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HomeMy WebLinkAboutpc_02 20 1997subLl LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD FEBRUARY 20, 1997 3:30 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eleven in number. II. Approval of the Minutes.of the Previous Meetings were approved as submitted. a) January 9, 1997 b) January 23, 1997 c) January 29, 1997 III. Members Present: Members Absent: City Attorney: Pam Adcock Craig Berry Sissi Brandon Doyle Daniel Hugh Earnest Herb Hawn Larry Lichty, Chairman Suzanne McCarthy, Vice Chair Bill Putnam Mizan Rahman Ronald woods None Stephen Giles LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA FEBRUARY 20, 1997 I. DEFERRED ITEMS: A. Riverdale Mini -Storage Site Plan Review (S -1041-A) B. Morrow Planned Commercial District "PD -C" (Z -5987-A) C. Z-6204 9101 Lew Drive R-2 to C-3 D. Carriage Creek -- Revised Conditional Use Permit (Z -5300-A) II. NEW ITEMS• 1. United Methodist Foundation a. Land Use Plan Amendment b. Rezoning Planned Office District PD -O (Z-6249) 2. Hermitage Commercial Center a. Rezoning R-2 to C-3 (Z-6255) b. Site Plan Review (Z -6255-A) 3. Kanis Office Addition a. Rezoning R-2 to 0-3 (Z-6256) b. Preliminary Plat (S-1126) 4. Villages of Wellington Recreation Area a. Conditional Use Permit (Z-6254) b. Preliminary Plat (S -1118-A) S. Z-6245 13924 Kanis Road R-2 to C-1 6. Chenal Lakes Apartments Site Plan Review (Z -3168-A) 7. Telesite Services Site Plan Review (S -201-K) 8. Asher Car Sales Planned Commercial District "PCD" (Z-6239) 9. The Summit Planned Commercial District Time Extension "PCD" (Z-4923) 10. Pavilion Centre Planned Office District "PD -O" (Z-6252) Agenda, Page 2 II. NEW ITEMS: (cont.) 11. Darragh Commercial Preliminary Plat (S-1125) 12. River of Life Assembly of God - Revised Conditional Use Permit (Z -4756-A) 13. Sprint - Revised Conditional Use Permit (Z -6118-A) 14. Burns - Conditional Use Permit (Z-6250) 15. Highland Valley United Methodist Church - Conditional Use Permit (Z-6251) 16. Cole - Conditional Use Permit (Z-6253) 17. Pankey New Life Community Center - Conditional Use Permit (Z-6257) 18. G-40-13 Chenal Parkway at Highway 10 - 16 -inch Water Main Extension 19. Z-4336-0 Arkansas Children's Hospital Nutrition Center - Site Plan Review February 20, _997 ITEM NO.: A FILE NO.: S -1041-A NAME: RIVERDALE MINI -STORAGE -- REVISED SUBDIVISION SITE PLAN LOCATION: 1024 Jessie Road DEVELOPER• John Haley Riverdale Mini -Storage 875 Union Building Little Rock, AR 72201 AREA: 2.91 ACRES ZONING• I-3 NUMBER OF LOTS• 1 PLANNING DISTRICT: Heights (4) CENSUS TRACT• 15 VARIANCES REQUESTED: None BACKGROUND: ENGINEER: HCC"GBN (Blass Firm) 303 West Capitol Avenue Suite 300 Little Rock, AR 72201 FT. NEW STREET• 0 PROPOSED USES: Office Space This parcel of land is partially composed of excess street right- of-way and a remnant of the mini -storage development site. The applicant has gained use of the excess right-of-way for development purposes. The applicant has agreed with Parks Department to add a combination bike path/sidewalk for public use on Riverfront Drive. STATEMENT OF PROPOSAL: To construct a 8,737 square foot two story office building with 11 parking places adjacent to the structure 27 below the building and 26 across Jessie Road. The mini -storage and proposed office building will share a driveway from Jessie Road. A. PROPOSAL/REQUEST: The expansion of the project area of the mini -storage to add office space. This is being accomplished by submittal of a revised Subdivision Site Plan. The end product to be four buildings on a lot. February _ j , 1997 SUBDIVISION ITEM NO.: A (Cont.) FILE NO • S -1041-A B. EXISTING CONDITIONS: The abutting uses are a mix of Office, Commercial and Warehouse. Zoning is mixed in the this area ranging from Office to the north and east to Commercial and Industrial along the railroad right-of-way. C. ENGINEERING/UTILITY COMMENTS: PUBLIC WORKS COMMENTS: • A grading permit and development permit for special flood hazard area are required prior to construction. Minimum finish floor elevation of 257.0 required for new structure. • Stormwater detention ordinance applies to this property. • Drainage through site must be submitted for approval. The construction shall conform to City standards. Submit preliminary plans prior to construction permit application with all relevant drainage and construction details. • Unless otherwise advised by the City Attorney the project requires sidewalks on frontage designed to ADA standards. The Bike path shown may be determined to provide this pedestrian access. However, this Bike path is not required by Public works, is not shown in the right-of- way, and there does not exist a mechanism for in -lieu fees for sidewalk portion of a Bike path. • Submit plans for construction of the private street (Jessie Road) to be reconstructed to commercial street standards with sidewalks as required by Ordinance or seek a waiver. A concrete apron will be required at Riverfront Drive. utilities: Sewer/exist 10" and 27" line available, contact Wastewater. Water/A main extension will be required. Fire Department will evaluate the site to determine whether additional public and/or private fire hydrants will be required. Southwestern Bell Telephone/approved as submitted. CATA - No response D. ISSUES/LEGAL/TECHNICAL/DESIGN: • Who will maintain joint sidewalk/bike path on private property? February 20, _997 SUBDIVISION ITEM NO.: A (Cont.) FILE NO • S -1041-A • Mini -storage units are not to be used as facilities to house other business operations. • Add a vicinity map to the site plan exhibit. • Will there be a plat with this on a separate lot? • Detail on plan areas for landscaping. • Fully dimension all physical improvements. • Parking lot and landscape area south of Jessie Road to remain for this buildings use. Landscape The proposed buffer along Riverfront Dr. meets the 30 feet required by ordinance when averaged out. However, one corner of the proposed parking lot allows for a width of only 15 feet. A building landscape strip of three feet in width is required between the public parking area and building. Some flexibility with this requirement is allowed. Six percent of the interior of the proposed southern parking lot must be landscaped with interior islands. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. E. ANALYSIS• The right-of-way issue has been resolved. Staff is prepared to move ahead with the project. F. STAFF RECOMMENDATIONS: APPROVAL: Staff recommends approval of the revised site plan review subject to the conditions in this staff report and based on the exhibit dated January 14, 1997. SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996) The staff presented its comments on the submittal, stating that there were too many issues unresolved and the drawing requires more information. The staff felt that it could not deal with the proposed building without knowing how much land is involved. until such time as the City decides how much land will be turned back to this owner, the lot line on Riverfront Drive is unknown. A lengthy discussion was held on the subject of bringing all data and graphics up to date, by the Thursday, May 23 deadline. February _ j , 1997 SUBDIVISION ITEM NO.: A (Cont.) FILE NO • S -1041-A Someone raised a question about the railroad ownership and their participation. It was staff position that the railroad must sign as a participant. A general discussion then involved the right- of-way and why the abandonment issue is before the Commission. Staff question about a need for the applicant that a plat would lot. a plat produced a response from not be done, this will be one Richard Wood noted for the record that a variance will be required if this is all considered one lot, the depth of the lot east/west requires a 40 foot buffer along Riverfront Drive. The present plan cannot handle that. A brief discussion involved sidewalk and the proposed jogging trail that Parks Department is developing. No resolution was gained at the approach to in -lieu or building it. The applicant then accepted the Committee request that the requirements noted be dealt with by next Thursday, May 23, 1996. The item was forwarded to the full Commission for consideration. SUBDIVISION COMMITTEE COMMENT: (MAY 28, 1996) This applicant responded to the many unresolved issues by requesting in writing a deferral of the application to July 18th and the Subdivision Committee on June 27th. PLANNING COMMISSION ACTION: (JUNE 6, 1996) As requested by the applicant in writing, a deferral of this item was determined to be in order. The Commission placed this item on the Consent Agenda for deferral to July 18, 1996. A motion to that effect was made and passed by a vote of 10 ayes, 0 nays and 1 absent. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) There was no discussion of this item at the Subdivision Committee meeting in as much as the applicant had not made contact with staff concerning resolution of the street abandonment or the site plan review. The Staff and Committee would suggest that the item be carried forward at least one additional review period which would place the item before the Commission on August 29, 1996. February 20, _997 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S -1041-A PLANNING COMMISSION ACTION: (JULY 18, 1996) The Staff offered the applicant's request for deferral to the Planning Commission on August 29, 1996. After a brief discussion, the Commission determined it appropriate to place this item on the Consent Agenda for deferral. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996) There was no committee discussion on this item. The applicant is still working to resolve the companion Riverfront Drive right-of- way abandonment (G -23-245-A). This item is to deferred until the October 10, 1996 Planning Commission meeting. PLANNING COMMISSION ACTION: (AUGUST 29, 1996) The Staff relayed the applicant's request for deferral to the Planning Commission on October 10, 1996. This item was included as part of the Consent Agenda for deferral. A motion to approve the Consent Agenda for deferral. The motion passed by -a vote of 8 ayes, 0 nays, 2 absent and 1 open position. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) A revised project was shown consisting of a two story office building with 11 spaces adjacent to the building and an additional 50 south of Jessie Road. It appears that all issues to resolve the companion Riverfront Drive right-of-way abandonment (G -23-245-A) have been solved. The item is to be forwarded to the Planning Commission for consideration. The project has no additional deferrals to use. PLANNING COMMISSION ACTION: (OCTOBER 10, 1996) The Planning Commission denied the companion road right-of-way abandonment (G -23-245-A). Mr. Jones suggested that this item (S -1041-A) be deferred until the Board of Directors hears item (G -23-245-A). February _ , , 1997 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S -1041-A A motion to defer this item until the Planning Commission meeting of November 21, 1996 passed by a vote of 8 ayes, 0 nays and 3 absent. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) This item was included in the Consent Deferral agenda to the January 9, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 9, 1997) This item was included in the Consent Deferral Agenda and scheduled for the February 20, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 10 ayes, 0 nays and 2 absent. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) The project architect displayed a revised site plan dated January 14, 1997. A combination bike path/sidewalk was added and the south parking lot was altered. The item is to be forwarded to the Planning Commission for consideration at the February 20, 1997. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Approval Agenda. The approval is subject to staff conditions. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent. February 1 , 1997 ITEM NO.: H Z -5987-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: A. PROPOSAL• Janis Morehart Morrow Janis Morehart Morrow 10420 Helm Drive Rezone from R-2 to PD -C Inside Auto Repair .23 acres vacant building (formerly used as service station) A single use PD -C to accommodate an inside auto repair business utilizing an existing building on-site. H. BACKGROUND: The property has a history of commercial use which predates annexation. When the property was annexed, it was zoned R-2 and any nonresidential use occupying the site was rendered nonconforming. The C-4 nonconforming status was lost when the last legal permitted occupancy by an auto repair business closed in 1992. In 1995, in response to enforcement action by the City, the applicant attempted to have the property zoned C-4. The Planning Commission voted to approve the C-4 request on May 30, 1995. Staff had recommended denial. On July 18, 1995, the Hoard of Directors denied the C-4 request. The applicant then appealed that denial to the courts she was unsuccessful in having the Hoard's action reversed and has exhausted her legal remedies. The applicant filed an identical C-4 rezoning application. This has now been converted to a PD -C request. C. DEPARTMENTAL COMMENTS: In their September 12, 1996 meeting, the Planning Commission indicated that this item should be converted from a straight rezoning to a Planned Development. They also indicated that the proposal did not need be reviewed by the Subdivision Committee. Staff offers the following conditions for this proposed PD -C. Februa:, 20, 1997 SUBDIVISION ITEM NO • H Z -5987-A (Cont.) Public Works Master Street Plan right-of-way including radial dedication at intersection. With construction a contribution to the widening of the adjacent streets is required by the Boundary Street Ordinance. • Both Helm and Mabelvale are substandard streets and will require widening to 1/2 of 36 foot commercial street section with sidewalk. • Stormwater detention analysis will be required if impervious area is increased by 500 square feet. • Provide status of underground storage tanks before construction permit. • A grading permit for special flood hazard and a development permit are required. • Contact ADPC&E for approval prior to starting work. Planning Prior to the item being heard by the City Hoard, the following items need to be provided on an engineered site plan exhibit. • Signage and lighting plan • Paved off-street parking per ordinance • Hours of operation • Landscaping plan per ordinance • Location and dimensions of all structures • No outside auto repair, vehicle or parts storage, or auto sales is permitted. D. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land use Plan recommends Mixed Office Commercial. If the zoning is not Office, the Plan recommends mixed and/or Planned Development Process. E. STAFF ANALYSIS The property is located in the block bounded by Helm Drive on the south and east, Mabelvale Main on the west and Mabelvale Pike on the north. Most of the properties within this block are still residential, either occupied by a residence or vacant R-2 zoned lots. The C-4 zoned lot adjacent to the north is 2 February 2 , 1997 SUBDIVISION ITEM NO.: H Z -5987-A (Cont_. vacant. A small, R-2 zoned, nonconforming grocery store is located at the northeast corner of Helm Drive and Mabelvale Main. F. STAFF RECOMMENDATION DENIAL of the PD -C request. The proposal is not compatible with the surrounding land uses. If the rezoning is approved, it is subject to the conditions outlined in paragraph C of this report. PLANNING COMMISSION_ ACTION: (SEPTEMBER 12, 1996) Janis Morrow and Herb Wright were present representing the application. There was one objector present. Staff presented the item and a recommendation of denial. Mr. Wright addressed the Commission and gave a brief history of the site. He discussed the previous occupancy of the site by several auto related uses and spoke of the past attempt to have the property rezoned. Mr. Wright stated that his client was advised in 1993 that the property was zoned C-4 and had spent money improving the site before being advised that the property was actually zoned R-2. He described other nonresidential uses in the area and asked the Commission to approve the request. Ray Nutt, of 10400 Helm Drive, addressed the Commission in opposition to the rezoning. She stated that the previous use of the property as an auto sales lot was -junky and noisy". Commissioner Adcock asked why the agenda indicated the purpose of the rezoning as "unspecified commercial use". Dana Carney, of the Planning Staff, responded that the application did not identify any specific proposed use for the site. Commissioner Adcock asked if the C-4 request, as filed, would allow any use permitted in the C-4 district. Mr. Carney responded that it would. Jim Lawson, Director of Planning and Development, commented that an enclosed retail or office use might be appropriate for the site but that outside uses permitted by C-4 zoning were not. In response to a question from the Commission, Mr. Lawson stated that the Codes Enforcement staff had misinterpreted the zoning map and had incorrectly identified this site as being zoned C-4. Mr. Wright stated that the proposed use of the site was an auto repair garage with occasional car sales. He stated 3 Februai- 20, 1997 SUBDIVISION ITEM NO • B Z -5987-A (Cont.) that the building on the site had a garage bay and a vehicle lift. Janis Morrow stated that she was trying to obtain the C-4 zoning to accommodate the present tenant of the building. Commissioner Putnam asked if the tenant could operate the business within the building. Ms. Morrow responded that the tenant needed outside display area for auto sales. After a discussion of various options for the site, Commissioner Putnam asked if the applicant could accept C-3 zoning. Ms. Morrow responded that she could. Commissioner Rahman asked how many parking spaces were on the site. The applicant responded that parking spaces as such are not designated on the property but that there was space for approximately 12 cars. Commissioner Adcock asked how any commercial zoning for the site fit within the Land Use Plan. Mr. Lawson responded that the Plan showed Mixed Office and Commercial for the site and that staff could support a Planned Development which permitted C-1 uses. Ray Nutt stated that she had to live with whatever commercial use goes on the property whereas the people working in the business would leave to go home each day. Commissioner Hawn told Ms. Nutt that the Commission was looking at a zoning that prohibited outside display. Ms. Nutt stated that she would prefer use of the property to be limited to office. Mr. Carney commented that C-1 zoning did not permit auto related uses. Commissioner Putnam asked if there was not the potential for a lawsuit since the City had erroneously informed the applicant that the property was zoned C-4. Mr. Lawson stated that he would rather face the prospect of a lawsuit than rezone the property in violation of the Land Use Plan. Cindy Dawson, of the City Attorney's Office, commented that a Planned Development permitting C-1 and perhaps office uses would not deprive the applicant of the use of her property. Mr. Lawson stated that staff was not comfortable with permitting an auto repair garage on the site at this time. Mr. Wright stated that the building is basically only a mechanic's bay with a 250 square foot office and, as such, was not usable as only office space. He stated that he could accept C-3 zoning. N February 1 , 1997 SUBDIVISION ITEM NO.: B Z -5987-A (Cont.) In response to a question from Ms. Dawson, Ms. Morrow stated that she was unfamiliar with the list of permitted C-1 uses. Commissioner Daniel stated that he could not support the application and recommended that it be deferred. Commissioner Putnam stated that movement of Mabelvale Pike changed the neighborhood. He noted that the site is located near a mainline railroad and pointed out other nonresidential uses in the area. In response to a question from Commissioner Adcock, Mr. Lawson discussed why the Plan recommends MOC for the site. Ms. Morrow stated that those commissioners who have been to the site would agree that the property is located in a commercial area. Mr. Wright then stated that the application was amended to a C-3 request. Mr. Lawson stated that the area is changing but that there are still residential uses in the area. He stated that auto repair is too intense a use for the area. Mr. Lawson stated that, whatever use is proposed, it is important to use the existing building. A straight rezoning, he noted, would allow removal of the building. Mr. Wright stated that he agreed to defer the item and amend the application to a Planned Development. In response to a question from Chairman Woods, Mr. Carney stated that October 24, 1996 was the next scheduled rezoning hearing but that it would not allow for Subdivision Committee review of the Planned Development. During the ensuing discussion, the Commission agreed to bring the item back without requiring Subdivision Committee review. A motion was made to defer the item to the October 24, 1996 Commission meeting and not to require Subdivision Committee review. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 24, 1996) Herb Wright was present representing the application. There were no objectors present. Staff informed the Commission that the applicant had failed to submit sufficient documentation to allow for conversion of the item to a Planned Development and, as such, the item needed to be 5 Februa 20, 1997 SUBDIVISION ITEM NO.: B Z -5987-A (Cont.) that the applicant had failed to submit sufficient documentation to allow for conversion of the item to a Planned Development and, as such, the item needed to be deferred. The.applicant had been informed of staff's position and had agreed to the deferral. The item was placed on the Consent Agenda and approved for deferral to the November 21, 1996 Commission meeting. The vote was 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) This item was included in the Consent Deferral agenda. Deferral to the January 9, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 9, 1997) This item was included in the Consent Deferral Agenda. Deferral to the February 20, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Janis Morrow and John Ogles were present representing the application. There were no objectors present. Staff presented the item and gave a brief history of the application, beginning with the September 12, 1996 Commission meeting. It was explained that the attorney who had previously been handling the issue had failed to follow through in a timely manner and Ms. Morrow wished to pursue the application. Mr. Ogles handed out photographs of the site and a map of the area with the subject property highlighted. He offered no additional comments. Ms. Morrow addressed the Commission is support of her application. She stated that the auto repair business that was originally interested in the building had relocated and that she was simply seeking some way to utilize the property. She pointed out that the structure was built as a small service station with a garage bay and that it was not feasible to expect it to be used as a residence. 6 February , 1997 SUBDIVISION ITEM NO.: B Z -5987-A (Cont.) A lengthy discussion then followed concerning whether it was appropriate to approve a Planned Zoning District with uses restricted to C-1 or to rezone the site to C-1. It was discussed that _the land use plan supported limited commercial uses and that the C-1 neighborhood commercial district was perhaps appropriate for this small site. In response to a question from the Commission, Ms. Morrow stated that she would accept C-1 zoning for the site. A motion was made to approve C-1 zoning for the property. The motion was approved by a vote of 9 ayes, 2 noes and 0 absent. 7 Febru4 20, 1997 ITEM NO.• C Z-6204 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Cecil B. and Isabel L. Hill Herbert Wright, Attorney 9101 Lew Drive Rezone from R-2 to C-3 unspecified commercial use .59± acres vacant, one story building SURROUNDING.. LAND USE AND ZONING North - Little Rock Association of the Deaf Offices and Church; both zoned R-2 South - Apartments; zoned R-2 East - Mobile home park; zoned R-2 West - Off ice/warehouse and vacant property; zoned C-3 PUBLIC WORKS. COMMENTS Existing right-of-way is shown as 60 feet, it's a 34 foot asphalt street with curb and gutter and a 4 foot sidewalk; need to bring sidewalk to City standards. Property frontage shown has two drives; one drive is allowed by ordinance. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Authority Bus Route. The nearest route is located at Baseline and Geyer Springs Road, extending north on Geyer Springs and west on Baseline. LAND USE ELEMENT The site is in the Geyer Springs East District. The adopted Land Use Plan recommends Multifamily (MF) for the site. This C-3 request does not conform to the Plan. Staff sees no reason to amend the Plan by extending commercial any further down Lew Drive. 01 February 2 1997 SUBDIVISION• ITEM NO.: C Z-6204 (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this .59± acre tract from "R-2" Single Family to "C-3" General Commercial. The property is currently occupied by a one- story nonresidential style building which is located on the back (east) portion of the property. The remainder of the property is vacant although there does appear to be the vestige of a gravel parking area in front of the building. No specific use for the property has been proposed by the applicant. The site is located in an area with some mixture of zoning and uses. The properties across Lew Drive to the west are zoned C-3 and are occupied by an office/warehouse and a new auto parts store. The R-2 zoned properties directly north of this site contain a church and offices for the Little Rock Association for the Deaf. An R-2 zoned mobile home park is located on the R-2 zoned property south of the site. There are a large number of duplex and multifamily residences located farther to the south along Lew Drive, Southboro and Southwick. Although the residential style is mixed, ranging from mobile homes to duplexes, apartments and single family homes, it is apparent that the predominant land use in the area is residential. The Geyer Springs East District Land Use Plan recommends Multifamily (MF) for this site. This MF designation extends to include even a portion of the C-3 zoned property across Lew Drive. The adopted Plan recommends limiting commercial to the properties located within 500 feet of this portion of Baseline Road. Staff does not believe there is any justification for extending the commercial any further south on Lew Drive. STAFF RECOMMENDATION Staff recommends denial of the requested C-3 zoning. PLANNING COMMISSION ACTION: (OCTOBER 24, 1996) Herb Wright was present representing the application. There were no objectors present. One letter of objection had been sent by the O.U.R. Neighborhood Association and presented to the Commission. Staff presented the item and informed the Commission that the applicant wished to have the item deferred to the November 21, 1996 Commission meeting. Mr. Wright confirmed that he wanted the deferral to allow him time to meet with the neighborhood association. . 2 Februa-y 20, 1997 SUBDIVISION ITEM NO.: C Z-6204 (Cont.) A motion was made to waive the bylaws allowing for the deferral request less than 5 days prior to the public hearing. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the Consent Agenda and approved for deferral to the November 21, 1996 meeting by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be deferred to the January 9, 1997 Commission meeting. Staff noted that this would be the last deferral for the item. The item was placed on the Consent Agenda and approved for deferral to the January 9, 1997 meeting. The vote was 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 9, 1997) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had requested a deferral due to a conflict with a scheduled court appearance. The item was placed on the Consent Agenda and approved for deferral to the February 20, 1997 Commission meeting. The vote was 10 ayes, 0 -noes and 1 absent. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) John Ogles was present representing the applicant. There were no objectors present. Staff presented the item and a recommendation of denial. Dana Carney, of the Planning Staff, gave a brief history of the application up to this point. Mr. Carney also stated that he had spoken with Jacquelyn Twillie, president of the O.U.R. Neighborhood Association at 10:00 a.m. on the morning of February 20, 1997. Ms. Twillie had restated the Association's opposition to the proposed C-3 zoning. Mr. Ogles presented photographs of the property and a map with the subject property highlighted. He offered no additional comments. K, February 1 , 1997 SUBDIVISION ITEM NO.: C Z-6204 (Cont.) A motion was made to approve the requested rezoning. The motion failed by a vote of 0 nays, 11 noes and 0 absent. 4 Februa- y 20, 1997 ITEM NO.: D FILE NO.: Z -5300-A NAME: LOCATION• OWNER/APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. 2. 3. 4. 5. Carriage Creek - Revised Conditional Use Permit 13207 Ridgehaven Road Rim Moore/Pat McGetrick A revised conditional use permit is requested to convert the existing clubhouse building within the Carriage Creek recreational area to a single-family dwelling. The property is zoned R-2. The applicant proposes to replat the residential structure into a separate single-family lot. Site Location: The site is located on the south side of Ridgehaven Road, approximately six tenths of a mile west of Napa Valley Road. Comrnatibility with Neighborhood: The area surrounding the park property is exclusively single-family residential is nature. On -Site Drives and Parking: Access to the park property is gained by utilizing a driveway from Ridgehaven Road. There is a small existing parking lot on the site which the applicant proposes to plat into the new residential lot. Screening and Buffers: No comments Public Works Comments: Public Works has concerns about this Revised Conditional use Permit, they are as follows: February 1 . 1997 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5300-A 1. The existing concrete walk that is provided for the neighborhood that would be solely in a residential lot without a pedestrian access easement. 2. The lot encumbering a portion of the lake and the dam, this lake and spillway structure will provide for stormwater detention control for the development. Now a portion of this dam and lake would be within private ownership. 3. Staff also have concerns about the existence of the drive and parking for the tennis courts being on the private property for the house. These areas of concerns could be addressed through revised plans and easements and written agreements between the private property owner and the Neighborhood Association. 6. Utility Comments: L.R. Wastewater - Wooden deck constructed over existing sewer main located within existing sewer easement. Little Rock Wastewater will not be.responsible for repair of deck should removal be required for maintenance of sewer main in the future. 7. Staff Analysis: The applicant is requesting a revised conditional use permit to convert the existing clubhouse building within the Carriage Creek Recreational area to a single-family dwelling. The property is zoned R-2. The applicant proposes to replat the residential structure into a separate single-family lot. The clubhouse is part of the existing conditional use permit for the Carriage Creek Recreational area. This item is before the Planning Commission as a result of a recent zoning enforcement action. On July 7, 1996, the Zoning enforcement staff made an inspection of the clubhouse structure. The inspection revealed that the structure was being used as a single-family residence. The property had been illegally subdivided and sold to Rim and Phyllis Moore. The Moores were renting out the property. On August 12, 1996, after attempts to contact the property owner, a courtesy notice was issued to cease the use of the clubhouse structure or apply for a revision to the conditional use permit. The enforcement action has 2 Februa-s 20, 1997 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5300-A been suspended pending the Planning Commission's review of the revised conditional use permit. On March 13, 1990, the Little Rock Planning Commission approved a conditional use permit for the Carriage Creek Recreational area. The conditional use permit included a 2,554+/- square foot clubhouse, a pond, swimming pool, two tennis courts, a basketball court and parking area (with two access points on Ridgehaven Road). To date, the clubhouse, tennis courts, pond and part of the parking lot have been constructed. The applicant proposes to replat the area around the clubhouse into a separate lot and convert the clubhouse to a single-family dwelling. The replat would also include the one existing access drive to the site, the parking area, a portion of the sidewalks along the north side of the pond, as well as a small portion of the pond. There are several questions which the applicant has not yet answered regarding this proposal. For example, does the applicant propose that the remainder of the site continue to be used as a park? If the remainder of the property continues to be used as a park, how will the future park users access the site and where will they park? How will the applicant treat the sidewalks which traverse the proposed residential lot (easement?)? Is the applicant proposing to construct the swimming pool,. basketball court, remainder of the parking lot and the second access drive from Ridgehaven Road as approved with the original conditional use permit? These and possibly other questions need to be answered by the applicant before Staff can analyze the technical issues pertaining to this item and make a staff recommendation. 8. Staff Recommendation: Staff recommends deferral of this item to the January 9, 1997 Subdivision Agenda. This will allow the applicant time to provide more information pertaining to this item and it will also allow the Subdivision Committee an opportunity to address the technical issues associated with the proposal. 3 February 1 1997 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5300-A SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996) Pat McGetrick was present, representing the application. Staff gave a brief description of the proposal. Staff noted that there were several unanswered questions pertaining to this proposal. Mr. McGetrick stated that there are possible legal issues associated with this proposal regarding the Bill of Assurance, park and neighborhood. Mr. McGetrick stated that he would like to talk to the property owner's attorney and the City Attorney's Office to try to resolve any possible legal issues relating to the property and the present proposal. Mr. McGetrick stated that he would need to do this before he could answer the questions posed by staff. The Subdivision Committee accepted Mr. McGetrick's proposal to meet with the attorneys before discussing the technical issues associated with this proposal. STAFF UPDATE: on November 7, 1996, Staff received a letter from Pat McGetrick requesting that this item be deferred to the January 9, 1997 Planning Commission agenda. Mr. McGetrick states that he is trying to resolve legal questions regarding this issue prior to proceeding with the revised conditional use permit. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) Staff presented the item, informing the Commission that the applicant submitted a letter requesting that the item be deferred until the Subdivision Agenda of January 9, 1997. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays, and 2 absent. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996) Pat McGetrick, Fred Sanders and other representatives were present, representing the application. Staff gave a brief description of the proposal and posed several questions. 4 Februa-j 20, 1997 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5300-A Commissioner Daniel asked where the future park users would park. Fred Sanders, of the Carriage Creek Neighborhood Association, stated that the site plan would be revised to include parking for the park. He stated that the residents who use the park typically walk to the park, but occasionally someone will drive and park just off the street on the unpaved surface. Pat McGetrick stated that a revised plan would be submitted by December 19, 1996. David Scherer, of Public works, reviewed his comments with the Committee. He asked the applicant how he would deal with the sidewalk and a portion of the pond which would be in the new single-family lot. Pat McGetrick stated that easements for the sidewalk and the pond (drainage) would be dedicated. Fred Sanders stated that the swimming pool and basketball court would be excluded from the revised conditional use permit. After further discussion, the Committee accepted the, presentation and forwarded the issue to the full Commission for final action. STAFF UPDATE AND SYNOPSIS: As discussed at the Subdivision Committee meeting on December 12, 1996, the remainder of the site will continue to be used as a park to serve the Carriage Creek Neighborhood. Staff has received a revised site plan which shows an access drive and parking for the park area. The revised plan also shows easements for the sidewalk and the pond which are within the proposed single-family lot. The swimming pool and basketball court have been removed from the site plan. Staff recommends approval of the revised conditional use permit subject to the applicant completing a replat of the single-family lot (Lot 122-A) as shown on the site plan. PLANNING COMMISSION ACTION: (JANUARY 9, 1997) The staff informed the Commission that there was a mistake in notification of property owners within 200 feet of the Carriage Creek Recreation area, and that the item needed to be deferred. 5 February ;4 , 1997 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5300-A The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the February 20, 1997 Subdivision Agenda. A motion to that effect was made. The motion was passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff informed the Commission that the applicant had requested a deferral of this item in order to work with the neighborhood to resolve their concerns. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the April 3, 1997 agenda. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays. 6 February AU, 1997 ITEM NO.: lA NAME:. Land Use Plan Amendment - Heights/Hillcrest LOCATION: Northwest corner of Evergreen and Harrison REOUEST: Change land use from Single Family to Suburban Office SOURCE: Staff STAFF REPORT: The proposed use of the site, a quiet office, is compatible with residential development. This type of low intensity, specialized office use has traditionally been, and continues to be, scattered through out the Heights/Hillcrest district. The site, the northwest corner of Evergreen and Harrison, is located in an area of Hillcrest which has been developed with mixed uses. Located within a two block radius are single family, multifamily, commercial, public/quasi public, and park land uses. A low intensity office appears to be an appropriate land use in an area with such a mixed land use pattern. The current zoning on the property is R-2 Single Family, as are the properties to the north, west and south. Directly across Harrison Street there is C-3 General commercial zoning. An office land use would provide a smooth transition between the commercial and single family zones. A low intensity office use, such as what has been proposed, should not change the character of a residential neighborhood. With limited business hours and a small staff a suburban type office should blend in with its surroundings. Located on the corner of Evergreen Street, a designated collector, the site is easily reached without cut through traffic on neighborhood streets. A suburban type office should be built with consideration given to the neighborhood. A structure should be designed which blends with the surrounding buildings and have planned lighting, landscaping, and fencing to meet the existing standards in the neighborhood. The land use change from Single Family to Suburban Office is considered to be a major plan change. February 20, X97 SUBDIVISION ITEM NO • 1A (Cont.) STAFF RECOMMENDATION: Staff recommends.approval. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Jim Lawson, Director of Planning and Development, introduced the item and presented some background on the site. Mr. Lawson explained the current PD -O application for the property and the issue before the Commission. Mr. Lawson then discussed Tom Carpenter's February 20, 1997 memorandum to the Planning Commission. (A copy had been provided to each commissioner at the beginning of the hearing.) Stephen Giles, Deputy City Attorney, reviewed Tom Carpenter's memorandum and said it addresses legal issues and two specific court cases. Mr. Giles then discussed the two cases in some detail and said that recent court cases appear to be placing more emphasis on land use plans. Mr. Giles said that current law indicates that it is not arbitrary to recommend approval of the reclassification without amending the land use plan. He went on to say that it is not necessary to amend the plan and described the reasons outlined in the Tom Carpenter's memorandum. (A copy is attached.) Mr. Giles said that the PD -O application in question is unique because of the restrictions placed on the development by the applicant. Mr. Giles also said the city will still need to look at the facts of each case. Jim Lawson offered some additional comments and said it would be better not to amend the land use plan because of the unique circumstances. Comments were made by several commissioners and Commissioner Hawn reminded the Planning Commission that they said they wanted to look at the land use plans. Jim Argue, the applicant for the PD -O, spoke and said the neighbors want the project, but did not want the land use plan changed. Mr. Argue then responded to some questions and said the project would be owner -occupied, no leasable space. He also said the neighborhood was satisfied because a number of things have been agreed to by both sides. There was a long discussion about a number of issues. A motion was made not to change the land use plan. The motion was approved by a vote of 9 ayes, 2 nays and 0 absent. 2 February J, 1997 ITEM NO.: 1B FILE NO.: Z-6249 NAME: THE UNITED METHODIST FOUNDATION OF ARKANSAS -- PLANNED OFFICE DISTRICT PD -0 LOCATION: Northwest corner of Harrison and Evergreen Streets DEVELOPER• The United Methodist Foundation of Arkansas 5905 Forest Place, Ste. 210 Little Rock, AR 72207 ARCHITECT• Fred Perkins Roark-Perkins-Perry- Yelvington Architects 713 West Second Street Little Rock, AR 72201 AREA: 0.32 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Office PLANNING DISTRICT: #4 Heights/Hillcrest CENSUS TRACT• 16 VARIANCES/WAIVERS REQUESTED: Five year deferral for 5 foot sidewalks on Evergreen and Harrison Street frontage. variance of collector street standards on Evergreen Street to allow existing 29 foot roadway. Variance on Harrison Street of collector standards to allow existing 27 foot roadway. STAFF RECOMMENDATION: DEFERRAL to March 6, 1997 Planning Commission meeting to allow for consideration of the Land Use Plan Amendment on February 20, 1997. SUBDIVISION COMMITTEE COMMENT: Mr. Fred Perkins presented the project. Planning Staff indicated that a Land Use Plan Amendment was required. Staff also indicated that a separate Planning Commission hearing would be required for the land use and rezoning issues. The Land Use Amendment was scheduled for consideration by the Planning Commission on February 20, 1997. The rezoning request will be deferred to the March 6, 1997 Planning Commission meeting. February 20, -.497 SUBDIVISION ITEM NO.: 1B (Cont.) FILE NO.: Z-6249 PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was heard after the Planning Commission determined not to change to Land Use Plan on this property to accommodate this rezoning. Commissioner Woods stated that he would like to proceed on this item. Jim Lawson stated staff was recommending a two week deferral to allow for further public comment. Jim Argue, project applicant said he would agree to the continuance. Mr. Argue asked for a 3:30 p.m. Time Certain hearing on this item before the Planning Commission on March 6, 1997. Motion to defer the item to the March 6, 1997 Planning Commission meeting. The motion was passed with 10 ayes, 1 nays and 0 absent. K Februa. j 20, 1997 ITEM NO.: 2A Z-6255 Owner: Elizabeth Fields Williams Trust, Lana Elice Williams Trust and Windy Nichole Williams Trust Applicant: Robert M. Brown Location: SW corner of Autumn and Hermitage Roads (900 Autumn Road) Request: Rezone from R-2 to C-3 Purpose: Future commercial development; restaurant and retail; associated with Z -6255-A Hermitage Commercial Center Site Plan Review Size: Existing Use: 2.302± acres Undeveloped, heavily wooded SURROUNDING .LAND USE AND ZONING North - Home Quarters; zoned PCD South - New office building under construction; zoned 0-3 East - Pinnacle Point Hospital; zoned C-3 West - Mini -warehouse development; zoned POD PIIBLIC WORKS COMMENTS Dedicate right-of-way for Hermitage and Autumn Roads to conform to Master Street Plan. See Rock Creek Parkway Engineering alignment adopted by Ordinance No. 14,210 and revised by Ordinance No. 15,239. See other comments in site plan review File Z -6255-A. PIIBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Authority Bus Route. LAND USE ELEMENT The request is located in the I-430 District. The adopted Land Use Plan recommends Commercial use in the area. The February 1 . 1997 SUBDIVISION. ITEM NO.: 2A Z-6255 (Cont.) request is for "C-3", general commercial. There is no land use issue. STAFF ANALYSIS The request before the Commission is to rezone this 2.302± acre tract from "R-2" Single Family to "C-3" General Commercial. The property is currently undeveloped and heavily wooded. Plans are to develop a new commercial center on the property once it is rezoned. The proposed commercial development is detailed in Z -6255-A, Hermitage Commercial Center Site Plan Review; item 2-B on this agenda. The property is located at the SW corner of Chenal Parkway and Autumn Road. Properties near this intersection have developed with new commercial and office uses. Nearby uses include Pinnacle Point Hospital, a new 5 -story office building now under construction, the Home Quarters development, a mini -warehouse complex and various other commercial uses. The C-3 rezoning proposed for this site is compatible with other uses in the area. The I-430 District Land Use Plan recommends Commercial for this site. The C-3 rezoning request conforms to the adopted Plan. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. PLANNING COMMISSION ACTION: . . (FEBRUARY 20, 1997) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 11 ayes, 0 noes and 0 absent. 2 February 20. 1997 ITEM NO.: 2B FILE NO.: Z -6255-A NAME: HERMITAGE COMMERCIAL CENTER -- SITE PLAN REVIEW (Z -6255-A) LOCATION: SW corner of Autumn and Hermitage Roads DEVELOPER: ARCHITECT: Tom Flores Robert Brown c/o Charles W. Sloan & Assoc. Development Consultants, Inc. 5556 Market St. 10809 Executive Ctr. Dr., Ste. 210 Springdale, AR 72764 Little Rock, AR 72211 AREA: 2.30 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: See exhibit ZONING: Existing R-2 PROPOSED USES: Commercial/Retail Proposed C-3 PLANNING DISTRICT: #11 I-430 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: • Variance for Autumn Road driveway within 25 feet of property line. • Building setback encroachment in northeast corner of proposed restaurants BACKGROUND: The applicant has filed a rezoning from R-2 to C-3 which is Item 2A (Z-6255) on this agenda. If the Planning Commission approves the C-3 designation, then it would be appropriate to consider the site plan review. A. PROPOSAL/REQUEST: The developer proposes to construct a 16,988 square foot strip center. There will be two primary buildings. A freestanding restaurant of 5,900 square feet and a commercial building containing 11,088 square feet. Uses for the commercial building are those defined in Section 36-301 "C-3" General Commercial District. February 20, 1 SUBDIVISION ITEM NO.: 2B Z -6255-A (Cont.) B. EXISTING CONDITIONS: The site is vacant. Home Quarters is located to the north. An office building on the south. Pinnacle Point Hospital is to the east and a mini -warehouse to the west. C. NEIGHBORHOOD COMMENTS: Staff has received no calls concerning this proposed site plan review. D. PUBLIC WORKS COMMENTS: • Grading permit is required prior to construction. • All driveways shall be concrete aprons per City Ordinance. • Stormwater detention ordinance applies to this property. • Sidewalks shall be 5 foot per City Ordinances. • Autumn Road driveway needs to be 25 foot from property line per City Ordinance. • Construct sidewalks on the north side of Hermitage and the west side of Autumn with appropriate ramps in addition to the - planned 5 foot (shown 4 foot) sidewalks. • Provide striping and signage plans for the development, for Traffic Engineering approval. • Indicated right-of-way dedications and street sections are acceptable with the Traffic Engineer. • Hermitage.Road has a 1995 average daily traffic count of 3,400. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer main extension required with easements for eastern portion of site. AP&L: 15 foot easement required. Contact utility. Arkla: No comment Southwestern Bell: OK Water: On-site fire protection may be needed. There is an existing 8" water main on the north side of Hermitage Road. The existing right-of-way will have to be retained as a utility easement or the water main will have to be relocated at the developer's expense. Fire Department: Please show hydrant locations. Advise if buildings are to be sprinklered. CATA: No response 2 February 26. 1997 SUBDIVISION ITEM NO.: 2B Z -6255-A (Cont.) F. ISSUES/TECHNICAL/DESIGN: Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements with the exception of the western buffer which is 10 feet short of the 20 feet required by ordinance as it is currently zoned. Issues• • All items have been addressed that were discussed at the Subdivision Committee meeting. • Staff requires a plat to be filed for the property. Planning Division: N/A G. ANALYSIS• The applicant has revised the site plan to accommodate staff concerned raised at the Subdivision Committee meeting. Planning Staff can support the variance for the location of the Autumn Road driveway if it is approved by Bill Henry. Staff supports the minor building setback encroachment in the northwest corner of the exhibit. Staff will require that the site be platted prior to issuance of a building permit to reflect this change in the building line. H. STAFF RECOMMENDATION: APPROVAL of the site plan review as shown in the revised exhibit and letter dated February 6, 1997 and subject to conditions listed in this report. The proposal conforms to the ordinance standards outlined in Section 36-130 to 36-134. A separate motion is required to address the variance/waiver requests. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Robert Brown presented the project. The primary discussion involved the requests for variances/waivers. Mr. Brown stated that within the next seven days he would submit to the Planning Department the revisions requested. The applicant will need to meet with Public Works to discuss the driveway and road improvement items. The Committee forward the site plan review for consideration with the rezoning at the February 20, 1997 meeting. 3 February 20, 15 _ , SUBDIVISION ITEM NO.: 2B Z -6255-A (Cont.) PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Mr. Jones stated that earlier in the meeting the Planning Commission approved a rezoning (Z-6255) on this property from R-2 to C-3. The proposal now before the Commission is a site plan review for the property based on the C-3 zoning. Robert Brown presented the project and answered questions from the Commission members. He summarized landscaping and parking to be provided by the development. Gene Lewis asked the Planning Commission to provide additional setback and landscaping from the western property line. Mr. Lewis represents the adjacent "POD" (Z -5583-A) which is developed as a mini -storage and office. He stated that his project has won a landscaping award. Commissioner Putnam asked several questions of Mr. Lewis and Mr. Brown. A motion to approve the site plan review subject to conditions in the staff report. The motion passed with 8 ayes, 0 nays, and 3 absent. A second motion to approve in this case the requested variance passed with 8 ayes, 0 nays and 3 absent. 4 Februa-s 20, 1997 ITEM NO.: 3A Z-6256 Owner: Vernon and Elizabeth Clary; Cora and Loice Peek Applicant: Robert M. Brown Location: 13423 and 13501 Kanis Road Request: Rezone from R-2 to 0-3 Purpose: Future general office development; associated with S-1126 Kanis Office Addition Preliminary Plat Size: Existing use: 9.76± acres Two Single Family homes SURROUNDING LAND USE AND ZONING North - Undeveloped, heavily wooded; zoned R-2 South - Single Family homes; zoned R-2 East - Single Family homes; zoned R-2 and electrical contractor's office; zoned POD West - Single Family homes and nonconforming auto body shop; zoned R-2 PUBLIC WORKS COMMENTS Kanis Road frontage shall be improved to provide left turn capability into development with proper taper lengths. Kanis Road is a minor arterial and right-of-way dedication to 45 feet from centerline is required. Kanis Road has a 1995 average daily traffic count of 2,500. See other comments in File S-1126, Kanis Office Addition Preliminary Plat. PIIBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. LAND USE ELEMENT The request is located in the Ellis Mountain District. The adopted Land Use Plan recommends Transition Zone and Single Family use in the area (with a PUD recommended along Kanis). February 2-, 1997 SUBDIVISION ITEM NO • 3A Z-6256 (Cont.) The request is for 10-31, general office. The request of office within the Transition Zone is reasonable; however, the area requested extends well south of the Transition Zone area. The City has not supported extending nonresidential use beyond the transition designated area along Kanis Road. There have been no changes to justify a change in the way the City has reviewed cases along Kanis Road. (Note: There is a Kanis Road Study committee currently working on Kanis Road. This committee may make recommendations to modify the land use plan. Recommendations from the committee are expected later this Spring.) STAFF ANALYSIS The request before the Commission is to rezone this 9.76± acre tract from "R-2" Single Family to "0-3" General Office. Two single family homes are currently located on the front 200 feet of the property, closest to Kanis Road. The remainder of the 1,300+ foot deep property is undeveloped and heavily wooded. Plans are to develop the tract as a multi -lot, small office subdivision once it is rezoned. The proposed office subdivision is detailed in S-1126, Kanis Office Addition Preliminary Plat; item no. 3-B on this agenda. The site is located in an area which is rural in nature. Surrounding uses are almost exclusively single family homes on larger lots and large tracts of undeveloped property. A small, POD zoned electrical contractor's office is adjacent. to the northern end of the tract. An R-2 zoned, non- conforming auto paint and body shop is located on one of the properties to the west. The northern end of the PRD zoned Brodie Creek development is located 800-900 feet to the west of this site. With the exception of the electrical contractor and the nonconforming auto paint and body shop, all adjacent properties are occupied by single family residences. The Ellis Mountain District Land Use Plan recommends Transition Zone for properties fronting on this portion of Kanis Road. The TZ designation extends south of Kanis Road approximately 600 feet where this property is located. The Plan recommends Single Family for properties south of the TZ. The subject property is approximately 1,300 feet deep, extending south off of Kanis Road well beyond the Transition Zone area. The City has not supported extending nonresidential use beyond the Transition designated area along Kanis Road. Staff cannot support a change in this direction at this time. There is an ongoing study of the Kanis Road corridor which may result in recommended modifications to the Land 2 Februa _ 20, 1997 SUBDIVISION ITEM NO.: 3A Z-6256 (Cont.) Use Plan. Results of the study are not expected until later this spring. Staff can support 0-3 zoning for that portion of the tract which falls within the Transition Zone designated area, approximately 600 feet south of Kanis Road. Office uses are appropriate with the Transition Zone. Staff questions whether it would be appropriate to extend 0-3 zoning for the full 1,300+ feet as proposed by the applicant. Such an action would establish a questionable zoning pattern and could potentially impact the existing single family residential uses. The newest development in this area has been single family residential, as evidenced by the subdivision to the southeast. STAFF RECOMMENDATION Staff recommends denial of the application, as filed. Staff recommends that only the northern 600 feet of the tract be rezoned 0-3. Extending 0-3 zoning to the southern 700+ feet of the tract is not compatible with the adopted Land Use Plan and could negatively impact the single family uses in the area. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The applicant was present. There were 8-10 objectors present. Staff presented the item and informed the Commission that the applicant had amended the application to conform to staff's recommendation that only the northern 600 feet of the tract be rezoned 0-3. In light of the amended application, staff offered a recommendation of approval. Robert Brown addressed the Commission in support of the application. He related the rezoning request to the Kanis Office Addition Preliminary Plat, which had earlier been deferred by the Commission. Mr. Brown stated that he had amended the application to conform to staff's recommendation. He stated that he had also begun the process to request a Land Use Plan amendment for the remainder of the property to the south. Mr. Brown stated that he had met with area residents and that those residents directly adjacent to the northern 600 feet of the tract did not object to the proposed rezoning. Paul Glasscock, of 1300 White Road, addressed the Commission in opposition to the rezoning. He stated that he was speaking on behalf of the residents of White Road, many of whom were present. Mr. Glasscock stated that he was aware of the Transition designation for properties fronting on Kanis Road but that the neighborhood residents were still opposed to the office rezoning. He pointed out that the 3 February I , 1997 SUBDIVISION ITEM NO.: 3A Z-6256 (Cont. newest development in the area was single family. He stated that he was concerned that zoning the northern 600 feet of the subject property to office would be the "foot in the door" to extending nonresidential zoning throughout the area. Mr. Glasscock pointed out several objectionable uses within the 0-3 zoning district and noted that no specific development was proposed through this rezoning application. He also questioned whether providing sewer service to the site would require an easement through the properties on White Road. Lastly, Mr. Glasscock questioned the Transition designation on Kanis Road and stated that he would like to see the depth of the area designated Transition reduced. Abby Bryant, a resident of White Road, spoke in opposition to the rezoning. She stated that she was concerned about the loss of her property's value if the office zoning was approved. She also asked that the Transition area be reduced in depth. Commissioner Hawn commented that the intent of the Transition area was to limit development to uses which are compatible with nearby residential. In response to a question from Commissioner McCarthy, Steve Giles of the City Attorney's Office stated that Transition is a Land Use Plan designation suggesting that an area is sensitive and that development should be congruous to residential. Tony Bozynski, of the Planning Staff, noted that a study committee is currently working on the Kanis Road area. Mr. Bozynski stated that the City has traditionally supported office zoning in the Transition area along Kanis Road. There was a brief discussion of the newly adopted definition of Transition which is to become effective March 4, 1997. Commissioner Hawn commented that the spirit of Transition does not support "blanket" 0-3 zoning. He stated that many uses in the 0-3 district were not compatible with adjacent residential uses. Commissioner Rahman stated that he had a problem with the depth of the area designated Transition along this portion of Kanis Road and that he would prefer to see the depth reduced. 'Chairman Lichty asked Mr. Brown if there would be a problem conforming to a Planned Development. Mr. Brown stated that this application was filed prior to the recent resolution of the Transition question. He noted that there had even been talk of two Transition definitions, one for Cantrell Road and one for Kanis Road. Mr. Brown discussed the other nonresidential uses in the area. He also noted that this 4 Februa 20, 1997 SUBDIVISION ITEM NO.: 3A Z-6256 (Cont.) rezoning was associated with a preliminary plat for a small lot office development. Jim Lawson, Director of Planning and Development, suggested that the applicant meet with the neighbors to discuss eliminating potentially objectionable uses from the rezoning request. Commissioner Daniel spoke of his concerns about the Land Use Plan pattern in the area. Chairman Lichty stated that the intent of this Planning Commission was that development in the Transition area be submitted as a Planned Development. Commissioner Putnam suggested deferring the item. Mr. Brown stated that he would meet with the neighbors to potentially adjust the list of uses or amend the application to a Planned Development. A motion was made to defer the item to the April 3, 1997 Commission meeting with the understanding that the applicant is to meet with the neighbors. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. 61 February 20, -997 ITEM NO.: 3B FILE NO.: S-1126 NAME: KANIS OFFICE ADDITION -- PRELIMINARY PLAT (S-1126) LOCATION: South side of Kanis Road west of White Road DEVELOPER: ENGINEER: Bek Raiser etal Robert Brown #5 Innwood Circle, Ste. 105 Development Consultants, Inc. Little Rock, AR 72211 10809 Executive Center Dr. Suite 210 Little Rock, AR 72211 AREA: 9.79 ACRES ZONING: Existing R-2 Proposed 0-3 PLANNING DISTRICT• CENSUS TRACT: 42.07 NUMBER OF LOTS: 14 PROPOSED USES: FT. NEW STREET: 1,140 vacant, residential #18, Ellis Mountain District VARIANCES REQUESTED: • Reduced right-of-way and street width for proposed internal street. • Cul-de-sac to exceed 1,000 lf. maximum length STAFF RECOMMENDATION: DEFERRAL of the preliminary plat to the April 3, 1997 Planning Commission meeting. There are a number of unresolved issues and the item needs to be recirculated for agency comment. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Robert Brown presented the item to the Subdivision Committee. Larry Jones stated that the Land Use Plan designations for this site are Transition Zone for approximately 600 feet south from Kanis Road and residential for the remainder. Staff asked that the existing houses on the west side of White Road be shown in more detail and labeled with addresses. The applicant was told to request a land use change to accommodate the rezoning (Z-6256) or revise the plat. If a substantial revision is made to the plat, then it must be sent back to Subdivision Committee for review. February 1997 SUBDIVISION ITEM NO.: 3B (Cont.) FILE NO.: S-1126 PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Deferral Agenda and scheduled for the April 3, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 10 ayes, 0 nays, 0 absent and 1 abstention. E February 2 , 1997 ITEM NO.: 5 Z-6245 Owner: Travis Meyer Applicant: Travis Meyer Location: 13924 Kanis Road Request: Rezone from R-2 to C-1 Purpose: Convert existing structure into office Size: .48± acres Existing Use: One story frame structure and cinderblock accessory structure SURROUNDING LAND USE AND ZONING North - Mobile homes and single family homes; zoned R-2 South - Undeveloped, heavily wooded; zoned PRD East - Single Family home; zoned R-2 West - Undeveloped; zoned R-2 and C-1 PUBLIC WORKS COMMENTS 1. Kanis Road is a minor arterial and required dedication is 45 feet from centerline and additional 12 foot of right-of-way for a right -turn lane onto Kirby Road (collector). Kirby requires dedication to 30 feet from centerline. 2. With construction appropriate improvements to frontages as required by the Master Street Plan will be required. Not to exceed 15% of the project cost. 3. Existing Kanis Road is 21 foot wide asphalt pavement without sidewalk; existing Kirby Road is a 20 foot chip seal without sidewalk; open ditches existing on both streets. 4. Driveways will require approval of type and location. 5. Kanis Road has a 1995 average daily traffic count of 2,500. PIIHLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. Februa. _ 20, 1997 SUBDIVISION• ITEM NO.: 5' Z-6245 (Cont.) LAND USE ELEMENT The request is located in the Ellis Mountain District. The adopted Land Use Plan recommends Neighborhood Commercial use in the area. The request is for "C-1", Neighborhood Commercial. There is no land use issue. STAFF ANALYSIS The request before the Commission is to rezone this .48± acre tract from "R-2" Single Family to "C-1" Neighborhood Commercial. The site is currently occupied by a one story frame structure and a cinderblock accessory structure. The applicant proposes to convert the frame structure into an office. The site is located at the northeast corner of Kanis and Kirby Roads. Uses in the immediate area are primarily single family homes on larger lots and large tracts of undeveloped property. The area is rural in nature and the single family homes range from single -wide mobile homes to large, brick residences. The undeveloped, wooded property across Kanis Road is the northernmost part of the Brodie Creek Community development. The C-1 zoned property to the west is mostly undeveloped and contains several mobile homes. The property is located within a small node at the intersection of Kanis, Kirby and Cooper Orbit Roads which is designated as Neighborhood Commercial by the Ellis Mountain District Land Use Plan. An area designated Transition Zone extends to the east, west and north around this NC node. The C-1, Neighborhood Commercial rezoning requested by the applicant conforms to the adopted Plan. Conversion of the existing structure into an office should be compatible with the neighborhood. STAFF RECOMMENDATION Staff recommends approval of the requested C-1 rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 11 ayes, 0 noes and 0 absent. 2 February !_, 1997 ITEM NO.: 4A FILE NO.: Z-6254 NAME: LOCATION• OWNER/APPLICANT• Villages of Wellington Recreation Area - Conditional use Permit Northeast corner of Village Commons Road and Loyola Drive Winrock Development Co./The Mehlburger Firm - Frank Riggins PROPOSAL: A conditional use permit is requested to allow a private neighborhood recreation area on R-2 zoned property. ORDINANCE DESIGN STANDARDS 1. Site Location: The proposed site is located at the northeast corner of Village Commons Road and Loyola Drive. This section of Loyola Drive is currently under construction. 2. Compatibility with Neighborhood: The proposed recreation area is surrounded by undeveloped single-family residentially zoned property. With proper screening, the recreation area should not have an adverse effect on the surrounding properties. The proposed 3.28 acre site is undeveloped and heavily wooded. 3. On -Site Drives and Parking: Access to the proposed recreation area will be gained by utilizing a drive from Village Commons Road or a second drive from Torre Court. A total of 52 parking spaces is required by ordinance to serve the proposed clubhouse building. Fifty-nine (59) parking spaces are shown on the site plan. 4. Screening and Buffers: Areas set aside for buffers and landscaping meet with ordinance requirements. Screening of the vehicular use areas from the residential zoned areas to the north and northwest is required by ordinance. This can be Februa__ 20, 1997 SUBDIVISION ITEM NO.: 4A (Cont.) FILE NO.: Z-6254 accomplished with a six foot high opaque wooden fence with its face side directed outward or dense evergreen plantings. Existing natural dense vegetation that can provide year-round screening can receive credit toward fulfilling this requirement. 5. Public Works Comments: 1. Grading permit will be required prior to construction permit. 2. Stormwater detention ordinance applies to this property. 3. All driveways shall be concrete aprons per City Ordinance. 4. Torre Court requires a 50 foot right-of-way to correspond with the 27 foot pavement. Construct a sidewalk on frontage. 5. Provide 36 foot pavement on village Commons for left turn capabilities into entry on Village Commons left turn capability; a sidewalk on the frontage of Village Commons and Loyola is required by Ordinance. 6. Utility and Fire Department Comments: L.R. Wastewater Utility - Sewer main extension required with easements. L.R. Water Works - Acreage charges apply in addition to normal connection charges. AP&L - A 15 foot utility easement is requested around the entire perimeter of the property. 6A. CATA No comments received. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow a private neighborhood recreation area on the R-2 zoned property located at the northeast corner of village Commons Road and Loyola Drive. The recreation area will serve the Villages of Wellington Subdivisions. The development will include a 5,250 square foot clubhouse building, swimming pool, tennis courts, an open pavilion, playground area and associated parking lot. The parking lot will contain 59 parking spaces (52 parking spaces required by ordinance to serve the clubhouse). KI February 1997 SUBDIVISION ITEM NO • 4A (Cont.) FILE NO.: Z-6254 The proposed 5,250 square foot clubhouse building will be of residential character and have a maximum height of 30 feet. The proposed clubhouse and pavilion exceed the minimum ordinance setbacks, therefore no variances are required. The recreation area will be open to the residents during daytime hours with occasional night time use. The parking lot, tennis courts and swimming pool will be lighted for night use. The lighting will be low-level and directed away from the adjacent residential properties. The applicant is also proposing one (1) ground -mounted sign for this site. The sign will comply with city code (minimum setback - 5 feet, maximum height - 6 feet, maximum area - 64 square feet). With proper screening of this site from the adjacent residential properties to the north and northwest, the proposed recreation area should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the Screening and Huffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility Comments 4. The lighting of the site is to be low-level and directed away from adjacent residential properties. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Frank Riggins and Sally Boatman were present, representing the application. Staff gave a brief description of the proposal. Commissioner Adcock asked if the park would be public or private. Mr. Riggins stated that it would be a private park to serve the Villages of Wellington residents. 3 Februa. 20, 1997 SUBDIVISION ITEM NO.: 4A (Cont.) FILE NO.: Z-6254 Mr. Riggins stated that the park would be operated during daytime hours with occasional night use. He stated that the tennis courts, swimming pool and parking lot would be lighted. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays. 4 February 20, .997 ITEM NO.: 4B FILE NO.: S -1118-A NAME: VILLAGES OF WELLINGTON RECREATION AREA -- PRELIMINARY PLAT (S -1118-A) LOCATION: Northeast corner of Village Commons Road and Loyola Drive DEVELOPER: ENGINEER: Winrock Development Co. Frank Riggins 2222 Cottondale Lane The Mehlburger Firm Little Rock, AR 72202 201 South Izard Little Rock, AR 72201 AREA: 15.29 ACRES NUMBER OF LOTS: 31 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Vacant PLANNING DISTRICT: #19, Chenal CENSUS TRACT: 42.06 VARIANCES REQUESTED: None A. PROPOSAWREOUEST: The applicant seeks to revise a previously approved 31 lot single family preliminary plat to change the lot size and dimensions of Lot 10. A companion Conditional Use Permit (Z-6254) will allow a 3.28 acre private recreational area to be used by area residents. The zoning on the subject lot and the entire area within the preliminary plat is R-2. B. EXISTING CONDITIONS: The area is vacant and wooded. The developer is currently installing. The public infrastructure. C. NEIGHBORHOOD COMMENTS: Staff has received no responses from the public on this proposed preliminary plat. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: • Grading permit will be required prior to construction permit. • Stormwater detention ordinance applies to this property. February j, 1997 SUBDIVISION ITEM NO.: 4B (Cont.) FILE NO.: S -1118-A • All driveways shall be concrete aprons per City Ordinance. • Torre Court requires a 50 foot right-of-way to correspond with the 27 foot pavement. Construct a sidewalk on frontage. • Provide 36 foot pavement on Village Commons for left turn capabilities into entry on Village Commons with proper taper lengths. Widen Loyola to 36 feet at the entry of Torre Court to provide left turn capability; a sidewalk on the frontage of Village Commons and Loyola is required by Ordinance. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer main extension with easements required. AP&L: 15 foot easement Arkla: OR Southwestern Bell: OR Water: Acreage charge apply in addition to normal . correction fees. Fire Department: OR CATA - No response F. ISSUES/TECHNICAL/DESIGN: Landscape: N/A Issues: None G. ANALYSIS• The proposed preliminary plat meets the requirements of the Subdivision Ordinance. The applicant is not requesting any variances, waivers or deferrals. H. STAFF RECOMMENDATIONS: APPROVAL of the preliminary plat as shown on the revised exhibit prepared by The Mehlburger Firm and dated January 29, 1997. Approval is subject to conditions listed in this staff report. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Frank Riggins and Sally Boatman were present, representing the application. Staff gave a brief description of the proposal. Commissioner Adcock asked if the park would be public or private. 2 February 20, J97 SUBDIVISION ITEM NO.: 4B (Cont.) FILE NO • S -1118-A Mr. Riggins stated that it would be a private park to serve the villages of Wellington residents. Mr. Riggins stated that the park would operated during daytime hours with occasional night use. He stated that the tennis courts, swimming pool and parking lot would be lighted. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Approval Agenda. The approval is subject to staff conditions. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent. 3 February 20, X997 ITEM NO.: 6 FILE NO.: Z -3168 - NAME: CHENAL LAKES APARTMENTS -- SITE PLAN REVIEW (Z -3168-A) LOCATION: 13,500 Chenal Parkway Hailey Corporation Tim Daters 1400 West Markham, Ste. 202 White-Daters and Associates Little Rock, AR 72201 401 South Victory Little Rock, AR 72201 AREA: 5.52 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: N/A ZONING: MF -18 PROPOSED USES: Multifamily residential PLANNING DISTRICT: #19 Chenal CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: None BACKGROUND: This application is for an expansion to the existing 372 unit Chenal Lakes apartment community. Access will be through the existing private drive network of Chenal Parkway. A. PROPOSAL/REQUEST: The applicant seeks to add 78 units in seven new buildings. The breakdown of this unit count is as follows: • 78 units in seven buildings - 30 two bedrooms - 48 three bedrooms • 175 total parking spaces - 36 garage spaces - 139 open slots • 3 -story on north/two floors on south - buildings 2, 3, 4 • 3 -story floors north and south - buildings 5, 6, 7, 8 • clubhouse building no. 1 and pool February 20, 1: SUBDIVISION ITEM NO • 6 Z -3168-A (Cont.) B. EXISTING CONDITIONS: The site is vacant. A one hundred foot AP&L easement runs through the property. A portion of the land is within the 100 year floodplain. C. NEIGHBORHOOD COMMENTS: Staff has received several calls about the development. All calls to date have been negative. The public is particularly concerned with the fact that each building will have a three story element. D. PUBLIC WORKS COMMENTS: 1. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. A grading permit and development permit for special flood hazard area are required prior to construction. Minimum finish floor elevations required for the following: • Bldg #5 436.0 • Bldg #6 435.5 • Bldg #7 435.0 • Bldg #8 434.0 2.Stormwater detention ordinance applies to this property. 3. Provide Master Street Plan adopted commercial entrance construction at entry drive including deceleration lane. Provide a 5 foot sidewalk on the frontage of Chenal as required by City Ordinance. This sidewalk may be provided at the property line or at the edge of pavement with the addition of a curb to provide ADA standard required separation with driving lanes. 4. Chenal Parkway has a 1995 average daily traffic count of 14,000. Project will add on additional 780 trips per day. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer available AP&L: OK Arkla: No response Southwestern Bell: OK Water: On-site waterline will be a private fire line. Contact water works regarding size and location of water meters. Fire Department: Please show hydrant locations. Advise if buildings are to be sprinklered. LATA: No response K February 20, X997 SUBDIVISION ITEM NO.: 6 Z -3168-A (Cont.) F. ISSUES/TECHNICAL/DESIGN: Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements when averaged out. However, portions of the northeastern buffer drop considerably below the full requirement of 40 feet. A six foot high opaque wood fence with its face side directed outward or dense evergreen plantings are required to screen this development from the residential zoned properties to the north, east and south. Curb and gutter or another approved border will be required to protect landscape areas from vehicular traffic. If dumpsters are to be used, they must be located on the site plan and screened on three sides with an eight foot high opaque wall or wood fence. Issues: • Please add the following items to the site plan. • Vicinity map • Show access to public street. • Label addresses and building numbers of existing structures. • Show footprints of all adjacent homes in St. Charles. • No boat or RV vehicle storage permitted within the new area or adjacent to existing buildings 11, 12, 13 or 14. • Label square footage of clubhouse. • Label "extended site plan" as exhibit 2 of 2. • Dumpster locations to be approved by staff. • A landscaped berme and existing mature trees will be included in the project landscaping adjacent to planned building no. 32. Planning Division: N/A G. ANALYSIS• The applicant still needs to provide site plan revisions as mentioned in section "F". Staff has received many calls in opposition to this project. The public feels the site is not suitable for this density of this project. However, the existing zoning is MF -18. There are currently no three story buildings within the Chenal Lakes Apartment development. The addition of three story buildings to the project seems out of character with the existing development. Staff would recommend that buildings no. 28 and no. 3 February 20, 1. 1 SUBDIVISION ITEM NO.: 6 Z -3168-A (Cont.) 32 be a maximum of two stories. These structures will be closest to the existing single family St. Charles neighborhood. With the changes requested in this report the proposal conforms to the ordinance requirements for Site Plan Review and MF -18 zoning. H. STAFF RECOMMENDATION: APPROVAL based on the conditions and plan revisions requested in this document. Approval of the site plan review is contingent on the abandonment of the Daily Street right-of-way. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Tim Daters presented the project. David Scherer explained the Public Works departmental conditions. Larry Jones requested a number of revisions to the site plan to be submitted to staff within 7 days. The item was forwarded to the Planning Commission meeting on February 20, 1997 for consideration. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Larry Jones stated that: since the staff report was prepared there was a meeting between the developer and the St. Charles neighbors on Monday, February 17, 1997. As a result of this meeting, the applicant has moved buildings nos.29-32 further back from the property line as shown in the revised site plan exhibit dated February 19, 1997. Bill Canino, project architect presented the proposal. Mr. Canino offered a revised landscape plan that shows mature existing trees that will be preserved as a buffer adjacent to future building no. 32. John Bailey, developer, summarized the beneficial aspects of the proposal. Tim Daters, project engineer also contributed to the applicant's presentation. Approximately 10 persons from the adjacent St. Charles neighborhood were present. Representations of the group thanked the Planning Commission for scheduling this item for a time certain on the agenda. Mr. Steve Nielson, a resident of Catina Court, spoke in opposition to the proposed density and the three-story units. He read a letter from Mrs. Lewis Pleasants, Jr. opposed to the three-story buildings. Mr. Doug Smith, president of the St. Charles Property Owners Association supported the planning staff recommendation to develop proposed buildings 28 and 32 as two-story rather than three-story. These buildings will be the closest to the impacted landowners on Catina Court. Mr. Pat Fox, resident of Catina Court spoke in opposition to the three-story buildings and the density. Mr. Fox also asked for security fencing between his property and the development. The commission members asked several questions of Bill Canino concerning the three-story buildings. Mr. Canino said the structures p February 20, .997 SUBDIVISION ITEM NO.: 6 Z -3168-A (Cont.) will be split level and appear to be two-story from the exterior. There was discussion amongst the commission members. Motion to approve the Site Plan Review as proposed by the developer (Exhibit Z -3168-A dated February 19. 1997) subject to staff conditions in the staff report. The motion passed with 8 ayes, 2 nays and 1 absent. 5 February 20, 997 ITEM NO.• 7 FILE NO.: S -201-K NAME: TELESITE SERVICES -- SITE PLAN REVIEW (S -201-K) LOCATION: #11 Corporate Hill Road DEVELOPER: ENGINEER: TeleSite Services Mark Alderfer 2100 Riverdale Alderfer and Associates Little Rock, AR 72202 2311 Durwood Road Little Rock, AR 72207 AREA: 2.0 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0 ZONING: 0-2 PROPOSED USES: Office PLANNING DISTRICT: #2 Rodney Parham CENSUS TRACT: 22.05 VARIANCES/WAIVERS REQUESTED: e Variance'to allow second driveway BACKGROUND• The applicant seeks to develop one of the last vacant lots on Corporate Hill Drive. A. PROPOSAL/REQUEST: The applicant proposes a 20,082 square foot one-story office building to be owned and occupied by TeleSite Services. The maximum height of the building is 27 feet and 103 parking spaces will be provided. B. EXISTING CONDITIONS: The site is vacant. Lots to the north, west, and south are developed for office uses. Property to the east is residential. C. ENGINEERING/UTILITY COMMENTS: Staff has received three calls on his proposal. They have all been informational in nature. February _ j , 1997 SUBDIVISION ITEM NO • 7 (Cont.) FILE NO.: S -201- D. PUBLIC WORKS COMMENTS: • Grading permit required prior to construction permit. • Stormwater detention ordinance applies to this property. • All driveways shall be concrete aprons per City Ordinance. • Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. • Repair of any curb and gutter or sidewalk that is damaged in the public right-of-way is responsibility of the property owner and would need to be facilitated prior to certificate occupancy. • One drive per 300 foot of frontage as required by Ordinance. Revise site plan to conform with Ordinance and eliminate left turn conflicts. • Markham Street has a 1995 average daily traffic count of 19,000. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer service available. AP&L: OK Arkla: No response Southwestern Bell: OK Water: No objection Fire Department: Show fire hydrants. LATA: No response F. ISSUES/LEGAL/TECHNICAL/DESIGN: Landscape Areas set aside for buffers and landscaping meet with ordinance requirements with the exception of the proposed buffer along Corporate Hill Dr. The full requirement along the street is 13 feet. The proposed buffer meets the requirement when averaged out but drops to a width of five feet six inches most of the way. The minimum requirement is to not drop below a width of six feet at any given point. A six foot high opaque screen is required to screen this site from the residential properties to the east. This screen may be an opaque wooden fence or dense evergreen plantings. 2 February 20, -997 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S -201-R Issues • Garbage collection to be limited today time hours. • A traffic signal at Corporate Hill and Markham is warranted but not funded. Planning Division: N/A G. ANALYSIS• The proposal conforms to the ordinance requirements for "0-2". The ordinance allows only one driveway per 300 street of frontage in commercial zones. Planning Staff can support the variance request for a second drive if the two. drives line up with those existing across the street. David Scherer may wish to comment on the variance request. H. STAFF RECOMMENDATIONS: APPROVAL of the site plan review. An amended site plan is to be submitted in respect to the driveways. The Variance request requires a separate motion. Approval is subject to conditions in this staff report. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30., 1997) Mark Alderfer introduced the project. There was discussion on the developer's need for a second driveway. It was noted that the applicant is requesting about 150' of the minimum off-street parking required. The item was forwarded to the Planning Commission for consideration on February 20, 1997. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Approval Agenda. The approval is subject to staff conditions. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent. 3 February . . , 1997 ITEM NO.: 8 FILE NO.: Z-6239 NAME: ASHER CAR SALES -- PLANNED COMMERCIAL DISTRICT "PCD - (Z -6239) LOCATION: Asher Avenue at Oak Street DEVELOPER: ENGINEER: Lynton Egbosimba None 2608 South Maple Street Little Rock, AR 72204 AREA: .32 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0 ZONING: R-3 to PCD PLANNING DISTRICT: #9 I-630 CENSUS TRACT• 12 VARIANCES/WAIVERS REQUESTED: None STAFF RECOMMENDATION: DEFERRAL of the item until the April 3, 1997 Planning Commission meeting. The applicant as submitted is incomplete. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Larry Jones indicated that staff cannot review the submittal because the filing is incomplete. The Committee deferred the item to the March 13, 1997 Subdivision Committee meeting. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Deferral Agenda and scheduled for the April 3, 1997 Planning Commission meeting. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent. February 20, _997 ITEM NO.: 9 FILE NO.: Z-4923 NAME: THE SUMMIT MALL -- LONG -FORM PCD TIME EXTENSION LOCATION: On the west side of Shackleford Road, between Interstate 430 and West 36th Street. DEVELOPER: Thomas J. Schneider Senior Vice President Development Simon DeBartolo Group National City Center P. O. Box 7033 Indianapolis, IN 46207 AREA: 97.446 ACRES ZONING• PCD ENGINEER: Pat McGetrick McGetrick Engineering Co. 11225 Huron Lane, Ste. 200 Little Rock, AR 72211 NUMBER OF LOTS: 1 FT. NEW STREET: 0 PLANNING DISTRICT: #11 I-430 CENSUS TRACT: 24.04 VARIANCES REOUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: Shopping Center The developer,•through the engineer, proposes a three year time extension for implementing work associated with the establishment of the PCD. The Planning Commission, on November 3, 1987, reviewed the proposed PCD. The Board of Directors, on December 1, 1987, in Ordinance .15,385, conditionally established the PCD. On February 12, 1991, the Planning Commission approved an initial three year time extension. A second extension was approved on January 4, 1994 for three additional years. That extension expired in January 1997. On December 16, 1996 prior to the expiration date the developer requested a third time extension. A. PROPOSALIREOUEST: The applicant requests approval by the Planning Commission of a third three year time extension for implementation of the improvements associated with the establishment of the Summit Mall PCD. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The existing zoning remains PCD. February 1, 1997 ITEM NO.: 9 (Cont.) FILE NO.: Z-4923 C. ENGINEERING/UTILITY COMMENTS: The item was not transmitted to agencies for comment or Subdivision Committee. D. ISSUES/LEGAL/TECHNICAL/DESIGN: • The applicant is reminded that under the current PCD no clearing of vegetation or grading will take place without prior approval of the City. E. ANALYSIS' The applicant wishes to retain the option of developing the site as originally planned. The PCD will expire and the land will revert to its former zoning classification unless the time extension is approved. The developer has had the PCD zoning in place since December 1, 1987. Over the last 9+ years there has been a great deal of growth in the west Little Rock area that has impacted roadways and public utilities. If the developer wishes to proceed with "The Summit Mall-, they should file a new application that would be reviewed by staff and the public in the light of current planning standards. F. STAFF RECOMMENDATIONS: DENIAL of the requested time extension and restore the previous R-2 zoning. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Jim Lawson presented the staff report. He stated that he had met this morning with representatives of the Simon DeBartolo Group to discuss the project. Mr. Lawson said staff was now supporting a 3 year time extension. This will allow the developer to put the many aspects of the future mall together. He stated that approving a 3 year time extension was a holding pattern for a future regional mall on this site. Several commissioners asked questions of Mr. Lawson concerning the reality of this project. Thomas J. Schneider spoke for the applicants. He indicated that their demographic information showed a need for the mall in west Little Rock. A two -three year predevelopment timeline has started. This would be followed by a 2 year construction period. The mall would open in the period 2000-2002. 2 February 20, -997 SUBDIVISION ITEM NO.: 9(Cont.) FILE NO.: Z-4923 Sarah Spencer of Camp Aldersgate spoke about her concerns about their operation being impacted by the traffic from a shopping mall. Ruth Hell also spoke of her concern about future traffic that will be generated by the project. A motion to approve a three year time extension for the PCD subject to the existing staff conditions. Motion passed with 10 ayes, 0 nays and 1 absent. 3 February „ 1997 ITEM NO.: 10 FILE NO.: Z-6252 NAME: PAVILION CENTRE PLANNED OFFICE DISTRICT "POD" (Z-6252) LOCATION: 8315 Cantrell Road DEVELOPER: The Irwin Company 10800 Financial Center Parkway Suite 125 Little Rock, AR 72211 ENGINEER• Tim Daters White-Daters & Associates 401 South Victory St. Little Rock, AR 72201 AREA: 3.05 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Office PLANNING DISTRICT: #3, West Little Rock CENSUS TRACT: 22.03 VARIANCES/WAIVERS REQUESTED: • Variance to allow 50 foot right-of-way and 5 foot utility/sidewalk easement. BACKGROUND: Mr. Jim Irwin met with staff several times prior to the January 13, 1997 submittal deadline to discuss the proposed project. He was informed that a change in the Land Use Plan was required from "Single Family" to "Office." The Planning Commission approved changing the Land Use Plan to "Office" at the February 6, 1997 meeting. PROPOSAL: The proposed development is situated on a 3 -acre site immediately adjacent to Pavilion in the Park. The proposed structure is a 3 1/2 story office building multi -use containing 48,350 square feet and 213 parking spaces. A. PROPOSAL/REQUEST: The proposed development is situated on a 3 acre site immediately adjacent to Pavilion in the Park. The proposed structure is a 3 1/2 story office building multi -use containing 48,350 square feet and 213 parking spaces. The proposed development and Pavilion in the Park will be connected with a common'driveway. A cross access easement February 20, X997 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6252 between the properties will allow traffic to cross the Pavilion in the Park parking lot to connect with Andover Drive. In return, the proposed development shall give a cross access and parking easement (for 20 to 23 spaces) to Pavilion in the Park, allowing traffic to cross over the 3 acre parcel to get to Cantrell Road. Also, owners of the proposed development will give Pavilion in the Park a parking easement across the easternmost 18 feet, more or less, of the 3 acre tract to allow for the construction of an additional 17 to 20 parking spaces to be used by the Pavilion in the Park. B. EXISTING CONDITIONS: The site currently consist of a single family house and a detached garage. These structures will be removed. C. NEIGHBORHOOD COMMENTS: Staff has received a number of calls seeking information on the project. D. ENGINEERING COMMENTS: PUBLIC WORKS • Grading permit prior to construction is required. • Stormwater detention ordinance applies to this property. • AHTD approval and Traffic Engineering approval of proposed widening of Cantrell Road including modifications to the striping will be required prior to construction. • Six foot sidewalk with appropriate ramps is required by AHTD. Continue walk to the entrance of the park (with the permission of waterworks). • Cantrell Road has a 1995 average daily traffic count of 22,000. E. UTILITIES AND FIRE DEPARTMENT: wastewater: Sewer main extension with easements AP&L: 15 foot perimeter easement contact utility Arkla: No response Southwestern Bell: Contact utility concerning existing easement along eastern property line. Water: Installation of a crossing from the north side of Cantrell Road will be required to serve this property. On site fire protection will be required. Fire Department: If building to be sprinkled, please advise. 2 February _j, 1997 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6252 CATA: No response Parks Department: Per letter dated January 29, 1997 F. ISSUES/TECHNICAL/DESIGN: Landscape• Areas set aside for buffers and landscaping meet with ordinance requirements. However, the Pavilion in the Park property no longer provides for its minimum four foot wide landscape strip along its western perimeter adjacent to this site. A six foot high opaque screen is required to screen this site from the residential zoned property to the south and west. This screen may either be a wooden fence with its face side directed outward or dense evergreen plantings. Curb and gutter or another approved border will be required to protect all landscaped areas from vehicular traffic. Issues• • Provide written documentation on agreement with adjacent property owner for parking and access. • Lighting plan per exhibit by Williams and Dean dated February 7, 1997. • Detail of monument sign per exhibit above • Maximum building height to be 42 feet per exhibit above. • File a final plan to allow for right-of-way dedication on Cantrell Road. Planning Division: A change from Single Family to Office was approved by the Planning Commission on February 6, 1997. The property in question is adjacent to Pavilion in the Park on the west and Reservoir Park on its south and east sides. Single family houses sit to the north of the property, across Cantrell Road. The property is isolated from other residences on the south side of Cantrell Road by Reservoir Park. Allowing an office use on this site would blend well with the existing Single Family in the area. Office would also provide a good transition between the commercial use of Pavilion in the Park and Reservoir Park. The presence of Reservoir Park 3 February 20, -997 SUBDIVISION ITEM NO • 10 (Cont.) FILE NO.: Z-6252 will prevent Office or Commercial uses from continuing westward on the south side of Cantrell Road. G. ANALYSIS• The applicant has worked with the Pavilion in the Park and the City Parks Department. The Pavilion in the Park has agreed to joint access and parking. The City Parks Department has reviewed the possible impact on Reservoir Park and do not object to the rezoning to "PDO." The Land Use Plan has been changed to "Office" to accommodate the rezoning. The proposed rezoning should be retitled a "PDO" to reflect multiple office users. The proposal conforms to the "purpose and intent" for office districts listed in Section 3.6-452 of the Subdivision and Zoning Ordinance. H. STAFF RECOMMENDATION: APPROVAL based on the amended site plan stamped received on February 10, 1997. Approval is subject to conditions noted in this staff report and other documentation referenced. Planning Staff makes no recommendations concerning the waiver request for improvements to Cantrell Road and right- of-way dedication. David Scherer will explain the Public Works Departmental position on these request. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Tim Daters presented the project. There was a great deal of discussion concerning the request for waivers. The applicant will meet with Public Works staff to resolve these issues. The item was forwarded to the Planning Commission for consideration at the February 20, 1997 meeting. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Approval Agenda. The approval is subject to staff conditions. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent. 4 Ch. if Little Rock IRL Department of City Hall -Room 108 501-371-4770 / Fax 501-371-6832 Parks and Recreation 500 West Markham Little Rock, Arkansas 72201-1495 To: Larry Jones Subdivision Administrator From • ark Webre Pro ject and Design Manager Date : January 29, 1997 Subject: Pavilion Centre; Z - 6252 Parks staff has reviewed the above project for it's impact on Reservoir Park. We have identified the following issues ❑ Prefer minimum disturbance of existing natural conditions fronting park property; buffer along park frontage shall be compatible and consistent to park's existing indigenous plants, landforms and other natural features; large native stones laid dry acceptable in lieu of "keystone" walls ❑ Drainage, likely, will daylight and discharge in a concentrated form into park; if this is unavoidable, then developer shall construct discharge area and drainage system utilizing biotechnical solutions to Parks and Recreation's approval; this approved system's maintenance shall be the responsibility of the developer in perpetuity Additionally, the building's orientation is missing view opportunities. If the building oriented it's 180' frontage to the west/east, then the developer would have tenants who can view the reservoir and its surroundings to the west and view Pavilion in the Park to the east. In our opinion, these have higher aesthetic value than what is currently proposed. As a final request, the Parks and Recreation Department has use for the native stone wall that exists parallel to Cantrell Road. If ameniable to the developer, we can remove this wall from the site which will reduce site preparation cost. a: diskWark/memo.pav February 20, -997 ITEM NO.: 11 FILE NO.: S-1125 NAME: DARRAGH COMMERCIAL PRELIMINARY PLAT (S-1125) LOCATION: 1401 and 1403 East 6th Street DEVELOPER• Darragh Investment Company 1431 Merrill Drive, Suite F Little Rock, AR 72211 ENGINEER• Hen Kittler, Jr. 4701 North Reynolds Rd. Bryant, AR 72022 AREA: 9.01 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: I-2 PROPOSED USES: Industrial PLANNING DISTRICT: #6, East Little Rock CENSUS TRACT• 2 VARIANCES/DEFERRAL REQUESTED: None A. PROPOSAL/REQUEST: The division of 9.01 acres into two lots for industrial uses. Both proposed lots are currently developed with several buildings as shown on the plat. The purpose of the land division is to allow the developer to sell the property labeled as Lot 2. There was a previous preliminary plat that was recorded on this site in 1985 but it was never recorded and has expired. B. EXISTING CONDITIONS: The surrounding area is largely developed and all zoned I-2. The locations of the existing structures will require modifications in the normal setbacks in the Section 36-320 Light Industrial District. (e) Area regulations. (1) Front yard. There shall be a front yard having a depth of not less than fifty (50) feet. (2) Side yard. There shall be a side yard on each side of the building having a width of not less than fifteen (15) feet. (3) Rear yard. There shall be a rear yard having a depth not less than twenty-five (25) feet. February .0, 1997 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1125 C. Im E. F. (4) Lot area regulations. There shall be a lot area of not less than fourteen thousand (14,000) square feet. In addition, there shall be a lot width of not less than one hundred (100) feet. NEIGHBORHOOD COMMENTS: Staff has received no responses from the public on this proposed preliminary plat. ENGINEERING COMMENTS: PUBLIC WORKS • Grading permit will be required on this new development, if it disturbs more than one acre. • East 6th Street and Thomas Street are substandard streets per City Ordinance. Widen to 18 feet from centerline and construct sidewalks. Since frontage are less than 300 feet, in -lieu contribution for the cost of the improvements may be provided. East 6th Street is a collector on the Master Street Plan. • National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. • Stormwater detention ordinance applies to this property. UTILITIES• Wastewater: Sewer service available AP&L: OK Arkla: OK Southwestern Bell: OK Water: On-site fire protection required. Relocation of existing meter will be required if this plat causes a private line connection. Fire Department: Please show hydrant locations. Advise it buildings are sprinklered. CATA: No response ISSUES/TECHNICAL/DESIGN: Landscape: N/A Issues: • Modify building lot lines to reflect existing structures. 2 February 20, .997 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1125 • Both lots will be recorded at same time. • Show sidewalks on revised plat. • Illustrate existing and proposed fire hydrants. G. ANALYSIS• The proposed preliminary plat meets the requirements of the Subdivision Ordinance when revised to address the items noted in Section F of this report. David Scherer will comment on the request for a waiver of curb and gutter improvements. H. STAFF RECOMMENDATION: APPROVAL of the two lot preliminary plat subject to .the conditions listed in this report. Planning Staff is making no recommendation of the requested waiver of curb and gutter improvements. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Ben Kittler presented the plat. He stated that they would install the sidewalks but wanted a waiver of curb and gutter work. Planning Staff requested a revised preliminary plat showing building lines that match the existing structures. The item was referred to the Planning Commission meeting on February 20, 1997 for consideration. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Approval Agenda. The approval is subject to staff conditions. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent. 3 Februaiy 20, 1997 ITEM NO.: 12 FILE NO.: Z -4756-A NAME• LOCATION: OWNER/APPLICANT• River of Life Assembly of God - Revised Conditional Use Permit 9800 Nash Lane River of Life Assembly of God Church/Mark Alderfer PROPOSAL: A revised conditional use permit is requested to allow the following additions to the existing church site (zoned R-2). 1. A 6,000 square foot gymnasium/classroom building. 2. A 30,000 square foot auditorium and additional required parking. ORDINANCE DESIGN STANDARDS: 1. Site Location: The church site is located at the southwest corner of Nash Lane and Sibley Hole Road, approximately .4 mile west of Mabelvale Pike. 2. Compatibility with Neighborhood: The properties to the south, east (across Nash Lane) and north (across Sibley Hole Road) are zoned R-2. The properties to the south and east contain single family residential structures. The R-2 zoned property to the north is vacant. The property immediately west and northwest (across Sibley Hole Road) is zoned I-2 and is used for outside storage of heavy machinery. The proposed church expansion should not have an adverse effect on the adjacent residential properties. 3. On -Site Drives and Parking: Access to the church site is currently gained by utilizing two (2) driveways from Nash Lane. A third February 2u, 1997 SUBDIVISION - ITEM NO.: 12 (Cont.) FILE NO.: Z -4756-A driveway is proposed with phase III from Sibley Hole Road. The existing church sanctuary has a seating capacity of 275 persons, which requires 55 parking spaces (1 space per 5 seats for church sanctuaries constructed prior to November 1, 1988). There are currently 91 parking spaces on the site. Phase II construction (gymnasium) will require no additional parking. Construction of the new sanctuary (Phase III) will require a total of 212 parking spaces (1 space per 4 seats for a seating capacity of 850 persons). There will be 193 parking spaces added with Phase III for a total of 284 parking spaces. 4. Screenina and Buffers: Areas set aside for buffers and landscaping meet with ordinance requirements. A landscaping upgrade toward compliance with the Landscape Ordinance will be required equal to the expansion proposed. A deferral of landscaping requirements must be approved by the City Beautiful Commission. Contact Bob Brown at 371-4844 for details. Curb and gutter to protect all landscaped areas from vehicular traffic will be required. Unless otherwise provided a six foot high opaque screen should be required to screen this site from the residential property to the south. This screen may be either a wooden fence with its face side directed outward or dense evergreen plantings. If dumpsters are to be used, they should be located on the site plan and screened with an eight foot high wood fence or wall. 5. Public Works Comments: 1. A grading permit and development permit for special flood hazard area are required prior to construction. Minimum finish floor elevation of (291.0) required for new structure. 2. Stormwater detention ordinance applies to this property. 3. Both streets adjacent to site are collectors and require widening to 18 feet from centerline with a 31.5 foot corner curb radius. Right-of-way dedication will be required to 30 feet from 2 February 20, 1997 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4756-A centerline including a radial dedication at the intersection. There was a prior deferral of street standards until Phase II construction. This deferral was based on the premise that Phase II would include the new sanctuary. Public Works will support a deferral of street improvements until Phase III. This deferral will include required sidewalk construction on both streets. 6. Utility and Fire Department Comments: L.R. water works - The Fire Department needs to evaluate this site to determine the need for additional public and/or private fire hydrants will be required. L.R. Fire Apartment - An extra fire hydrant will be required. 7. Staff Analysis: The applicant is requesting a revised conditional use permit for the phased expansion of the existing church, located on the southwest corner of Nash Lane and Sibley Hole Road (zoned R-2). On November 11, 1986 the River of Life Assembly of God Church was granted a conditional use permit. The conditional use permit was approved for Phase I, which is the existing sanctuary and parking area; and Phase II, a new sanctuary and an additional parking area. The church is requesting a revision in the original conditional use permit. The proposal is to construct a 6,000 square foot gymnasium/classroom building as Phase II. The original Phase II (new sanctuary and associated parking) would become Phase III. The church is proposing the gymnasium/classroom building to serve the church's youth and existing youth programs. This will include weekend and occasional week night activities. The gymnasium/classroom building will be located on the west side of the existing sanctuary and will require no additional parking. Phase III will consist of a 30,000 square foot sanctuary and 193 additional parking spaces. This addition will be to the north side of the existing sanctuary. After Phase III construction, the existing sanctuary will be converted into classrooms or utilized for other associated church uses. 3 February 2v, 1997 SUBDIVISION ITEM NO • 12 (Cont.) FILE NO.: Z -4756-A A total of 212 parking spaces is required for the entire proposed development. There are 284 parking spaces (91 existing plus 193 with Phase III) shown on the site plan. No site lighting is proposed. All buildings shown on the site plan exceed the minimum ordinance setback requirements. Neither the gymnasium/classroom building nor the new sanctuary will exceed the 35 foot maximum height allowed by ordinance. No additional signage is proposed for the site. With the original conditional use permit on November 11, 1986, the church was granted a deferral of street improvements, Nash Lane and Sibley Hole Road., until Phase II (new sanctuary and parking) construction. The church is currently requesting that the same street improvements be deferred until construction of Phase III (new sanctuary and parking). This deferral will include required sidewalk on both streets. Public Works supports this deferral request until Phase III or a maximum of five (5) years, whichever occurs first. The proposed expansion of the existing River of Life Assembly of God Church should have no adverse impact on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the revised conditional use permit, subject to the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility and Fire Department Comments 4. Staff recommends approval of the deferral of street improvements, including sidewalk on both streets, until Phase III construction or a maximum of five (5) years, whichever occurs first. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Mark Alderfer and Rev. Bob Minick were present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee. He stated that Public Works would support a 4 Februa,.y 20, 1997 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4756-A deferral of street improvements to Nash Lane and Sibley Hole Road until Phase III construction. He also stated that a grading permit would not be required with the gymnasium construction and that a deferral of the stormwater detention plan could be handled at staff level. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays. 5 February 2u, 1997 ITEM NO.: 13 FILE NO.: Z -6118-A NAME• LOCATION• OWNER/APPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: Sprint Spectrum - Revised Conditional Use Permit 8451 Cantrell Road City of Little Rock/Sprint Spectrum by Drew Basham A revised conditional use permit is requested to increase the height of the existing 100 foot tall monopole tower to 140 feet. The property is zoned R-2. The site is located within the Little Rock Municipal Water Works' (Jackson Reservoir) site on Cantrell Road, approximately 1/4 mile east of Reservoir Road. 2. Compatibility with Neighborhood: The existing tower site is located inside the fenced Little Rock Municipal Water Works Reservoir site at 8401 Cantrell Road. The tower is located on the south side of the lake in a large wooded area which is adjacent to and north of Reservoir Park. The 100 foot tall tower site is surrounded by tall, mature trees. The proposed 40 foot height addition to the 100 foot tall monopole tower should have no negative impact on the properties to the east, west and north. Staff is unsure as to the visual impact this proposed 140 foot tall tower will have on the properties to the south. The applicant needs to submit additional information (photos, elevations, etc.) to the Planning Commission. 3. On -Site Drives and Parking: Access to this site is gained by utilizing a 12 foot driveway off of an existing asphalt drive within the park property. Parking is provided at the tower site for a service technician who will occasionally visit the site for maintenance purposes. No additional parking is required. February 20, 1997 SUBDIVISION ITEM NO • 13 (Cont.) FILE NO.: Z -6118-A 4. Screening and Buffers: No comments 5. Public Works Comments: No comments 6. utility and Fire Department Comments: L.R. Fire Department - Fire hydrant required within 500 feet of the site. 7. Staff Analysis: The applicant, Sprint Spectrum, is requesting a revised conditional use permit to increase the height of an existing 100 foot tall monopole tower to 140 feet. The existing site is located within the R-2 zoned Jackson Reservoir property. On April 25, 1996, Sprint Spectrum received a conditional use permit for the construction of a 100 foot tall monopole tower and two small equipment cabinets to be located on their lease site within the Little Rock Municipal Water Works Jackson Reservoir site on Cantrell Road. The tower site is located on the south side of the lake, adjacent to Reservoir Park, in an area which is heavily wooded. Upon final frequency testing of this site, Sprint's radio frequency engineers discovered that the existing height was not adequate to provide the necessary coverage for the surrounding area. Due to the topography, coverage to the north and southwest of this existing site is very limited. Therefore, Sprint Spectrum is requesting to extend the height of the monopole to 140 feet to solve this problem. As with the first conditional use permit, Sprint Spectrum is requesting a variance to allow the tower to be extended to a height of 140 feet. The Zoning Ordinance allows a maximum height of 75 feet for ground -mounted towers. The original conditional use permit (April 25, 1996) allowed a maximum height of 100 feet. A positive aspect of this request is that the height extension will allow for one additional wireless carrier. The increased height will provide an opportunity for another carrier to mount around the 120 foot level. 2 February 2u, 1997 SUBDIVISION ITEM NO • 13 (Cont.)- FILE NO.: Z -6118-A The existing 100 foot monopole is definitely very secluded and has a minimal amount of visibility from the surrounding properties. with the 40 foot height extension, the tower should continue to have minimal visibility from the east, west and north. However, staff has concerns that the increased tower height may have adverse impacts on the large single family residential area to the south. Staff understands that Sprint Spectrum, as well as the other wireless carriers, is mandated by the FCC to provide a certain level of coverage and service to its customers. Staff suggests that Sprint Spectrum provide justification to the Commission which shows that the increased height is necessary to satisfy this federally mandated level of coverage and service. Staff also suggests that Sprint Spectrum present the Commission with information (photographs, elevations, etc.) which shows exactly what the visual impact will be on the surrounding properties, especially to the south. 8. Staff Recommendation: Staff recommends that the applicant provide the Planning Commission with justification of the 40 foot height extension request and information which shows exactly what the visual impact will be on the surrounding properties. If, based on this information, the Commission approves the revised conditional use permit, staff recommends the following conditions: 1. Compliance with the Little Rock Fire Department Comment 2. The height extension must be constructed to allow a second wireless carrier at or near the 120 foot level. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Drew Basham and Chris deBin were present, representing the application. Staff gave a brief description of the proposal. Drew Basham presented the Committee with photos depicting the proposed height extension's visibility from surrounding properties. 3 ebrua:.4 20, 1997 SUBDIVISION ITEM NO • 13 (Cont.) FILE NO.: Z -6118-A There was a lengthy discussion concerning whether or not the proposed 140 foot monopole would be visible from surrounding properties. The Committee recommended that the applicant notify the single family residents to the south who may be visually impacted by the increased height. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff informed the Commission that the City Attorney's Office had requested a deferral of this item. Staff also informed the Commission that the deferral would not be charged to the applicant. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the April 3, 1997 agenda. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays. 4 February 2_, 1997 ITEM NO.: 14 FILE NO.: Z-6250 NAME: Burns - Conditional Use Permit LOCATION: 220 Linwood Court OWNER/APPLICANT: Ralph and Candace Burns PROPOSAL: A conditional use permit is requested to allow the use of the existing 18 foot by 30 foot accessory building as an accessory dwelling. The property is zoned R-3. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located on the west side of Linwood Court, approximately two (2) blocks north of West Markham Street. 2. Compatibility with Neighborhood: The properties in the immediate area are zoned R-3 and contain single-family residential uses. The proposed accessory dwelling is a use that would not be out -of - character for the Hillcrest Neighborhood. There are other accessory dwellings in this general area. This use should not have an adverse effect on the surrounding properties. 3. On -Site Drives and Parking: The proposed accessory dwelling will be accessed from Linwood Court. There is adequate parking on the site to serve both dwellings. 4. Screening and Buffers: No comments 5. Public Works Comments: 1. Existing street is 27 foot without a sidewalk. 2. Repair of curb and gutter and/or sidewalk damaged during or prior to construction with construction. 2ebruaiy 20, 1997 SUBDIVISION ITEM NO • 14 (Cont.) FILE NO.: Z-6250 6. Utility and Fire Department Comments: L.R. Wastewater Utility - Eight inch sewer main located on site.. Contact Little Rock Wastewater Utility for details. 7. Staff Analysis: The applicants, Ralph and Candace Burns, are requesting a conditional use permit to allow the use of the existing 18 foot by 30 foot (540 square foot) accessory building as an accessory dwelling.- The property is zoned R-3. The accessory structure has existed on the site since prior to 1940. According to the applicants, the accessory structure has been used off and on as an accessory dwelling in the past. Being new owners of the property, the Burn's were not able to obtain the necessary paperwork to establish a nonconforming use for the structure. However, the accessory building's setbacks are considered nonconforming. Therefore, the 1.3 foot setback along the north (side) property line is non -conforming. All other setbacks exceed ordinance standards. The one-story frame accessory dwelling will be utilized as a single rental unit. The accessory dwelling will not have separate utilities. All utilities will be tied into the principal structure. Parking will be provided on the site to serve both the principal and accessory dwelling. The proposed accessory dwelling will not be out -of - character with the neighborhood and should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit, subject to the following conditions: 1. Compliance with the Public Works Comments 2. Compliance with the utility Comments SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Ralph and Candace Burns were present, representing the application. Staff gave a brief description of the proposal. F E -I/- February ;, , 1997 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6250 There was a brief discussion regarding the history of the structure and the uses in this general area. The Committee accepted the presentation, and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of it ayes and 0 nays. 3 2ebruaij 20, 1997 ITEM NO.: 15 FILE NO.: Z-6251 NAME• LOCATION• OWNER/APPLICANT• Highland Valley United Methodist Church - Conditional Use Permit 15524 Chenal Parkway Highland Valley United Methodist Church/Randy Murphy PROPOSAL: A conditional use permit is requested to allow for the following additions to the existing church site (zoned R-2). 1. A 12,000 square foot classroom building addition 2. A 1,200 square foot addition to the existing activities building. 3. A 20 foot by 30 foot maintenance building 4. Parking lot addition 5. Fenced playground area ORDINANCE DESIGN STANDARDS: 1. Site Location: The existing church site is located on the north side of Chenal Parkway at Ranis Road. 2. Compatibility with Neighborhood: This general area surrounding the church contains a mixture of residential, office and commercial zoning. The site immediately east of the church is zoned 0-3 and is currently vacant. The property west of the church is zoned 0-2 and contains a non -conforming plant nursery/landscape business. There is commercial zoning and uses further to the west. The vacant properties immediately north of the church are zoned MF -18, 0-3 and C-2. One Source Home Center is located across February 1 , 1997 SUBDIVISION ITEM NO • 15 (Cont.) FILE NO.• Z-6251 Chenal Parkway on the east side of Kanis Road and a large vacant R-2 zoned tract is located on the west side of Kanis Road. The proposed expansion of the existing church facility should not have an adverse effect on the surrounding properties. 3. On -Site Drives and Parking: Access to the site is gained by utilizing two drives from Chenal Parkway. No new drives are proposed at this time. The church has a seating capacity of 300 persons. This requires 60 parking spaces (1 parking space per 5 -seats for churches constructed prior to November 1, 1988). The site currently contains 110 parking spaces. The church will add 24 additional spaces with this development for a total of 134 parking spaces. 4. Screening and Buffers: The proposed parking lot expansion will be required to have curb and gutter or another approved border to protect landscaping from vehicular traffic and to be landscaped in compliance with Landscape Ordinance requirements. 5. Public Works Comments: 1. Grading permit will be required on this new development, if it disturbs more than one acre. 2. Stormwater detention ordinance applies to this property. 3. All driveways shall be concrete aprons per City Ordinance. 4. Chenal Parkway is to be a four lane divided parkway according to the Master Street Plan. All driveways are to be constructed to a standard with 300 foot spacing and deceleration lanes. Right- of-way required is 55 feet from centerline. A sidewalk is required on the frontage per City Ordinance. Existing street is four lanes without a median and no sidewalk. Recommend in -lieu contribution for improvements equal to 15% of the cost of planned improvements. 5. Chenal Parkway has a 1995 average daily traffic count of 11,000. K ebruair 20, 1997 SUBDIVISION• ITEM NO • 15 (Cont.) FILE NO.: Z-6251 6. Utility and Fire Devartment Comments: L.R. Fire Department - Contact Fire Marshall's Office regarding turn-arounds for fire trucks and placement of fire hydrants. Southwestern Bell - A 10 foot easement is requested along the east property line. L.R. Wastewater - Sewer main extension required with easements. L.R. Water Works - The Fire Department needs to evaluate site to see if additional public and/or private fire hydrants will be required. A water line crossing from the south side of Chenal Parkway may be needed. Contact the Water Works if additional domestic water is needed. AP&L - A 15 foot utility easement requested. Contact utility for details. 7. Staff Analysis: The applicant, Highland Valley United Methodist Church, is requesting a conditional use permit to allow the following additions to the existing R-2 zoned church site: 1. A 12,000 square foot classroom building addition. 2. A 1,200 square foot addition to the existing activities building. 3. A 20 foot by 30 foot maintenance building. 4. A 24 -space parking lot addition. S. A fenced playground area. The Highland Valley United Methodist Church has existed on the site since prior to the property's annexation on May 19, 1987. Therefore, the existing church use is classified as non -conforming. The church has the typical hours of operation associated with a church; weekend and occasional week night activities. The church also has an existing mother's day out program. The existing church site contains four (4) single story buildings; a sanctuary building, an activities center building, a multipurpose building and an old frame church building. The old church building will be removed with this development. The small chapel section of this old 3 February �._, 1997 SUBDIVISION - ITEM NO • 15 (Cont.) FILE NO.: Z-6251 building will be relocated just north of the north parking area. All buildings exceed the minimum setbacks required by ordinance. The two-story classroom addition will be made to the west side of the existing multipurpose building. The one- story activities center addition will be made to the north side of that existing building. The 20 foot by 30 foot maintenance building will be of prefabricated metal construction and placed north of the north parking area. The proposed building additions and new maintenance building also exceed the minimum setbacks required by ordinance. A new fenced playground area will also be added north of the north parking area, next to the proposed maintenance building and the relocated chapel. The playground will serve the church's existing mother's day out program and Sunday School programs. The church is not proposing a day care center use. The church is also requesting to add 24 additional parking spaces immediately west of the existing multipurpose building. This will bring the total number of parking spaces on the site to 134. This is more than double the amount of parking required by ordinance. No site lighting is proposed with this development. The church has indicated that it will abandon its current septic field sewer and connect to the city sewer system. If the church decides to continue the use of the septic field sewer, a letter of certification from the county sanitarian will be required. No additional signage is proposed with this development. However, according to the site plan, the existing ground mounted sign is bisected by the front property line. According to the Zoning Ordinance, Section 36-553(b), freestanding signs shall have a minimum setback of 5 feet from any property line or vehicular public right-of-way. This sign needs to be relocated to comply with the ordinance. The church is requesting a deferral of the 15% in -lieu contribution for Chenal Parkway improvements and a deferral of the required sidewalk along the Chenal Parkway frontage until the next phase of the church's expansion, which will be construction of a larger sanctuary. Public works recommends approval of the deferral request until the construction of the new sanctuary, development of adjacent property, or a maximum of three (3) years, whichever occurs first. 4 zebrua;Y 20, 1997 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: z-6251 Given the mixture of zoning and uses in this area, the proposed additions to the existing church facility should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit, subject to the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility and Fire Department Comments 4. Relocation of the existing ground -mounted sign to comply with city ordinance requirements. 5. Staff recommends approval of the request for deferral of in -lieu contribution for Chenal Parkway improvements and deferral of sidewalk construction along Chenal Parkway frontage. The deferral will be until construction of the new sanctuary, development of adjacent property or a maximum of three (3) years, whichever occurs first. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Art Kelly was present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, discussed his comments with the Committee. There was a brief discussion concerning the right-of-way, in -lieu contribution and sidewalk required for Chenal Parkway. After a brief general discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as F7 February - , 1997 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6251 recommended by staff. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays. 6 February 20, 1997 ITEM NO.: 16 FILE NO.: Z-6253 NAME: Cole - Conditional Use Permit LOCATION: 518 N. Beechwood Street OWNER/APPLICANT: William and Denise Cole PROPOSAL: A conditional use permit is requested to allow for the use of the existing accessory building as an accessory dwelling. The property is zoned R-2. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located on the west side of Beechwood Street, approximately five (5) blocks north of West Markham Street. 2. Compatibility with Neighborhood: The properties immediately south and east (across Beechwood Street) are zoned R-2 and contain single- family residential uses. The properties immediately west of this site (within the west half of this block) contain a mixture of single-family, two-family and multifamily zoning and uses. There is also a multifamily structure located immediately northwest of this lot. The residential structure at the southwest corner of Beechwood and Woodlawn has been converted into a medical clinic and the residential structure at the southeast corner of this intersection has been converted into a psychiatric clinic. A Harvest Food's Store is located just further north along the west side of Beechwood with a mixture of commercial uses along the east side of Beechwood. The proposed accessory dwelling should not have an adverse effect on the surrounding properties. 3. On -Site Drives and Parking: Access to the accessory dwelling will be gained by utilizing the alley which runs along the west side of the property. February _ , 1997 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6253 with the creation of the accessory dwelling, the applicant is required to provide one (1) off-street parking space to serve the accessory dwelling. The applicant is proposing two (2) parking spaces. One at the southwest corner of the property and one within the first floor of the accessory dwelling. The applicant will install a 9 foot garage door on the west wall of the accessory dwelling. 4. Screening and Buffers: No comMents S. Public Works Comments: 1. Existing street is 24 wide with a four foot sidewalk. 2. Repair of curb and gutter and/or sidewalk damaged during or prior to construction with construction. 6. Utility and Fire Department Comments: No comments 7. Staff Analysis: The applicants, William and Denise Cole, are requesting a conditional use permit to allow for the use of the existing accessory building as an accessory dwelling. The property is zoned R-2. The applicants are proposing to use the second floor of the accessory building (350 square feet) as an accessory dwelling. The first floor will be used for a garage and storage. Mr. and Mrs. Cole's son will live in the accessory dwelling while he is attending the University of Arkansas at Little Rock. They may rent the apartment to other students in the future. The Coles, who are the property owners, will live in the principal structure. The accessory building has existed on the site for a number of years. Therefore, the .8 foot setback along the north (side) property line and the building's rear yard coverage are considered to be non -conforming. All other setbacks meet or exceed ordinance requirements. with the creation of the accessory dwelling, the applicant is required to provide one (1) off-street parking space to serve the accessory dwelling. The applicants are proposing two (2) off-street parking 2 February 20, 1997 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6253 spaces on the site. One will be at the southwest corner of the property, taking access from the alley through a double gate. The second parking space will be within the first floor of the accessory building. The applicants will install a 9 foot garage door on the west side of the accessory building. The two-story accessory building will have a separate electric meter only. All other utilities will be tied to the principal dwelling. The proposed accessory dwelling will not be out -of - character with the Hillcrest Neighborhood, and it should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to compliance with the Public Works Comments. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) William and Denise Cole were present, representing the application. Staff gave a brief description of the proposal. There was a brief discussion concerning the fact that the accessory building has existed on the site for a long period of time and is non -conforming with respect to setbacks. Staff explained to the Committee that the applicant will provide two (2) off-street parking spaces on the site. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays. r February 2.. , 1997 ITEM NO.: 17 FILE NO.: Z-6257 NAME: Pankey New Life Community Center - Conditional Use Permit LOCATION: 13450 Cantrell Road OWNER/APPLICANT: Pankey New Life Corporation/ Barbara Douglas PROPOSAL: A conditional use permit is requested to allow the phased construction of a community center on R-2 zoned property. The applicant is also requesting abandonment of alley rights-of-way. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed site is located on the north side of Cantrell Road, approximately two (2) miles west of I-430. 2. Compatibility with Neighborhood: The proposed community center site is surrounded entirely by R-2 zoned property. The property immediately north and west of this site is vacant and tree -covered. There are two single-family residences immediately east of the site. The area across Cantrell Road to the south contains numerous single-family residences. With compliance to the Highway 10 Overlay District Standards, this proposed development should not have a negative impact on the surrounding properties. The site was formerly occupied by a school. 3. On -Site Drives and Parking: Four (4) driveways are proposed with this development. Phase I will include a driveway from Cantrell Road and two (2) driveways from Harris Street (one to the parking lot and one service drive). Harris Street will be constructed with Phase I. Phase III will include a service drive from Josephine Street. Josephine Street will be constructed with Phase III. r'ebruary 20, 1997 SUBDIVISION ITEM NO • 17 (Cont.) FILE NO.: Z-6257 A total of 57 parking spaces is required with this development; 26 with Phase I and 31 with Phase II (based on.a gymnasium seating capacity of 158 persons). The applicant is proposing 30 parking spaces with Phase I and 14 parking spaces with Phase II for a total of 44 parking spaces. 4. Screening and Buffers: The tree spacing requirement within the front 40 foot buffer is 20 feet. Curb and gutter or another approved border will be required to protect all landscaped areas from vehicular traffic. The dumpster must be enclosed on three sides with an eight foot high wood fence or wall. A 15 foot wide landscape buffer is required along the north, east and west sides of the property. A sprinkler system to water landscaped areas is required. 5. Public Works Comments: 1. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 2. All driveways shall be concrete aprons per City Ordinance and the Traffic Engineer recommends a 36 foot drive striped to allow for a left turn stack lane. 3. This is a principal arterial on the Master Street Plan, dedication of right-of-way to 55 feet from centerline will be required. 4. Stormwater detention ordinance applies to this property. 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. 6. Cantrell Road has a 1995 average daily traffic count of 14,000. 6. Utility and Fire Department Comments: L.R. Wastewater - Sewer available at the intersection of Highway 10 and Harris Street. Also running North in Harris Street. 2 February 2., , 1997 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6257 Southwestern Hell - A 5 foot easement is requested along the east, west and south property lines. L.R. Water Works - On site fire protection will be needed. This will involve installing a crossing from the south side of Cantrell Road. There is an existing 2" water main in Harris Street. Water Works asks that the right-of-way of Harris Street be retained as a utility easement. 6A. CATA: No comments received. 7. Staff Analysis: The applicant, the Pankey New Life Corporation, is requesting a conditional use permit to allow for the phased construction of a community center on this R-2 zoned property. The proposed site at 13450 Cantrell Road is the former Pankey Elementary School site. Currently, the site is vacant and partially wooded. There is existing street right-of-way along the east, west and north sides of the property. Construction of the community center is planned in three (3) phases. Phase I will consist of the 11,012 square foot community center building, a 686 square foot pavilion, 30 parking spaces and construction of Harris Street. The community center building will house administrative offices and classrooms/meeting rooms. The hours of operation for the community center will be from 6:30 a.m. to 7:00 p.m. daily and there will also be occasional evening activities. Phase II construction will include a 10,539 square foot gymnasium and 14 additional parking spaces. The gymnasium will have a seating capacity of 158 persons. Phase III construction will consist of a 2,172 square foot addition to the gymnasium building, construction of Josephine Street and a service drive from Josephine Street. The addition to the gymnasium will be for lockers, showers and a kitchen. The site plan complies with the Highway 10 Overlay District Ordinance regarding building setbacks, landscaping and buffers. One ground -mounted monument - type sign is proposed which will also conform to the Highway 10 Overlay District Ordinance (minimum setback - 5 feet, maximum height - 6 feet, maximum area - 72 square feet). The building heights will not exceed 35 feet. 3 February 20, 1997 SUBDIVISION ITEM NO • 17 (Cont.) FILE NO.: Z-6257 As noted on the survey, there are two (2) 20 foot platted alley rights-of-way which run through this property. A 20 foot platted alley runs east -west the entire width of the property and the other 20 foot platted alley runs north -south within the north one-half of the property. The applicant is requesting abandonment of these alley rights-of-way as part of this conditional use permit application. A total of 57 parking spaces is required by ordinance for this development. The community center building requires 26 parking spaces (1 space per 400 square feet X 95%) and the gymnasium requires 31 parking spaces (1 space for each 5 seats) for the seating capacity of 158 persons. The applicant is proposing a total of 44 parking spaces; 30 with Phase I and 14 with Phase II. Therefore, the, applicant is requesting a variance to allow a reduced number of parking spaces. Given the fact that many of the residents will walk to the site and many of the children who will utilize the center will be dropped -off, staff can support the request for a variance for reduced number of parking spaces. The parking lot will be lighted. The lighting will be low-level and directed to the parking area and not reflected into the adjacent neighborhood. This is also in compliance with the Highway 10 Overlay District Ordinance. The applicant is requesting deferral of half street improvements to Josephine Street until Phase III construction and deferral of half street improvements to Arnold Street until the property along the north side of Arnold Street is developed. Public Works has indicated support of these deferral requests, as stated, or for a maximum of five (5) years, whichever occurs first. The applicant, Pankey New Life Corporation, being a non- profit corporation is requesting a waiver of the $175.00 filing fee for this application. Given the fact that the Pankey New Life Corporation is non-profit, staff can support this request. 8. Staff Recommendation: Staff recommends approval of the conditional use permit, subject to the following conditions: 1. Compliance with the Highway 10 Overlay District Ordinance 4 February ;&-, 1997 SUBDIVISION ITEM NO • 17 (Cont.) FILE NO.: Z-6257 2. Compliance with the Screening and Buffers Comments 3. Compliance with the Public Works Comments 4. Compliance with the Utility Comments 5. Staff recommends approval of the abandonment of the alley rights-of-way. 6. Staff recommends approval of the variance request for reduced number of parking spaces. 7. Staff recommends approval of the request for deferral of half street improvements to Josephine Street until Phase III construction and deferral of half street improvements to Arnold Street until development along the north side of Arnold Street, or for a maximum of five (5) years, whichever occurs first. 8. Staff recommends approval oftherequest to waive the $175.00 filing fee. 9. Staff suggests that the applicant replat this property into a single lot. Contact Larry Jones at 371-6814 for details. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Ed Levy and Barbara Douglas were present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee. There was a brief discussion regarding the abutting streets. Barbara Douglas stated that the hours of operation would be from 6:30 a.m. to 7:00 p.m. daily with occasional evening activities. There was a brief discussion regarding the number of parking spaces proposed. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. 5 Februaiy 20, 1997 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6257 PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Barbara Douglas, Ed Levy and Michael Drake were present representing the application. Staff presented the item and a recommendation of approval as noted in the "Staff Recommendation." There were persons present in opposition to the application. Barbara Douglas, of the Pankey New Life Corporation, spoke in support of the application. She gave a brief history of the property. She described some of the programs for children already in place. Ed Levy, of Cromwell Architects -Engineers, spoke in favor of the application. He discussed the various phases of the development. He stated that the exterior of the structure will be compatible with the existing neighborhood. Michael Drake, of C.A.N.D.O., also spoke in support of the application. He introduced the following persons who each made a brief statement in support of the application: Reis. Sandy Becker of Mark's Chapel The Rev. Susan Davidson of St. Michael's Episcopal Church Lou Ann Gieringer of Christ the Ring Church C. E. McAdoo of Hunter United Methodist Church Dr: Hyatt Lee of Second Presbyterian Church Brian Curry of Grace Church City Director Brad Cazort City Director Joan Adcock Joyce Raynor of the Greater Little Rock Chamber of Commerce Leroy Wilkins of 5007 Harris Road O'Dell Harris, of 13600 Cantrell Road, spoke in opposition to the name of the center. Jim Lawson, Planning Director, stated that the name of the community center is not relevant to the conditional use permit application. Selma Douglas, of 13640 Cantrell Road, spoke in opposition to the conditional use permit. Mrs. Douglas stated that she had thirty-seven names on a petition against the conditional use permit. Mrs. Douglas stated that she did not want Harris Street abandoned. Rose Thompson, whose mother owns property in the area, asked how the community center would effect the area. 6 February !-, 1997 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6257 The Commission explained that the conditional use permit would be for this property and this proposed use only. That this is not a rezoning of the property. Commissioner Daniel asked about the rights-of-way in the area. Monte Moore, of the Planning Staff, explained that there are two houses on the east side of Harris Street. He explained that Harris Street, Josephine Street and Arnold Street would all be constructed. The only abandonment would be the two alley rights-of-way within the -single ownership of property. A motion was made to approve the conditional use permit as recommended by staff. The motion was approved by a vote of 11 ayes and 0 nays. 7 Zebruaty 20, 1997 ITEM NO.: 18 FILE NO.: G-40-13 Name: Chenal Water Main Extension Location: East side of Chenal Parkway at Highway 10. Beginning at the northeast corner of Chenal Parkway and Highway 10 running approximately 1,390 linear feet to the south along the east side of Chenal Parkway. Applicant: Little Rock Municipal Water Works Reauest: In accordance with Act 186 of 1957, the Little Rock Water Works is requesting approval of a 16 -inch water main extension along the east side of Chenal Parkway. Public Works: Recommend that the 16 inch water main be located out from under planned widening of Chenal to parkway standards (4 lanes) with the right -turn lane at Hwy. 10. utilities: Southwestern Bell Telephone Co. notes that a buried copper and fiber cable parallels Chenal Parkway in the east right- of-way through this area. Contact Southwestern Bell for details. Staff Analysis: In accordance with Act 186 of 1957, the Little Rock Water Works is requesting approval of a 16 -inch water main extension along the east side of Chenal Parkway. Any water main extension larger than twelve (12) inches requires review and approval from the Little Rock Planning Commission. This installation is to serve Chenal Valley, Phase 16-A. A water storage tank and/or pump station will also be installed which, along with this main, will enhance water service to this general area. The developer plans to pay for the 16 -inch water main installation. February 1 , 1997 SUBDIVISION. ITEM NO.: 18 (Cont.) FILE NO.: G-40-13 Staff Recommendation: Staff recommends approval subject to the Public Works Comment. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Staff introduced the item and gave a brief description of the proposal. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of it ayes and 0 nays. 2 _.ruary &%j, 1997 ITEM NO.: 19 FILE NO.: Z-4336-0 NAME: ARKANSAS CHILDREN'S HOSPITAL -- SITE PLAN REVIEW FOR NUTRITION CENTER LOCATION: 1200 Block of Marshall Street, west side of street in Block 4, Centennial Addition DEVELOPER: ENGINEER/ARCHITECT: Arkansas Children's Hospital Summerlin Engineers by Ron Tabor 1609 S. Broadway 425 W. Capitol Avenue Little Rock, AR 72206 Little Rock, AR 72201 AREA: 1.9 ACRES ± ZONING: 0-2 Office PLANNING DISTRICT• CENSUS -TRACT: 10 NUMBER OF LOTS: 1 FT. NEW STREET: None PROPOSED USES: #8, Central VARIANCE'S REQUESTED: None BACKGROUND Nutrition Center for Children This block, currently used as a parking lot, is the site of one of the Baptist Hospitals original buildings. Children's Hospital purchased this block several years ago, improved it for parking and has held it for development. The block is zoned "0-2" as are most of the parcels of land owned by the hospital in the area. This district requires a site plan review by the Planning Commission prior to building permit, but no action by the Board of Directors. B. NEIGHBORHOOD COMMENTS: None at this writing. The Capitol Hill and Central High Neighborhoods were notified in writing and the required sign erected. C. PUBLIC WORKS COMMENTS: The plan has received a thorough review by engineering staff and comments provided the architect. February 20, L997 SUBDIVISION ITEM NO • 19 (Cont.) FILE NO.: Z-4336-0 D. ANALYSIS• The site plan submitted has received a thorough review by Building Code staff and the Landscape Review staff. There are some code requirements to follow-up on but the plan is in good condition. Parking is not an issue since the hospital owns several blocks of parking across Marshall Street. The application includes the potential for addition of several floors at some future date, but one floor is all that is currently required. A maximum of four floors is to be authorized. E. STAFF RECOMMENDATION: APPROVAL of the site plan subject to conformance to Public Works conditions, Building Codes and Fire Department. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) This item was permitted to be filed for the February 20 agenda due to schedule conflicts and commitments of the hospital. Staff has required Mr. Ron Tabor, the applicants' agent, to perform notice•to adjacent owners; gain approval of utilities; Fire Department approval and Public Works. Staff has requested that Mr. Tabor provide the comments of these agencies prior to the.public hearing. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff gave a brief comment and update on this item indicating that it was appropriate for placement on the Consent Agenda in as much as there were no remaining issues to be resolved. After a brief discussion, it was determined to be appropriate to include this item in the Consent Agenda for approval. A motion to that affect was made. The motion for approval of the Consent Agenda was passed by a vote of 11 ayes, 0 nays and 0 absent. El 0 W ccW O zc O Cf) Tj 9 .; 2t U �j z S z z J G. r Cr 0 N �ooaoe©v©oeo �seese�ooeoo manna mammon Ivo®v�v0000� ©0000000enoa o�vaovoov�©a Bonn ©nvoMonacan ■■■■■■■■■■■ ■■■■■■■■■■■ M.■..■■■■■■■ ®..■■■■■■■■■ e■..■■■■■■■■ a■.■■■■■■■■ OMMUR■■■■■■■■ ®■■wIIII■■■■■■■ MEMO\■■■■■■■ ®■■BO ,■■■■■■ a■■■�U■■■■■■ M■■■■■E ■■■■■■■nM■■ NOM MUM ■■■■ M■ r ■■■■■■■N■■ WE mom■■■■■■�■ February 20, 1997 SUBDIVISION MINUTES_ There being no further business before the Commission, the meeting adjourned at 7:45 p.m.