain at Lee that should be considered in
design.
5.A Grading Permit will be required per Section 29-186(c)and (d).
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Existing 6"sewer main must be relocated at Developer's
expense.
Entergy:Approved,as submitted.
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.
2
October 3,2002
ITEM NO.:8 Cont.FILE NO.:Z-5935-A
Fire Department:Approved as submitted.
~Count Ptenntn:No Comments.
CATA:CATA Bus Routes are located along Kavanaugh Blvd.and Lee
Avenue,on block to the north and south respectively.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Kent Taylor,of the Cromwell Firm,was present representing the application.
Staff presented the item and noted additional information was needed regarding
building heights and setbacks,signage,dumpster location,fencing,treatment of
the east facade of the parking structure and the proposed columbarium.The
applicant was asked to provide the number of existing and proposed parking
spaces and the seating capacity of the sanctuary.Staff noted that the applicant
was requesting a waiver of the requirement to widen abutting streets and was
requesting to make a contribution to the City's T.R.E.E.program in lieu of
planting trees in conjunction with the parking structure.
Public Works Comments were discussed.Mike Hood,of Public Works,
explained that the only street widening needed was a taper of the west block of
Lee Avenue to correct a misalignment with the street at the Monroe Street
intersection.Mr.Taylor responded that the church would construct the taper.
There was a brief discussion of a drainage issue on the Lee Avenue perimeter.
Mr.Taylor stated the problem was created by stormwater runoff in the street,not
from the church site.He stated he would meet with staff to discuss the issue.
Landscape comments were discussed.
The applicant was advised to submit a revised site plan and responses to staff
issues no later than noon,Wednesday September 18,2002.The Committee
determined there were no other issues and forwarded the item to the full
Commission.
STAFF ANALYSIS:
Pulaski Heights United Methodist Church occupies the block and one half of R-2
zoned property located at 4823 Woodlawn Avenue.Several years ago,the
church had one block of Spruce Street closed and developed parking on the half
block east of Spruce Street,up to the alley.
3
October 3,2002
ITEM NO.:8 Cont.FILE NO.:Z-5935-A
To meet the needs of its members,particularly children and young families,the
Church proposes to build improvements within the limits of their existing
property,as bordered and defined by Lee Avenue,Monroe Street,Woodlawn
Avenue,and the alley aligning with Spruce Street south of Lee.
The Church requests a modification of their existing Conditional Use Permit to
allow the following new construction improvements:
~A two-story addition to the existing Norma Storey education building —13,344 sf
o This space will allow the Church to meet current codes by locating all
younger children on the first floor (some young children are currently
located on the second floor).
o The second floor will be used for older elementary-aged children and a
few adult classes.
o The spaces are intended primarily for Sunday School.They will also
be used for the existing Day Care operation (CTLTC),for community
arts and music lessons and other purposes.The Church does not
propose to create an elementary school.
o Also included is the playground,relocated to a secure location within
the complex.
~A two-story addition for various purposes —18,450 sf
o This building will consist of a floor of youth (middle and senior high)
classrooms and recreation areas over a dividable,double-height
multipurpose room.The addition will also include a non-working stage,
facilities for Boy Scouts,a serving pantry and other support spaces.
~A one-story office addition to the original building —2,250 sf
o This addition may provide for a small net increase in the number of
offices,but it is primarily intended to replace internal space that will be
freed-up to allow improved circulation.
~A one-story Gathering Space —1,800 sf
o This is designed to be a light-filled and airy infill of the courtyard
between the Sanctuary and Chapel.It is intended for fellowship before
and after services,to improve access to the Sanctuary,and to provide
a space for receptions.
4
October 3,20tI2
ITEM NO.:8 Cont.FILE NO.:Z-5935-A
~A Columbarium
o This facility is designed as a quiet garden-like setting for disposition of
the ashes of deceased members.There will be an actual garden,as
well as low masonry walls with burial niches covered with memorial
plaques.
o It will be set within the lawn between the Norma Storey building and
Woodlawn.To the passerby it will appear as a garden feature.
~Improvements for access and entry
o With a 14 to 15 foot grade change across the site,several ages of
construction,and many points of entry,it can be difficult for visitors,
the elderly and those with disabilities to access the facilities.Proposed
is a central two-story entry structure replacing the existing 1980's
entry,a second story link between the original building and the Norma
Storey building located above the existing breezeway,and a bridge
between the entry structure and the new youth/multi-purpose building,
Together with extensive regrading of the interior of the site,these
improvements will provide barrier free entry to the complex,weather-
protected drop-offs,and safe,enclosed barrier free circulation within
and between all the buildings.
~Parking
o The proposed additions will occupy a good deal of the existing on-site
parking.To replace this lost parking,the Church proposes to build
below-grade parking with structured parking above.Taking advantage
of the substantial grade change between Lee and Woodrow,the
Church will excavate the east part of the existing parking lot down
almost to the Lee Avenue elevation,to provide surface parking
accessed from the existing Lee curb cuts.This parking will extend
under part of the youth/multi-purpose building and most of the Norma
Storey educational addition.
o Above this grade parking will be built structured parking,at the level of
Woodlawn and using the same curb cuts.This parking structure will
be approximately level south to mid-block,then slope down to follow
the grade.
o Together,this parking strategy will result in a net increase of 45 to 50
parking spaces on-site.
5
October 3,2002
ITEM NO.:8 Cont.FILE NO.:Z-5935-A
The Church offers the following comments in support of its application:
Neighborhood impact:The Church recognizes its part in the historic fabric of
Hillcrest,and desires to do its part to enhance the neighborhood.To that end:
~The Church is committed to staying in the neighborhood.
~The Church is NOT expanding its property holdings.
~The Master plan is designed to pull the new structures towards the
center of the site,with minimal impact to the passer-by and adjoining
property owners.All new buildings are set well back from the property
lines.
~Existing traffic patterns and curb cuts are maintained.
~The quantity of on-site parking is increased,and well over half the
parking will be concealed under other structures.
~By keeping construction well away from them,all older trees should be
preserved.
~The buildings will be designed with matching materials and similar,rich
detailing to the Collegiate Gothic design of the older buildings.
~All site lighting will be designed to minimize "spill"off the property,
~There has been a chronic problem in the area with storm drainage.As
part of the additions,the Church will meet the requirements of the
City's stormwater retention ordinance.This may include in-lieu
contributions,or on-site retention using oversized storm drain piping or
other means.In either event,the net result will be an improvement in
the neighborhood storm drainage.
~The Church has already held an open house to discuss the proposal
with the residents.Notice was posted through the Association
newsletter and through personal delivery of invitations.The Church
has also had numerous discussion with various HRA board members.
On September 18,2002,the applicant submitted 4 copies of a revised site plan
and an addendum to the cover letter addressing the issues raised at Subdivision
Committee.
6
October 3,2002
ITEM NO.:8 Cont.FILE NO.:Z-5935-A
The height of the new education buildings match the height of the existing two-
story Norma Storey Education Building (24-25 feet).The office addition will be
one story and the in-fill of the courtyard will be lower in height than the chapel
and sanctuary at either side no additional signage is proposed beyond directional
signs.The dumpster location and screening have been indicated.The existing
fencing along Woodlawn and the east perimeter will remain unless it is
necessary to remove then during construction.If that is the case,they will be
replaced in kind.No other perimeter fencing is proposed.The columbarium will
be surrounded by 48"brick walls that also serve to contain the niches for burial
urns.The columbarium will enclose a garden and up to 500 urns.
After the Planning Commission action,the applicant will file an easement
abandonment to deal with the easements remaining in the former Spruce Street
right-of-way.That issue will go directly to the Board of Directors.
To staff's knowledge there are no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised conditional use permit
subject to compliance with the development plan outlined in the applicant's cover
letter and addendum and compliance with the staff comments and conditions
outlined in Sections 4,5 and 6 of the staff report.
Staff recommends approval of the request to make a contribution to the City'
Urban Forestry T.R.E.E.program in lieu of locating trees on the parking
structure.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
discuss~on.
The item was placed on the Consent Agenda and approved as recommended by
staff,including the proposed T.R.E.E.contribution.The vote was 9 ayes,0 noes
and 2 absent.
7
October 3,2002
ITEM NO 'FILE NO '-6032-A
NAME:Little Rock Seventh Day Adventist Church —Revised
Conditional Use Permit
LOCATION:8700 N.Rodney Parham
OWNER/APPLICANT:Arkansas Conference Association of Seventh Day
Adventist
PROPOSAL:A revision to a previously approved conditional use
permit is requested to allow for construction of an
addition to the existing church located on this R-2
zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The church is located on the north side of Rodney Parham Road,west of
the intersection with Van Lee.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The church has existed at this location for many years.The proposed
addition is within the boundaries of the existing church site and is not an
increase in the size of the sanctuary.Allowing the addition should not
affect the church's continued compatibility with the neighborhood.Single
family residences are located east,north and south of the site.A
floodway separates the church from the offices and retirement community
to the west.
All owners of property located within 200 feet of the site and all residents
within 300 feet who could be identified were notified of this request.
There is no neighborhood association within the vicinity of this site.
3.ON SITE DRIVES AND PARKING:
The site is accessed via two driveways;one off of Rodney Parham and
one off of Van Lee.The existing parking lot is located to the north and
east of the main building.A smaller parking lot is located in front of the
day care building,on the west side of the property.The seating capacity
of the sanctuary is 306 persons,requiring 76 parking spaces.There are
143 spaces on the site.No changes are proposed to the parking lots or
driveways.The proposed addition does not affect the parking
requirement.
October 3,2002
ITEM NO.:9 Cont.FILE NO.:Z-6032-A
4.SCREENING AND BUFFERS:
~Landsca e:A landscaping upgrade toward compliance with the
Landscape Ordinance equal to the expansion proposed (41%)will be
required.
5.PUBLIC WORKS COMMENTS:
1.Van Lee is classified as a collector.Dedicate ROW to 30'rom
centerline.
2.Traffic Engineering indicates a signal would be warranted at this
location in the future.Consideration should be given to moving
driveway north away from intersection as part of the construction.
3.Obtain permits prior to doing any street cuts or curb cuts.Obtain
barricade permit prior to doing any work in the right-of-way.Contact
Traffic Engineering at 501-340-4854 (Derrick Bergfield)for more
information.
4.Stormwater detention ordinance applies to this property.
5.Easements for proposed stormwater detention facilities are required.
6.A Grading Permit will be required per Section 29-186(c)and (d).
6.UTILITY FIRE DEPT AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Place fire hydrants per code.
CountOPlanninq:No Comments.
CATA:The site is located on CATA Bus Routes along Rodney Parham
Road.
2
October 3,2002
ITEM NO.:9 Cont.FILE NO.:2-6032-A
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Howard Haun and Donny Head were present representing the application.Staff
presented the item and noted additional information was needed regarding
signage,building heights,on-site parking and the seating capacity of the main
worship area.In response to a question from staff,the applicant stated that the
addition was solely for use by the church and would not be used by the private
school/day care which is located on the same site.
Landscape comments were noted.The applicant was advised that there was
flexibility in where the required landscape upgrade was to be placed on the site.
Public Works Comments were discussed.Staff stated their desire to see the
driveway onto Van Lee moved further away from the intersection.The applicant
responded that it would be very difficult to do so,due to the terrain of the site at
that location.The applicant was advised to meet with staff.
The applicant was advised to submit responses to staff issues no later than
noon,Wednesday September 18,2002.The Committee determined there were
no other issues and forwarded the item to the full Commission.
STAFF ANALYSIS:
The Little Rock Seventh Day Adventist Church is located on the R-2 zoned,9x
acre tract at 8700 N.Rodney Parham Road.The main building,housing classes
and a 306 seat sanctuary,is located on the east half of the property.A large,
multipurpose building and two metal buildings housing a day care center are
located on the west half of the site.A 143 space parking lot wraps around the
main building.The church has existed at this location for many years.The
church proposes to construct a 90'122'ddition onto the main building.The
addition will contain classrooms,restrooms and a large,church meeting room.
The new addition will be solely for use by the church and will not be used by the
day care.No expansion of the sanctuary's seating capacity is proposed.No
other changes are proposed to the site.The addition will not exceed the R-2
district allowable height of 35 feet.The site currently has two ground-mounted
signs;one for the church and one for the day care.No changes in signage are
proposed.
On September 18,2002,the applicant submitted an addendum to his cover
letter,addressing issues raised at Subdivision Committee and reflected in the
analysis above.To staff's knowledge there are no outstanding issues.Allowing
the proposed addition will not affect this church's continued compatibility with
uses in the area.
3
October 3,2002
ITEM NO.:9 Cont.FILE NO.:Z-6032-A
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit subject to compliance
with the comments and conditions outlined in the staff analysis and Sections 4,5
and 6 of this report.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
discuss~on.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 9 ayes,0 noes and 2 absent.
4
October 3,2002
ITEM NO.:10 FILE NO.:Z-7279
NAME:Lewis Beauty Salon —Conditional Use Permit
LOCATION:5506 West Markham Street
OWNER/APPLICANT:Judy Toison/Jennifer Lewis
PROPOSAL;A conditional use permit is requested to allow a
beauty salon on this 0-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located on the north side of Markham Street,one lot west of
Polk Street,across from War Memorial Golf Course.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The south side of Markham Street,in this area,is occupied by two large
users;War Memorial Park and St.Vincent's Hospital.Uses along the
north side of Markham are primarily office in nature.Another beauty salon
is located approximately two blocks east of this site.The R-5 zoned
property to the north contains several multifamily units.This small scale,
single operator beauty salon 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 Hillcrest Neighborhood
Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site contains four paved parking spaces in front and a driveway
accessing two paved spaces in the rear.This 1,200'quare foot beauty
salon requires six on-site parking spaces.One of the parking spaces at
the rear of the site is used by the occupant of an apartment located
behind the beauty salon;leaving five spaces for the salon.Since this use
is a single operator beauty salon,staff supports a variance allowing for
one less parking space than required by code.
4.SCREENING AND BUFFERS:
No Comments;all structures and paved areas already exist.
October 3,2002
ITEM NO.:10 Cont.FILE NO.:Z-7279
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:Approved,as submitted.
Water:Due to a beauty salon being established in this location.
Installation of a backflow prevention device will be required.
Fire Department:Approved,as submitted.
~Count Plannin:No Comments.
CATA:The site is located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
The applicant was not present.Staff presented the item and noted that
additional information was needed regarding signage,days and hours of
operation and trash pick-up.Staff noted that the applicant would be the sole
operator and there would be no other employees.Staff also noted that use of
the structure at the rear of the lot needed to be clarified.
Staff noted that there were no Public Works or Landscape Comments.
Staff stated they would contact the applicant to address the issues.The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
The 0-3 zoned property located at 5506 West Markham Street is occupied by a
one-story,brick and frame,single family structure that was converted to office
use several years ago.An accessory structure,consisting of a small apartment
over a carport,is located behind the principal structure.The front yard,west side
2
October 3,2002
ITEM NO.:10 Cont.FILE NO.:Z-7279
yard and a portion of the rear yard were paved years ago.The applicant
proposes to operate a beauty salon,utilizing the entire principal structure.No
changes are proposed to the accessory structure,driveways or parking area.
The applicant will be the sole proprietor and there will be no other employees.
The beauty salon will operate from 9:00 a.m.—6:00 p.m.,Tuesday through
Friday and 9:00 a.m.—3:00 p.m.,Saturday.Signage consists of a small wall
sign on the face of the building and a 15 square foot,10 foot tall,ground-
mounted sign.No dumpster will be located on the site.
On September 16,2002,the applicant submitted an addendum to her cover
letter,addressing the issues raised at Subdivision Committee and noted in the
analysis above.To staff's knowledge,there are no outstanding issues.Although
the ground-mounted sign is taller than the 6 feet allowed in office zones,the 15
square feet in area is much smaller than the 64 square feet allowed by the code.
Staff supports a variance to allow the sign.Permitting this small,single-operator
beauty salon to locate on this 0-3 zoned property should have no effect on uses
in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit subject to compliance
with the comments and conditions noted in the staff analysis and Sections 4,5
and 6 of this report.
Staff recommends approval of the variance to allow a 15 square foot,10 foot tall,
ground-mounted sign,subject to the sign not exceeding 15 square feet in area.
Staff recommends approval of the variance to allow a reduction of one space in
required parking.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
d~scuss~on.
The item was placed on the Consent Agenda and approved as recommended by
staff,including the sign and parking variances.The vote was 9 ayes,0 noes and
2 absent.
3
October 3,2002
ITEM NO.:11 FILE NO Z-7283
NAME:Dempsey Accessory Dwelling —Conditional Use
Permit
LOCATION:55 Scenic Blvd.
OWNER/APPLICANT:Demp and Paula Dempsey/Chuck Hamilton
PROPOSAL:A conditional use permit is requested to allow an
accessory dwelling to be placed above the existing,
detached garage structure located on this R-2 zoned,
13 acre site.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located at the end of Scenic Blvd.,west of the Little Rock
Country Club.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This 13 acre tract is comprised of a former quarry,situated between the
Little Rock Country Club and the adjacent residential neighborhood.The
Country Club is adjacent to the east.Single Family homes are located
above the quarry site,to the west.Single family homes are located north
and to the south of the site.The site is not readily visible from any of the
nearby homes.Allowing the proposed accessory dwelling will have no
impact on the neighborhood.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Heights Neighborhood
Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
The existing single family residence and proposed accessory dwelling
require one parking space each.There is more than adequate area
available on the site to accommodate the required parking.The site is
accessed via a private driveway off of the end of Scenic Road.
4.SCREENING AND BUFFERS:
No issues.
October 3,2002
ITEM NO.:11 Cont.FILE NO.:Z-7283
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer main extension required with easements if service is
required for project.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:Approved,as submitted.
Water:If a second water meter is needed,it would be placed next to the
meter for the existing residence.
Fire Department:Approved,as submitted.
C~ount Plannin:No Comments.
CATA:The site is not located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Chuck Hamilton was present representing the application.Staff presented the
item and noted there were very few comments on the issue.Staff did ask that
the applicant more clearly define the portion of the accessory structure to be
used as accessory dwelling.In response to a question from staff,Mr.Hamilton
stated separate utility meters would be requested.He explained the layout of the
various utilities and offered justification for the separation of utilities.
The applicant was advised to respond to staff issues no later than noon,
Wednesday September 18,2002.The Committee determined there were no
other issues and forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned,13 acre tract located at 55 Scenic Blvd.is occupied by a large,
single family residence and an accessory building containing a three-car garage.
Both structures are currently being extensively remodeled by the new property
owners.The applicants are constructing a second floor above the garage
2
October 3,2002
ITEM NO.:11 Cont.FILE NO '-7283
(accessory)structure.The addition will contain a small accessory dwelling for
visiting family members and guests and a larger,music room to house the
applicant's collection of vintage instruments.The accessory dwelling,consisting
of a bedroom/sitting room,bath and kitchen occupies approximately 460 square
feet of the 1,488 square foot accessory structure.The music room contains 560
square feet.The remaining area is devoted to terrace and balconies.Due to the
large size of the property and the separation between structures,the applicants
are requesting separate utilities for the accessory structure.
On September 16,2002,the applicants submitted an addendum to their cover
letter addressing the issues raised at Subdivision Committee and noted in the
analysis above.To staff's knowledge,there are no outstanding issues.Allowing
the proposed accessory dwelling over the existing garage on this 13 acre tract
should have no effect on surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with comments and conditions noted in the staff analysis and
Sections 4,5 and 6 of this report.
Staff recommends approval of the request to allow separate utilities for the
accessory structure.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
discuss~on.
The item was placed on the Consent Agenda and approved as recommended
by staff,including the request to have separate utilities.The vote was 9 eyes,
0 noes and 2 absent.
3
October 3,2002
ITEM NO.:12 FILE NO.:Z-7284
NAME:College Station Elementary School —Conditional Llse
Permit
LOCATION:4710 Frazier Pike
OWNER/APPLICANT:Pulaski County Special School District/Carter-
Burgess,Inc.
PROPOSAL:A conditional use permit is requested to allow for
construction of a tornado safe room —community
room on the site of this existing,R-2 zoned
elementary school.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is in the College Station community,but is within the Little
Rock city limits.The school is located on the south side of Frazier Pike,
just east of its intersection with Bankhead Drive.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The school has existed in this community for many years.The adjacent
neighborhood is characterized by a mixture of single family homes,vacant
lots,undeveloped tracts and non-conforming businesses.Allowing
construction of the proposed tornado safe room —community room within
the existing school site 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 College Station
Neighborhood Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site has an existing,23-space parking lot in front of the school and an
existing,11-space parking lot at the rear of the school.The front lot is
accessed via a circular driveway off of Frazier Pike that also serves as the
bus drop-off/pick-up area.The rear lot and service areas are accessed
via a separate driveway on the east side of the school.The school
proposes to add one more handicap space in the front lot;bringing total
October 3,2002
ITEM NO.:12 Cont.FILE NO.:Z-7284
on-site parking to 35 spaces.The school has 35 classrooms and 40
employees;requiring 75 parking spaces.No increase in the number of
classrooms or employees is proposed.
4.SCREENING AND BUFFERS:
Because of the small expansion proposed,no landscaping upgrade will be
required.
5.PUBLIC WORKS COMMENTS:
1.Frazier Pike is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2.Stormwater detention ordinance applies to this property.
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 Pisnnin:Puisski County hss no comments or concerns with this
project as proposed.
CATA:The site is located on a CATA Bus Route,
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Sally Horsey,of Carter-Burgess,was present representing the application.Staff
presented the item and made note of additional information that was needed,
including:height of all existing and proposed buildings,building setbacks,
signage,number of classrooms and employees,bus loading/unloading area,site
lighting,dumpster location and fencing.Additional information on playground
areas was also sought.
2
October 3,2002
ITEM NO.:12 Cont FILE NO.:Z-7284
Public Works and Landscape Comments were also noted.
The applicant was advised to submit 4 copies of a revised site plan and
responses to staff issues no later than noon,Wednesday September 18,2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
College Station Elementary School is located on the R-2 zoned,10+acre tract at
4710 Frazier Pike.Although this is a Pulaski County Special School District
school,it is within the Little Rock city limits.The campus consists of 6 buildings
containing 35 classrooms and associated support facilities,two playground areas
and a total of 34 parking spaces divided into two parking lots.Bus loading and
unloading takes place in a circular driveway located in front of the school.The
school district proposes to construct a 60'66.66'ornado safe room in front of
the existing school buildings.This 4,150 square foot,reinforced masonry and
concrete structure is designed to withstand winds up to 250 mph and the impact
of objects with a speed of 100 mph.The tornado safe room will provide
protection for the school's students,staff members and over 300 visitors and
local residents.A playground,currently located on the site where the tornado
safe room is to be constructed,will be relocated to a point behind one of the
classroom buildings.One additional handicap parking space will be added to the
front parking lot.No other changes are proposed to the site.
On September 18,2002,the applicant submitted a revised site plan and an
addendum to the cover letter addressing those issues raised at Subdivision
Committee and noted in the analysis above.Building setbacks and heights have
been labeled and existing signage,fencing,bus loading/unloading,dumpster and
playground have been indicated.Other than the relocation of the one,small
playground,none of the other site elements will change.
To staff's knowledge,there are no outstanding issues.Allowing construction of
the proposed tornado safe room will have no impact on the adjacent properties
and will provide an element of safety for the citizens in this area of the City.The
room will also provide a location for community activities and meetings when not
in use by the school.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the comments and conditions noted in the staff analysis and
Sections 4,5 and 6 of this report.
3
October 3,2002
ITEM NO.:12 Cont.FILE NO.:Z-7284
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.Staff noted that Public
Works'omment number 1 had been withdrawn;no right-of-way dedication is
required.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff.The vote was 9 ayes,0 noes and 2 absent.
4
October 3,2002
ITEM NO.:13 FILE NO.;Z-7295
NAME:Chenal Valley Montessori School —Conditional Llse
Permit
LOCATION:16,600 Block of Forest Lane,south side
OWNER/APPLICANT:Little Rock Paper Company/Dorothy Moffett
PROPOSAL:A conditional use permit is requested to allow for
development of a Montessori School campus on this
undeveloped,R-2 zoned 5 acre tract.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the south side of Forest Lane,midway between
Taylor Loop Road and Katillus Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area that is quickly developing with new
single family homes.The large tract across Forest Lane to the north was
recently approved for redevelopment as a single family subdivision.
Older,single family homes are directly adjacent to the west.Valley Falls
Estates,a large,new single family subdivision is being developed further
to the west and south.A church occupies the large,R-2 zoned tract
adjacent to the east.With proper attention to issues such as landscaping
and screening,this relatively small school should be compatible with
surrounding uses.The primary issue of concern appears to be access to
the site.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Johnson Ranch and
Westchester Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The applicant proposes to access the site via a single driveway off of
Forest Lane.A total of 31 on-site parking spaces are proposed.The
school is proposed to have 16 employees;6 full-time and 10 part-time.
Sixteen parking spaces are required for the employees.The enrollment of
the school is 110 students divided as follows;66 preschool (ages 3-6),22
October 3,2002
ITEM NO.:13 Cont.FILE NO.:Z-7295
lower elementary (ages 6-9)and 22 upper elementary (ages (9-14).The
15 remaining parking spaces exceed the number required by the code for
a school with the student population proposed.
4.SCREENING AND BUFFERS:
Portions of the proposed land use buffer along the eastern perimeter drop
below the nine (9)foot minimum width allowed at any given point.The
average land use buffer width required along the eastern perimeter is
twenty (20)feet.
A six (6)foot high opaque screen,either a wooden fence with its face side
directed outward,a wall,or dense evergreen plantings is required to help
screen this property from the residential properties to the east,south,and
west.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued,it will be necessary to provide an
approved Landscape Plan stamped with the seal of a Registered
Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible.Extra credit toward fulfilling landscape ordinance
requirements can be given when properly preserving trees of six (6)inch
caliper or larger.
5.PUBLIC WORKS COMMENTS:
1.Forest Lane is classified on the Master Street Plan as a commercial
street.Dedicate right-of-way to 30 feet from centerline.
2.Provide design of street conforming to "MSP"(Master Street Plan).
Construct one-half street improvement to these streets including 5-foot
sidewalks with planned development.
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.Stormwater detention ordinance applies to this property.
6.Easements for proposed stormwater detention facilities are required.
7.Show estimated storm flows (Q)and direction of flow for water.courses
entering and leaving the property.
8.The existing minimum pavement width of Forest Lane is 13'hich
does not meet standards for the two way traffic that will be generated
by the proposed school.Provide a solution to access problems.
2
October 3,2002
ITEM NO 13 Cont FILE NO Z-7295
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer main extension required with easements if service is
required for project.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell;No Comments received.
Water:A Capital Investment Charge base on the size of the meter
applies in this area in addition to normal connection fees.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.
CountOPlanning:No Comment.
CATA:The site is not located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 12,2002)
Dorothy Moffett was present representing the application.Staff presented the
item and noted that additional information was needed regarding:signage,
number of employees,number of students by pre-school and elementary age,
days and hours of operation,site lighting (especially the soccer field),fencing
and phasing of construction.Staff noted that the buildings along the east
perimeter needed to be moved farther from the property line to provide the
required setback and buffer.In response to a question from staff,Ms.Moffett
stated the soccer field would be solely for use by the school.She stated it was
her hope to have interschool competition on the site and the soccer field would
be lighted.Ms.Moffett stated the first phase of construction would involve the
southernmost building and one of the two northern buildings.Staff noted that
there appeared to be a power line along the east perimeter of the site and no
easement was shown on her survey.She was advised to have her surveyor
double-check that issue.
Landscape comments were presented and discussed.Ms.Moffett stated she
would prefer to use a wrought-iron fence with landscaping to provide screening
3
October 3,2002
ITEM NO.:13 Cont.FILE NO.:Z-7295
rather than a solid wood fence.The Committee felt that would provide a more
aesthetic appearance.
Public Works Comments were presented.The focus of the discussion centered
on access to the site since Forest Lane is such a substandard street.It was
noted that Ms.Moffett is obligated only to widen the street directly in front of her
site.Staff informed the Commission that the north half of Forest Lane,from in
front of this site west to Katillus Road,would be widened in conjunction with
Phase IV of the residential plat proposed for the property north of Forest Lane.
Several options were discussed including converting Forest Lane to one-way,
requiring persons going to the Montessori School to utilize a one-way pattern
while leaving the street itself open to two-way traffic and allowing Ms.Moffett to
do some degree of widening of Forest Lane to Katillus Road in lieu of doing full
street improvements in front of her site.She was advised to meet with staff.
Ms.Moffett was advised to submit 4 copies of a revised site plan and responses
to staff issues no later than noon,Wednesday September 18,2002.The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
Chenal Valley Montessori School proposes to develop the wooded,R-2 zoned
tract located on the south side of the 16,600 Block of Forest Lane as its new
campus.The school will relocate from its current location on Taylor Loop Road.
The applicant proposes to build three,one-story buildings on the site.Two
buildings will be built in Phase I;the rear building and one of the front buildings.
The third building will be built in Phase II.Parking,consisting of a single
driveway and 31 parking spaces,will be built in Phase I.The school will employ
6 full-time teachers and 10 part-time employees.Maximum enrollment will be
110 students,divided as follows;66 preschool children (ages 3-6),22 lower
elementary children (ages 6-9)and 22 upper elementary children (ages 9-14).
Regular school hours are 8:30 a.m.—3:15 p.m.,Monday through Friday.There
is also a before and after school program.Parents can bring their children as
early as 7:30 a.m.and pick them up as late as 6:00 p.m.The preschool program
is divided into two,half-day programs;either 8:30 a.m.—11:15a.m.or 8:30 a,m.—12:00 p.m.
A soccer,playfield will be located west and north of the school buildings.The
rear building will contain a small gymnasium.The soccer and basketball
programs are a part of the school's physical education program.The gym and
soccer field will be used by the students during the school day.There are no
plans for evening use.The soccer field will not be lighted.I ow-level lighting is
proposed at the entrance drive and along the parking areas.
4
October 3,2002
ITEM NO.:13 Cont FILE NO.:Z-7295
The applicant proposes to use the Cathedral School on Cantrell Road as a
model for the Montessori School's front entrance.A brick and wrought iron
fence will extend along the front property line.An arched,gated entrance with
the school's name across the top will be located over the driveway.
Playgrounds will be located south of the buildings.The sides and rear of the site
will be enclosed by a 6-foot tall,chain link fence.Screening along the perimeters
of the site will consist of natural vegetation,both existing and new.
Staff believes this is an appropriate location for this small school.A multiple
building church campus is located adjacent to the east.Undeveloped property is
adjacent to the south and a large,horse farm is located across Forest Lane to
the north.A new,multi-lot subdivision has recently been approved for the
property north of Forest Lane.That new subdivision "backs-up"to Forest Lane
and has no access to Forest Lane.One single family home is directly adjacent
to the west.Other single family properties have a rear yard relationship to the
west side of the proposed campus.The homes on these deep lots are located
nearer Katillus Road.
On September 18,2002,the applicant submitted an addendum to her cover
letter and 4 copies of a revised site plan which addressed the issues raised at
Subdivision Committee and noted in the analysis above.The buildings have
been moved to provide a 9 foot buffer on the east side where the site is adjacent
to the R-2 zoned church campus.A 7.5-foot utility easement has been shown on
that perimeter.The easement does infringe on the buffer between the school
buildings and the church site.Since the adjacent property is developed as a
multiple building church site,allowing the reduced buffer at that point should
have no effect on the adjacent property.Signage will conform to office
standards with the exception of the sign over the entry arch.
The applicant has worked with the Public Works staff to address the issue of
access to the site,since Forest Lane is a substandard street.In lieu of doing full,
half-street improvements only in front of the school site,the applicant has offered
to widen the entire half-street west to Katillus Road.The street widening will be
to rural residential standard;open ditch.This is acceptable to Public Works
since the terrain is fairly flat and at the crest of a small hill.The north side of
Forest Lane will be widened with Phase IV of the previously mentioned
preliminary plat.
To staff's knowledge,there are no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
5
October 3,2002
ITEM NO.:13 Cont.FILE NO.:Z-7295
1.Compliance with the staff comments and conditions outlined Sections 4,5
and 6 of this report.
2.Compliance with the development plan outlined by the applicant in her cover
letter and addendum.
Staff recommends approval of the 9-foot land use buffer on the east perimeter
with the 7.5 foot utility easement.Staff also recommends approval of a variance
to allow the signage over the gated archway entrance.Staff recommends
approval of the street widening plan to allow a reduced,half-street section to be
constructed in front of this site and west to Katillus Road,as proposed by the
applicant.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The applicant was present.There were several objectors present.Staff had
received several telephone calls in opposition to the item.Staff presented the
item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.Staff noted that the
applicant had agreed to construct a cul-de-sac or turn-around at the end of the
driveway to create a better traffic flow on-site for drop-off/pick-up of children.
Mike Hood,of Public Works,described the current condition of Forest Lane and
explained the applicant's proposal to widen Forest Lane West to Katillus Road.
Mr.Hood explained that there was 50 feet of right-of-way already in place,west
to Katillus Road and there was likely no right-of-way in place,east to Taylor Loop
Road.
Chris Barrier,attorney for the applicant,addressed the Commission.He stated
the school would comply with all staff comments and conditions.Mr.Barrier
stated the school was "absolutely committed"to widen Forest Lane to 26 feet in
front of the school and west to Katillus.He stated the school would work with the
church adjacent to the east to explore the possibility of doing street widening
east to Taylor Loop Road.Mr.Barrier stated the church had agreed to dedicate
right-of-way.He described the drop-off/pick-up of children at the school as
occurring at staggered times during the day,thus reducing peak hour traffic
conflicts.Mr.Barrier stated there was no traffic problem at the school's current
location which has less stacking and drop-off/pick-up space.Mr.Barrier
surmised that the proposed school would produce less traffic than if the site were
developed as single family homes.
Tom Holmes,of 12 Pine Manor Drive,stated he was a home builder in a nearby
subdivision and he was concerned about increased traffic in the area,particularly
on Forest Lane.
6
October 3,2002
ITEM NO.:13 Cont.FILE NO.:Z-7295
Hal Kemp,representing Rick Ferguson developer of Valley Falls Estates,stated
he did not feel the applicant had adequately addressed traffic issues.He voiced
his client's concerns about traffic.Mr.Kemp stated the City's own ordinances
required that schools be located on a collector street or higher classification
street (Section 31-201(c)).He stated his client would not object to the school,if
access was from Taylor Loop Road,not Katillus Road.
Jim Swink,of 5011 S.Katillus,spoke of his proposed new residential
development planned for the property north of Forest Lane.Mr.Swink voiced
concerns about traffic and the compatibility of the school with this proposed
development.
Ricky Hunter,of 4611 S.Katillus Road,voiced concerns about noise,school
activities,traffic and the proposed soccer field.
James Matthews,of ¹7 Waterview Court,stated he was building a home in
Valley Falls Estates and he was opposed to any use of the land for a school.He
presented a letter in which he outlined his specific concerns.
Doug Sherman,of ¹4 Waterview Court,also spoke of his concerns about traffic.
Chairman Lowry asked Deputy City Attorney Steve Giles to comment on
Mr.Kemp's interpretation of Section 31-201(c).Mr.Giles responded that the
Commission must determine if the proposed use was a "major traffic generator."
Jim Lawson,Director of Planning and Development,stated the proposed school
was not a major traffic problem either in number of vehicles or peak hour
volume.He stated the City would be "hard-pressed"to require the widening of
Forest Lane both to the west and the east.
In response to a question from Commissioner Nunnley,Mr.Giles stated
conditional uses go with the land.Mr.Lawson commented that the conditional
use could be limited to a Montessori School,exactly as described by the
applicant and with whatever conditions imposed on the site deemed appropriate
by the Commission.
In response to questions raised by Commissioners Berry and Rahman,Mike
Hood stated Katillus Road's traffic carrying capacity was 2,500 vehicles per day;
there are no capital improvement plans to widen the road;it will be widened as
adjacent properties are developed;that single family residences generate 10
trips per day and most traffic on Forest Lane travels west-to-east.
Further comments were made regarding the appropriateness of widening Forest
Lane,either to the east or to the west.
7
October 3,2002
ITEM NO.:13 Cont.FILE NO.:Z-7295
Chris Barrier responded that Section 31-201(c)gives "examples"of traffic
generators and is not a specific list.He stated the Commission must take each
application one at a time.Mr.Barrier stated that requiring the widening of Forest
Lane to the east would negatively impact the church.He reiterated the school's
commitment to wide Forest Lane to two lanes to the west and to continue
discussions with the church about possible widening to the east.Mr.Barrier
stated he did not feel it was appropriate to hold the school hostage when it is a
low traffic generating use.He stated the conditional use was specifically for a
Montessori School,with specific conditions and limits.
Jim Dill,of 37 Durance Drive,voiced concern about the appearance of the
proposed buildings.He expressed concerns about traffic and also presented a
petition signed by many persons in opposition to the school.
Doug Sherman reiterated his traffic concerns and stated he would not be
opposed to the site developing as single family homes.
There was a brief discussion of the level of improvements that would be made to
Forest Lane if the subject property were developed as single family homes as
opposed to the level of improvements to the street proposed by the applicant.
A discussion ensued between Commissioner Berry,Hal Kemp and Doug
Sherman regarding the widening of Forest Lane and the appropriateness of
schools in residential neighborhoods.
City Attorney Steve Giles addressed the issue of off-site street improvements.
He stated the Commission has to look at issues including access to determine if
a proposed conditional use is appropriate.He stated the Commission could
determine that a site has such inadequate access that the proposed use should
be denied.Mr.Giles stated that was a "back-door"approach to telling the
applicant that access must be improved.Mr.Giles stated the Commission could
not force the applicant to widen Forest Lane to the east because there was no
right-of-way to the east (apparently)and other property owners would be
involved.
Commissioner Meyer asked if the Commission could vote on the issue,having
not seen a site plan with the propos'ed turn-around.Mr.Lawson responded that
the Commission often approved applications with conditions that resulted in a
minor change to the site plan after the Commission meeting.
Commissioner Rector commented that he had previously lived near a Montessori
School,and he did not find it to be a problem.
Commissioner Muse stated he could not vote on the issue without knowing how
access to the site would be provided.Commissioner Faust commented that the
8
October 3,2002
ITEM NO.:13 Cont.FILE NO.:Z-7295
Commission did know;that the road would be widened to 26 feet in width,west
to Katillus.
In response to a comment by Commissioner Rahman,Mr.Barrier showed
photographs of the proposed buildings.
A motion was made to approve the application,including all staff comments and
conditions;including construction of a turn-around and widening Forest Lane to
26 feet in width,west to Katillus Road.The vote was 5 ayes,5 noes and
1 absent.The motion failed.
9
October 3,2002
ITEM NO.:14 FILE NO.:LU02-11-01
Name:Land Use Plan Amendment —I-430 Planning District
Location:Lehigh Court
~Re uest:Single Family to Low Density Residential
Source:Staff,Land Use review
PROPOSAL /REQUEST:
A Land Use Plan amendment in the 1-430 Planning District from Single Family (SF)to Low
Density Residential (LDR).LDR represents a broad range of housing types including single
family attached,duplex,townhomes to multifamily up to 10 dwelling units per acre.This
amendment is to recognize that the residential along Lehigh Court is over 6 units per acre and
includes townhouses.
Staff has initiated this amendment after a review of the City Land Use Plan.This review was
conducted as part of a neighborhood plan update.
EXISTING LAND USE AND ZONING:
The property is currently zoned R4,Duplex and PRD,Planned Residential District and is
approximately 5 acres in size.The existing uses on the property within the amendment area
are duplexes,single-family units and vacant land.About half the single-family houses are on
lots,which are approximately half the size of the standard lot in the area.The current zoning
is R2 Single Family in all directions from the site.However the existing land use to the south
is apartments (multifamily)and to the west is a church and public elementary school,The
existing land use to the north and east is single-family homes.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 17,2001,a change was made from Park/Open Space to Low Density Residential west of
Romine Road and east of Junior Deputy Road,north of Kensington.This was for an
expansion of an elderly housing development (duplexes,attached housing).
September 4,2001,a change was made from Commercial and Single Family between Rock
Creek and Birchwood Drive,east of Springwood Drive.This was to recognize a neighborhood
park.
September 19,2000,a change was made from Low Density Residential and Mixed Office
Commercial to Mixed Use between Bowman Road and 1-430 north of 36'treet.This was to
recognize a church development,which included many outreach nontraditional services.
April 6,1999,A change from Single Family to Suburban Office between 1-430 and Aldersgate
October 3,2002
ITEM NO.:14 Cont.FILE NO.:LU02-11-01
Road,north of 20'"Street.This change is to allow for office development along 1430.
March 2,1999,Changes along Kanis Road from Shackleford to Bowman Road,Mixed office
commercial to Neighborhood Commercial,Suburban Office to Office and Mixed Office
Commercial to Community Shopping.These changes were to more accurately reflect the then
existing zoning pattern and thus likely development pattern.
December 1,1998,A change from Multifamily to Mixed Office and Commercial along the
proposed extension of Labette Drive between John Barrow Road and Morris Manor.This
change was to reflect the neighborhoods desire for no more multifamily and an application for
an adult living center.
The Adopted Land Use Plan proposes that the amendment site be Single Family.It also
shows Single Family use to the north and east.Multifamily is shown to the south and Public
Institutional to the west.
MASTER STREET PLAN:
Lehigh Drive and Court are shown as a local streets on the plan.Romine Road is shown as a
collector on the Plan.All these roads are built to standard.
PARKS;
There is an existing public park to the south,between Holt and Foster from 44'o 40'"streets.
In addition there is a private park in the Kensington subdivision to the west (west if Dartmouth).
The area under review meets the Little Rock Parks and Recreation Master Plan
recommendation of a park or open space within 8 blocks.
HISTORIC DISTRICTS:
There is no Historic District in the vicinity of the application.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The proposed amendment is within the John Barrow Neighborhood Plan area.The Plan calls
for no new apartments or multifamily in the area.This plan change does not increase
multifamily;it only recognizes the existing use pattern.There is no specific recommendation in
the Plan that addresses the issue of changing the Plan to more accurately reflect the current
conditions.
ANALYSIS:
This is a developed section of Little Rock.The area has been developed (subdivided into
residential and other lots for development)for many decades.However this is also an area
where the subdivisions have not been all "built out".
In addition,large tracts of land has been 'passed over'nd left undeveloped.
The subject site is a cul-de-sac with a mix of single-family,duplexes and vacant lots.
2
October 3,2002
ITEM NO.:14 Cont.FILE NO.:LU02-11-01
The subject site is a cul-de-sac with a mix of single-family,duplexes and vacant lots.
The land is zoned for duplex development or has been further subdivided into
'half-size'ingle-familylotsfordevelopment.The over all density of the cul-de-sac is higher than the
single-family subdivisions in the surrounding area.
There is an apartment complex to the south of the site and a single-family subdivision wraps
the site on the north and east.
Over the last few years there has been an increase in the number of permits for new homes in
the area.This activity has been single-family homes.Also the City has completed work on
36'treet (a block to the south).36'treet is a major east-west street in this section of Little
Rock.Removing ditches along the road and widening the lanes slightly improved the safety of
the street.
There are several vacant lots within the amendment area.However,either the zoning or the
current lot configuration would result in the Low Density Residential rather than the Single
Family density of development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Leander,John Barrow,
Brownwood Terrace,Twin I akes A,Twin Lakes B POA,Campus Place POA,Kensington
POA,Westbrook,Pennbrook/Clover Hill POA and Apache.Staff has received one neutral
comment from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.This change results in a Land Use Plan,which is
more consistent with existing and future development of the area.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The item was placed on the Consent Agenda for approval.By a vote of 9 for and 0 against
(2 absent)the item was approved.
3
October 3,2002
ITEM NO.:15 FILE NO.:LU02-10-05
Name:Land Use Plan Amendment —Boyle Park Planning District
Location:Between Kanis Rd.and 1-630 from John Barrow Rd.to Kanis Park
~Re uest:Single Family,Multifamily,Office and Commercial to Low Density Residential,
Multifamily,Office,Commercial,and Mixed Office and Commercial
Source:Staff,review of area
PROPOSAL I REQUEST:
Land Use Plan amendment in the Boyle Park Planning District from Single Family,Multifamily,
Office and Commercial to Low Density Residential,Multifamily,Office and Mixed Office and
Commercial.Low Density Residential allows a broad range of housing types including single
family,duplex,townhouses and multifamily to 10 dwelling units per acre.Multifamily allows
residential development from 10 to 36 dwelling units per acre.Office services consumers as
well as general office uses.Mixed Office and Commercial services a mixture of office and
commercial uses,when not office a planned development is required.In this case,the
amendment is primarily to recognize the existing use or zoning pattern.The area along Kanis
Road proposed for Low Density Residential is an exception to this.This is to allow for lower
design housing to accompany the existing elder housing or a slightly higher density residential
as a buffer along Kanis Road to the higher uses along Riley Drive.
Staff has initiated this amendment after a review of the City Land Use Plan.This review was
conducted as part of a neighborhood plan update.
EXISTING LAND USE AND ZONING;
The property under consideration for amendment has several current classifications of zoning
There are approximately 18 acres zoned 'C3',General Commercial,most of which has retail
commercial type structures.Another 48 plus acres is classified office either '03',General
Office or '01',Quiet Office.Almost all of the office-classified land is vacant.The remaining
approximately 30 acres is zoned 'R2',Singe Family;the majority of which is vacant.
Surrounding the site to the east is 'PR',Park zoning for Kanis Park.While to the north and
southeast,the land is zoned 'R2',Single Family.The use of the land north of the site is
freeway right-of-way,while to the southeast it is generally vacant,wooded land.West and
southwest of the site is generally zoned 'C3',General Commercial,most of which has existing
commercial structures.
October 3,2002
ITEM NO.:15 Cont.FILE NO.:LU02-10-05
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 17,2001,a change was made from Commercial,Single Family and Low Density
Residential to Park Open Space,west of Western Hills Boulevard between Rock Creek and
Fourche Creek.This change was to recognize a City Park —golf course.
March 6,2001,a change was made from Single Family to Office,east of John Barrow Road
south of Howell Drive at the end of Michael Drive.This change was to address a rezoning for
'medical
offices'eptember 19,2000,a change was made from Single Family to Office,east of John Barrow
Road,north of Parkview High School.This change was to address a rezoning for 'medical
offices and other professional offices'.
July 7,1998,a change was made from Single Family to Mixed Use,west of John Barrow Road
between 38"and 40 Streets.This change was to address a planned development request
for a wholesale office furniture business and other professional offices.
For the requested area,the Plan shows Commercial northwest of John Barrow Road at Riley
Drive.Office is shown for the southwest corner of John Barrow Road and Riley Drive.An
area of Multifamily is shown at the east end of Riley Drive with Office from the Multifamily
along the north side of Riley Drive.Single Family is shown from Michael Drive to Kanis Park
north of Kanis Road and circling the Office/Multifamily area on the east end of Riley Drive.
MASTER STREET PLAN:
Both John Barrow and Kanis Roads are shown as Minor Artedials on the plan.John Barrow
Road is built to Standard,however Kanis Road is only two lanes with four or five lanes
required.
PARKS:
Kanis Park is located adjacent to the east of the area under consideration for a plan
amendment.The area meets the Master Parks and Recreation Plan of a park or open space
within 8 blocks.
HISTORIC DISTRICTS:
There is no Historic District in the area or near the area requesting the Land Use Plan change.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The area under review is within the John Barrow Neighborhoods Plan area.The Plan has
several objectives,which recommend adding more business opportunities in the area.The
plan specifically wants more medical related offices,a sit down restaurant and a grocery.The
north section of the plan area is preferred for this development.
2
October 3,2002
ITEM NO.:15 Cont.FILE NO.:LU02-10-05
ANALYSIS:
The northwest corner of John Barrow Road and Riley Drive is a large commercial center.The
major anchor location is vacant (Target)and the adjacent commercial strip is majority
occupied.The center is surrounded by heavily wooded vacant land,to the east and south.At
the east end of Riley Drive is a large extended stay nursing facility (nursing home)and a mid-
rise elderly housing complex.These two uses are behind a gate and fenced off from the
surrounding acreage.South of Riley Drive.is vacant heavily wooded land.There is an area
from Michael Drive to John Barrow Road along Kanis Road,which is developed.This area is
a mix of commercial and office uses.Michael Drive is lined with single-family homes.
This part of John Barrow Road is heavily non-residential in nature,with medical related uses
and other office and retail.Due to topographic changes,the area at Riley Drive is not as ideal
for retail as a street map might indicate.Visibility is limited due to topography.Currently,the
former Target shopping center has mostly vacant bays or office tenants with a few specialty
retail shops.The residential at the east end of Riley Drive has no relationship to the uses at
Riley Drive and John Barrow Road.
The land east of Michael Drive on Kanis Road is also heavily wooded with four homes on the
extreme eastern end by the Kanis Park property.These homes date back to a time prior to
annexation and urban development.Basically this part of Kanis was passed over,with
development moving further to the west.Medical related office and retail appears to be a
viable use in this corridor,as seen by the most recent developments along Kanis to the west
and John Barrow Road to the south.The neighborhood plan also encourages this use
pattern.
The current zoning pattern is commercial along John Barrow Road —General Commercial
(C3).Behind the commercial zoning on Riley is office zoning (03,General Office)with a small
area of multifamily zoning (MF18)for Woodland Heights.This zoning pattern is more intense
than the existing Land Use Plan proposes and less residential in nature.Thus,along John
Barrow Road from Kanis Road to 1-630,office and retail uses which either support or are
compatible with the medical related uses in the area should be encouraged,
The concept of housing options for the elderly from independent living to assisted-living could
be further development around "Woodland Heights".The current development is missing the
common first step of duplex type of housing.This option could be added,resulting in a
development with the complete offering of a retirement community.
NEIGHBORHOOD COMMENTS;
Notices were sent to the following neighborhood associations:Leander,John Barrow,
Brownwood Terrace,Twin Lakes A,Twin Lakes B POA,Campus Place POA,Kensington
Place POA,Westbrook,Pennbrook/Clover Hill POA,and Apache.Staff has received one
neutral comment from area residents.
3
October 3,2002
ITEM NO.:15 Cont.FILE NO 'U02-10-05
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.The proposed changes are designed to bring the
Land Use Plan more 'in-line'ith the current zoning.There are two exceptions to this the
Mixed Office Commercial,where topography makes retail less desirable with other commercial
and offices uses more advantageous.The second area is the Low Density Residential area
along Kanis Road,which is designed to add a duplex component to the retirement community
at the end of Riley Drive.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
The item was placed on the Consent Agenda for approval.By a vote of 9 for and 0 against
(2 absent)the item was approved.
4
October 3,2uu2
ITEM NO.:16
Name:River Mountain Neighborhood Action Plan
STAFF REPORT:
In the fall of 2001,the Planning and Development Department contacted the
representatives of the Neighborhood Associations of Pankey,Pleasant Forest,
Pleasant Valley,Walton Heights,Westbury,and Westchester/Heatherbrae and
others about reviewing neighborhood plan for their area.
The Planning and Development Department surveyed other departments and
conducted field studies to gather information to present to the review committee.
Staff also reviewed building permits,zone changes and land use plan
amendments filed for the study area within the past three years.
The first review meeting was held in November 2001 followed by a series of
informational meetings focused on providing the committee members an over-
view of city activities that took place in the study area within the past three years.
The next set of meetings revolved around discussions of Goals and Objectives to
determine if goals have been met,goals that have not been met,and goals that
were no longer relevant.
Major concerns expressed by the review steering committee were:
~Enforcement of the Highway 10 Design Overlay District.
~Preservation of natural landscaping and ecology.
~Preservation of topography.
~Traffic Calming and limitation of curb cuts.
As part of the neighborhood planning efforts,changes to the Future Land LIse
Plan are forthcoming.These plan changes are scheduled to be presented at an
upcoming planning commission meeting.
The committee reviewed all of the goals,objectives and action statements.The
committee struck the action statements that had been completed since the last
plan and added additional action statements that are timely.
At this time,the steering committee requests the city via the Little Rock Planning
Commission and the Board of Directors to accept the action plan as a resolution
and help the neighborhood work toward the goals presented in the plan.
PLANNING COMMISSION ACTION:(OCTOBER 3,2002)
Brian Minyard,City Staff,made a brief presentation to the Commission about
process and procedure.
October 3,2002
ITEM NO.:16 Cont.
Craig Williams,President of the Pleasant Valley Property Owners Association,
represented the River Mountain Neighborhood Action Plan Steering Committee
and spoke in support of the plan update.Mr.Williams stated that he realized
that if adopted,the plan did not bind the city to any specific actions.Mr.Williams
stated that the plan update outlined the six general topics of:increasing public
safety,improvements to infrastructure,improvements in the flow of traffic,
maintaining a sustainable natural environment,support for the City of Little Rock
Park System Master Plan of 2001,and support for new residential areas that are
developed according to neo-traditional design guidelines.
Commissioner Norm Floyd congratulated Mr.Williams for his work on the plan
update.
Commissioner Bill Rector asked if the River Mountain Neighborhood Action Plan
recommendation for requiring the installation of underground utilities could be
enforced by the city.Stephen Giles,of the City Attorney's office,stated that the
plan's recommendations were suggestions but that underground utilities could be
required in a Design Overlay District.Brian Minyard,City Staff,stated that staff
guides and facilitates the efforts of the neighborhood action plan steering
committees and that the final product consists of citizen desires.Mr.Lawson,
city staff,stated that the resolutions passed to adopt neighborhood action plans
are intended to acknowledge the plans.
Commissioner Bill Rector initiated a discussion about false expectations.City
staff maintained that the Resolutions used to adopt plans acknowledge the
generalized goals and objectives.Commissioner Judith Faust stated that the
intent of adopting a neighborhood action plan was to support the general ideas
of the plan,but not to establish false exceptions by citizens.Mr.Williams stated
that in reading the resolution,the resolution supports the Goals and Objectives
but that the resolution is a suggestion and not a mandate.The resolution
addresses the Goals and Objectives but not Action Statements.
A motion was made to approve the item as presented.The item was approved
with a vote of 7 ayes,0 noes,1 abstain and 3 absent.
2
PLANNING COMMISSION VOTE RECORD
DATE
MEMBER E (
ALLEN,FRED,JR.
BERRY,CRAIG
FAUST,JUDITH
FLOYD,NORM
LOWRY,BOB
MEYER,JERRY
MUSE,ROHN
NUNNLEY,OBRAY,JR.
RAHMAN,MI ZAN
RECTOR,BILL
STEBBINS,ROBERT
MEMBER E c-P9
ALLEN,FRED,JR.
BERRY,CRAIG }l ..qo ~~4
FAUST,JUDITH ge'u
V''LOYD,
NORM V 4 4 +V
LOWRY,BOB 4 &v
MEYER,JERRY ~1 v v
MUSE,ROHN
NUNNLEY,OBRAY,JR.LwT,&~u 4
RAHMAN,MI ZAN W I 4
RECTOR,BILL v 4
STEBBINS,ROBERT g y 4
v''B~~
Meeting Adjourned ~j'jr P.M.
AYE NAYE A ABSENT A8 ABSTAIN ~RECUSE
October 3,2002
There being no further business before the Commission,the meeting was
adjourned at 7:03 p.m.
Date /l o ~
ecr ry Chairman
Bc/4,&y