HomeMy WebLinkAboutpc_05 15 1997subI.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MAY 15, 1997
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being ten in number.
II. Approval of the Minutes of the Previous Meeting
The Minutes of the April 17, 1997 Planning Commission
meeting were approved as mailed.
III. Members Present:
Members Absent:
City Attorney:
Craig Berry
Sissi Brandon
Doyle Daniel
Hugh Earnest
Herb Hawn
Larry Lichty
Suzanne McCarthy
Bill Putnam
Mizan Rahman
Ronald Woods
Pam Adcock
Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MAY 15, 1997
I. DEFERRED ITEMS:
A. H & J Partnership Site Plan Review (Z-6277)
B. Stagecoach Acres Preliminary Plat (S-1131)
C. Alltel -- Seven Acres Business Park Lot #2 Revised POD
(Z -5038-C)
D. Alltel (Roosevelt Road site) -- Conditional Use Permit
(Z-6275)
E. Alltel (Gordon Road site) -- Conditional Use Permit (Z-6276)
F. Otter Creek Park -- Conditional Use Permit (Z-6279)
G. Z -4325-B West of 9600 Block MF -12 and MF -6 to R-2
of Stagecoach Road
II. NEW ITEMS•
1. Geyer Springs First Baptist Church - Revised Conditional Use
Permit (Z -5365-D)
2. Home Depot -- Revised Conditional Use Permit (Z -5668-C)
3. National Tire and Battery -- Conditional Use Permit
(Z -5668-D)
4. Coby -- Conditional Use Permit (Z-6293)
5. Montgomery -- Conditional Use Permit (Z-6295)
6. Cedar Street Right -of -Way Abandonment (G-23-266)
7. Woodlawn Farms Acres Preliminary Plat (S-1134)
8. Charleston Heights Replat (S -767-C)
9. Central Arkansas Marketplace Rezoning to "PDC" (Z-6296)
10. CCDC Westside School Revised "POD" (Z -2559-C)
11. ,.Z-6297 - Item converted to Board of Adjustment case
12. Chenal Mini -Storage - Conditional Use Permit (Z -5600-A)
�' 1
Agenda, Page 2
13. South Bluff Company Revised "PCD" (Z -5239-D)
14. Wynn Rezoning to PD -0 (Z-6265)
15. New Hampton Inn -- Site Plan Review (Z-6300)
16. Mackey --Conditional Use Permit (Z-6299)
17. Stanfield -- Conditional Use Permit (Z-6301)
18. Firestone -- Conditional Use Permit (Z-6302)
19. Z-6298 - Item withdrawn prior to legal notice
20. West Wood Apartments
a. Site Plan Review (5-1136-A)
b. Preliminary Plat (5-1136)
21. Bowman/Hermitage Center -- Site Plan Review (Z -5698-C)
22. Hinson Road Apartments
a. Site Plan Review (S -1135-A)
b. Preliminary Plat (5-1135)
23. Z-6285 Givens Day Care Family Home
24. Z-6292 Hightower Day Care Family Home
25. Z-6294 Cooksey Day Care Family Home
26. Z-6287 Rezoning at 11701 Stagecoach Road from R-2 to R-7
27. Z-6291 Rezoning at 1600 Perry Street from R-2 to R -7A
K
May 15, 1997
ITEM NO.: A FILE NO.: Z-6277
NAME: H & J Partnership Site Plan Review (Z-6277)
LOCATION: 3523 Asher Avenue
DEVELOPER: ENGINEER:
Danny Webb None
H & J Partnership
3523 Asher Avenue
Little Rock, AR 72204
AREA: 1.03 acres NUMBER OF LOTS: N/A FT. NEW STREET: N/A
ZONING: I-2 PROPOSED USES: Cab operation and used
car sales
PLANNING DISTRICT: #9 I-630
CENSUS TRACT• 12
VARIANCES/WAIVERS/REQUESTED:
Five year deferral of sidewalks on Asher Avenue
BACKGROUND•
This proposal is the result of an enforcement issue. A 12 foot
by 24 foot portable building was moved to the site for an auto
sales office. The applicant is requesting multiply structure
site plan review.
A. PROPOSAL•
To allow a car sales use on a portion of the property. The
cab facility will remain on the southern portion of the
site.
B. EXISTING CONDITIONS:
This site is zoned I-2. The surrounding uses south of Asher
Avenue are Industrial. Across Asher Avenue, there is a
mixture of residential and commercial uses.
May 15, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-6277
C. NEIGHBORHOOD COMMENTS:
The Garland School Neighborhood Association was noticed
about this site plan review. To date staff has received no
comments from the public about this case.
D. PUBLIC WORKS CONDITIONS:
1. Grading permit will be required for new development, if
it disturbs more than one acre.
2. Provide information concerning driveways proposed and
parking proposed.
3.A dedication of right-of-way will be required to 35 feet
from centerline for this 4 lane minor arterial.
4. Stormwater detention ordinance applies to this property.
5. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
6. Proposed design of streets conforming to "MSP" (Master
Street Plan).
7. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer main located on property.
AP&L: No response.
Arkla: No response.
Southwestern Bell: No response.
Water: On-site fire protection is needed.
Fire Department: Gates need to be a minimum of 15 feet.
LATA: Not transmitted.
F. ISSUES/TECHNICAL/DESIGN:
Landscape: No additional required.
Issues:
• Single sign at frontage for auto sales not to exceed 4
feet by 8 feet.
• Building sign on auto sales office not to exceed 2 feet
by 2 feet.
• Move auto sales office to conform to 15 feet side yard
setback.
Planning Division: N/A
2
May 15, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z-6277
G. ANALYSIS•
The zoning on the parcel is I-2 Light Industrial District.
The existing buildings do not conform to the minimum side
yard setbacks. However, these are nonconforming structures.
The portable auto sales office is to be placed to conform
with the I-2 district standards. This proposal conforms to
the Site Plan Review criteria outlined in Sec. 31-13
subdivision/multiple building site plan review in the
Subdivision and Zoning Ordinance.
H. STAFF RECOMMENDATIONS:
APPROVAL based on the conditions listed is Sections D, E and
F of this staff report.
SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997)
Staff requested that the item be rescheduled for the Subdivision
Committee meeting of April 24, 1997. This will allow the
applicant to provide an exhibit drawn to scale.
The Committee deferred the item as requested by planning staff.
PLANNING COMMISSION ACTION: (APRIL 3, 1997)
This item was included on the Consent Deferral agenda. The site
plan review is to be deferred to May 15, 1997 Planning Commission
meeting.
Motion to approve the Consent Agenda passed with 10 ayes, 0 nays
and 1 absent.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The applicant asked why he was being required to install
sidewalks since there are none in the area. There was no
representative of Public Work Department present. He was
referred to David Scherer at 371-4650.
The item was forwarded to the Planning Commission meeting of
May 15, 1997 for determination.
3
May 15, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-6277
PLANNING COMMISSION ACTION: (MAY 15, 1997)
The item was included in the Consent Approval agenda. Motion to
approve passed with 10 ayes, 0 nays and 1 absent.
4
May 15, 1y97
ITEM NO.: B FILE NO.: 5-1131
NAME: Stagecoach Acres Preliminary Plat (S-1131)
LOCATION: West of Stagecoach Road and east of Laver Circle
DEVELOPER: ENGINEER:
Diamond Development, Inc. Pat McGetrick
McGetrick Engineering
11225 Huron Lane
Little Rock, AR 72211
AREA: 53.75 acres NUMBER OF LOTS: 151 FT. NEW STREET: 5,800
ZONING: Existing MF -12 PROPOSED USES: Single Family
and MF -6. Residential
Proposed R-2.
PLANNING DISTRICT: #16 Otter Creek
CENSUS TRACT: 42.08
VARIANCES REQUESTED: None
A. PROPOSAL:
The applicants seek to divide 53.75 acres into 151 single
family lots and four tracts. The project will be developed
in three phases. Access will be from Stagecoach Road. A
future secondary access street is planned adjacent to Lot
49. A companion rezoning to R-2 is item "G" (Z -4325-B) on
this agenda.
B. EXISTING CONDITIONS:
The site is located between Stagecoach Road and the Otter
Creek Community. The property is heavily wooded.
C. NEIGHBORHOOD COMMENTS:
The Otter Creek Neighborhood Association was notified of
this proposed plat. Staff had received no responses from
the public on this proposed preliminary plat.
May 15, 1997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • 5-1131
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
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.
There appears to be wetland and water issues.
2. Stagecoach Loop should be a minimum 27 foot width with
sidewalk on one side.
3. Provide 60 feet right-of-way and 36 feet pavement for
extension adjacent to multi -family zoned property.
Stripe for 3 lanes.
4. Stagecoach Road requires a dedication of right-of-way to
45 feet from centerline for this 5 lane minor arterial
and right turn dedication. Provide in -lieu for right
turn lane construction.
5.Stormwater detention ordinance applies to this property.
6. Provide wet pond detention areas at entrance and provide
for maintenance in "Bill of Assurance".
7. Provide sidewalk on Stagecoach, both sides.
8. Provide street light plan utilizing gay. poles with cobra
head fixtures. Coordinate with Traffic Engineer.
9. Provide 90 degree intersection of Stagecoach Loop.
10.Project will add 1,380 trips per day to Stagecoach Road.
ll.Contact the AHTD for work within the State Highway right-
of-way.
ight-
of-way.
12.Provide connection to Rosewall Lane.
13.Stagecoach has a 1995 average daily traffic count of
8,600.
E. UTILITIES•
wastewater: Sewer main extension required with easements.
AP&L: Easements required.
Arkla: No response.
Southwestern Bell: Easements required.
Water: An extra long encasement will be required for
extension of water across Stagecoach Road to this project
because of planned widening.
Fire Department:
LATA: No response.
F. ISSUES/TECHNICAL/DESIGN:
Landscape• N/A
2
May 15, 1997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • S-1131
Issues•
• Show names on plat of adjacent landowners of all parcels
2 1/2 acres and larger.
• Label tract parcels in project summary.
• Show dimensions on all lots.
• Show sidewalks as required.
• Developer and/or property association will maintain open
space tracts.
• Show developer's name and address on preliminary plat.
Planning Division: N/A
G. ANALYSIS•
Staff is concerned about development of this 151 lot three
phase subdivision with one access. The plat does reserve a
future secondary access by showing a stub street to the
north. However, it is unknown when the adjacent property
will develop and thus provide a secondary access to this
project.
H. STAFF RECOMMENDATIONS:
APPROVAL of the three phased preliminary plat as submitted.
The preliminary plat conforms to requirements for
preliminary plats as outlined in Section 31-89 of the
Subdivision Ordinance. Approval is contingent on staff
conditions in paragraphs D, E, F of this staff report.
SUBDIVISION COMMITTEE COMMENT:
(MARCH 13, 1997)
Pat McGetrick presented the project. Fifteen lots had been added
since the original submittal. The sole access point was also
changed. Staff indicated their concern with 150+ future homes
utilizing a single access point from Stagecoach Road. Larry
Jones requested that Mr. McGetrick also include the remainder
acreage north of the access road in the plat as required by the
Subdivision Ordinance.
The plat is to be deferred to the May 15, 1997 Planning
Commission meeting following a additional review by the
Subdivision Committee on April 24, 1997.
PLANNING COMMISSION ACTION:
(APRIL 3, 1997)
This item was included in the Consent Deferral Agenda. The item
will be heard by the Planning Commission on May 15, 1996.
Q
i
May 15, 1997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • S-1131
Motion to approve the Consent Agenda passed with 10 ayes, 0 nays
and 1 absent.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Pat McGetrick presented the revised plat with 151 single family
lots. Planning Staff asked that tracts A, B, C and D be labeled
in the project summary. Mr. Jones requested that all lots be
shown with dimensions on the preliminary plat. A future
secondary access has been added just east of Lot 49.
The item was forwarded to the full Planning Commission for
determination on May 15, 1997.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Larry Jones presented the staff report. Commissioner Hawn asked
about viability of Lots 1-9 and 59-68. Commissioners Lichty and
Brandon expressed concern of the single access for 150+ lots.
Pat McGetrick explained that there is a future access planned to
the north. There is also an emergency access available between
Lots 40 and 41 down the utility easement into Otter Creek.
Barbara Pierce, an adjacent property owner, was concerned about
possible drainage from this site on to her property.
Motion to approve the preliminary plat. Motion passed with
8 ayes, 2 nays and 1 absent.
4
May 15, 1997
ITEM NO.: C FILE NO.: Z -5038-C
NAME: SEVEN ACRES BUSINESS PARK LOT #2 -- REVISED "POD"
LOCATION: 5 Seven Acres Drive - South side of State Highway 10
and east of Bella Rosa Road
ENGINEER•
Alltel Mobile None
Faulk & Foster R.E. Services
1011 North 4th Street
Monroe, LA 71207
AREA: 40' X 35' NUMBER OF LOTS: N/A
ZONING: POD PROPOSED USES:
FT. NEW STREET: N/A
150 feet monopole, and
equipment building
PLANNING DISTRICT: #1, River Mountain District
CENSUS TRACT: 42.06
VARIANCES REQUESTED: None
STAFF RECOMMENDATION:
DEFERRAL: The City Attorney's Office has again requested that
the cellular monopole items be deferred to the June 26, 1997
Subdivision Agenda. Staff recommends that Z -5038-C be deferred
to the June 26, 1997 Planning Commission meeting. This deferral
will not be charged to the applicants.
SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997)
This item was not scheduled for review by the Subdivision
Committee.
PLANNING COMMISSION ACTION: (APRIL 3, 1997)
This item is to be deferred to the May 15, 1997 Planning
Commission meeting.
Motion to approve the Consent Agenda passed with 10 ayes, 0 nays
and 1 absent.
May 15, 1997
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO • Z -5038-C
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
This item was not scheduled for review by the Subdivision
Committee.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
This item was included in the Consent Deferral agenda. Motion to
defer the item until the June 26, 1997 Planning Commission
agenda. Motion passed with 10 ayes, 0 nays and 1 absent.
2
May 15,1997
ITEM NO.: D FILE NO.: Z-6275
NAME:
Alltel (Roosevelt Road Site) -
Conditional Use Permit
LOCATION: 3000 West Roosevelt Road
OWNER/APPLICANT: William T. McCauley/Alltel
by Carrick Inabnett
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a 180 foot
tall cellular monopole tower
and a 12 foot by 28 foot
equipment building. The
property is zoned C-3.
STAFF RECOMMENDATION:
DEFERRAL: The City Attorney's Office requested that staff
defer the three monopole items filed by Alltel for the
April 3, 1997 subdivision cycle. The City Attorney may wish
to brief the Planning Commission as to this matter. Staff
recommends that (Z-6275) be deferred to the May 15, 1997
Planning Commission meeting. This deferral will not be
charged to the applicants.
SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997)
This item was not scheduled for review by the Subdivision
Committee.
PLANNING COMMISSION ACTION: (APRIL 3, 1997)
The staff informed the Commission that the item needed to be
deferred to the May 15, 1997 Agenda at the request of the
City Attorney's Office.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
May 15, 1997 Subdivision Agenda. A motion that effect was
made. The motion was passed by a vote of 10 ayes, 0 nays and
1 absent.
May 15, 1997
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6275
STAFF RECOMMENDATION:
DEFERRAL: The City Attorney's Office has again requested
that the cellular monopole items be deferred to the June 26,
1997 Subdivision Agenda. Staff recommends that Z-6275 be
deferred to the June 26, 1997 Planning Commission meeting.
This deferral will not be charged to the applicants.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
This item was not scheduled for review by the Subdivision
Committee.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
The staff informed the Commission that the item needed to be
deferred to the June 26, 1997 agenda at the request of the
City Attorney's Office.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
June 26, 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.
2
May 15, 1997
ITEM NO.: E FILE NO.: Z-6276
NAME•
LOCATION•
OWNER/APPLICANT•
Alltel (Gordon Road Site) -
Conditional Use Permit
West side of Gordon Road, just
north of Denny Road
Deltic Timber Corp./Alltel
by Carrick Inabnett
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a 180 foot
tall cellular monopole tower
and a 12 foot by 28 foot
equipment building. The
property is zoned R-2.
STAFF RECOMMENDATION:
DEFERRAL: The City Attorney's Office requested that staff
defer the three monopole items filed by Alltel for the
April 3, 1997 subdivision cycle. The City Attorney may wish
to brief the Planning Commission as to this matter. Staff
recommends that (Z-6276) be deferred to the May 15, 1997
Planning Commission meeting. This deferral will not be
charged to the applicants.
SUBDIVISION COMMITTEE COMMENT:
(MARCH 13, 1997)
This item was not scheduled for review by the Subdivision
Committee.
PLANNING COMMISSION ACTION:
(APRIL 3, 1997)
The staff informed the Commission that the item needed to be
deferred to the May 15, 1997 Agenda at the request of the
City Attorney's Office.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
May 15, 1997 Subdivision Agenda. A motion that effect was
made. The motion was passed by a vote of 10 ayes, 0 nays and
1 absent.
May 15, 1997
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-6276
STAFF RECOMMENDATION:
DEFERRAL: The City Attorney's Office has again requested
that the cellular monopole items be deferred to the June 26,
1997 Subdivision Agenda. Staff recommends that Z-6276 be
deferred to the June 26, 1997 Planning Commission meeting.
This deferral will not be charged to the applicant.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
This item was not scheduled for review by the Subdivision
Committee.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
The staff informed the Commission that the item needed to be
deferred to the June 26, 1997 agenda at the request of the
City Attorney's Office.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
June 26, 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.
K
May 15, 1997
ITEM NO.: F FILE NO.: Z-6279
NAME:
LOCATION•
OWNER/APPLICANT•
Otter Creek Park -
Conditional Use Permit
11,500 Block of Stagecoach Road
City of Little Rock Parks and
Recreation Department
PROPOSAL: A conditional use permit is
requested to allow for
construction of a public park.
The property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The proposed site is located on the west side of
Stagecoach Road, approximately 1/2 mile south of Otter
Creek Road.
2. Compatibility with Neighborhood:
The Otter Creek neighborhood is located immediately
north of the proposed park site. vacant multifamily
zoned property is located to the east with single
family zoned property located across Stagecoach Road to
the southeast. Industrial zoned property is located to
the south, across Fourche Creek.
The property immediately west of the proposed park site
is in Saline County.
The proposed park should not have an adverse effect on
the surrounding property. The Otter Creek Neighborhood
Association has been notified of the public hearing.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a
driveway from Stagecoach Road.
The City's Zoning Ordinance does not have a specific
off-street parking requirement for a public park. As a
point of reference, the Zoning Plan for Central Little
Rock Urban Renewal Project does not require any off-
street parking for a public park or public playfield.
May 15, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6279
The proposed site plan shows 482 parking spaces (62
within the floodway). This number of parking spaces
should be adequate to serve the proposed park.
4. Screening and Buffers:
A six foot high opaque screen is required to screen the
business activity of this site from the residential
properties to the north, east and west. Credit toward
fulfilling this requirement can be given for natural
dense vegetation which will provide year round
screening. Additional screening can be provided with
additional evergreen plantings or wood fencing.
5. Public Works Comments:
1.A Department of the Army Permit Application must be
filed with the Little Rock District, U.S. Army Corps
of Engineers and necessary approvals must be
obtained for wetlands, dredge and fill operations,
and grading within the regulatory floodway of
Fourche Creek. (Wetlands were previously identified
on this site, although no formal delineation has
been made).
2.A NPDES Notice of Intent for Stormwater Discharges
Associated with Industrial Activity from
Construction Sites must be filed with the Arkansas
Department of Pollution Control and Ecology, with an
appropriate pollution prevention plan, at least 48
hours prior to construction.
3.A Special Flood Hazard Area Development Permit is
required for construction within the floodplain.
Floodway improvements will require a engineering
demonstration (hydraulic and/or hydrological
modeling) that the improvements, including grading,
soccer fields, lake, pond, platforms, entry, signs
and all other floodway improvements will not
increase base flood elevations at any point within
the community's floodplain. Structural improvements
within the floodway are prohibited, and a variance
from that prohibition will be required prior to
permitting.
4.A Grading Permit is required, with a complete
grading and drainage plan meeting the requirements
of municipal code, prior to construction.
5.Stormwater detention ordinance applies to this
property.
6. Stagecoach Road is a minor arterial on the Master
Street Plan. Current construction is two lanes with
shoulders.
7. Stagecoach Road has a 1995 average daily traffic
count of 7,600.
2
May 15, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6279
8. Parks has requested a waiver of street improvements
to Stagecoach Road. The Planning Commission should
consider this request and make a recommendation.
AHTD approval will be required and has been asked to
comment on proposed plan. There is not a planned
widening of Stagecoach Road. The Traffic Engineer
recommends adding left turn lane on Stagecoach Road.
Verify sight distance on Stagecoach for safe
intersection sight distance per AASHTO green book
requirements.
6. Utility and Fire Department Comments:
L.R. wastewater - Sewer available on South portion of
property. Easement for existing outfall must be
retained and protected. Sewer extension for
different areas shall be private and maintained by
the Developer.
6A. CATA: No Comment. No transportation issues.
7. Staff Analysis:
The applicant, City of Little Rock Parks and
Recreation, is requesting a conditional use permit to
allow for the construction of a public park on
approximately 150 acres of land located immediately
south of the Otter Creek Neighborhood, along Stagecoach
Road. The property is zoned R-2.
The proposed park will include four soccer fields, two
practice soccer fields, a baseball field, six tennis
courts, volleyball and playground areas, two lakes,
various pavilions and restroom facilities, and 482
parking spaces with driveways.
A maintenance facility is also proposed which will be
located at the northeast corner of the property.
The entrance drive from Stagecoach Road, 114 parking
spaces, one pavilion, a playground area, two soccer
fields, two practice soccer fields and the smaller of
the two lakes is proposed to be phase I construction.
The remainder of the park will be constructed in future
phases.
One ground -mounted sign is proposed to be located near
the Stagecoach Road entry. The sign will be six (6)
feet in height, 44 square feet in area and at least
five (5) feet from the property line. This complies
with City Ordinance.
3
May 15, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6279
A pedestrian entrance is planned along the north
property line to the Otter Creek Neighborhood.
According to Parks, the neighborhood has approved this
entrance.
Approximately 62 of the parking spaces, the two
practice soccer fields, two volleyball areas, the two
lakes, and entrance drive are located in the floodway.
As noted in the public works comments, Parks is having
an engineering study done to show what, if any, impact
these proposed improvements will have on the
floodway/floodplain. This information will be provided
at the public hearing.
The City's Zoning Ordinance does not have a specific
off-street parking requirement for a public park. As a
point of reference, the Zoning Plan for Central Little
Rock Urban Renewal Project does not require any off-
street parking for a public park or public playfield.
The proposed site plan shows 482 parking spaces (62
located within the floodway). This number of parking
spaces should be adequate to serve the proposed park.
Any lighting of the site will be directed away from
adjacent residential property.
As noted in the Public works Comments, Parks and
Recreation is requesting a waiver of street
improvements to Stagecoach Road. Parks has stated that
the funding is not available to construct the
improvements. In considering this request, the
Commission should make a separate recommendation which
will be forwarded to the Board of Directors.
A public park is considered to be an appropriate use
within single family residential zoning, and a
conditional use permit does not require an amendment to
the City's future land use plan. However, staff will
take a detailed look at this proposed park site to
determine if, because of the size of the proposed park,
an amendment to the land use plan will be necessary.
There has been an application filed (May 1, 1997
agenda) for amendment of the land use plan for another
tract of land in this immediate area. If staff
determines a land use plan amendment is necessary for
the park property, the application which has been filed
will be expanded to include the area of the proposed
park and presented to the Commission on May 1, 1997.
The Master Parks Plan must be amended to add this new
site. The City of Little Rock Parks and Recreation
Department must initiate this amendment.
4
May 15, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6279
There is an existing natural buffer area immediately
north of the park property, between the park property
and the Otter Creek Neighborhood. With this buffer
area plus the buffer area that Parks will provide along
the north property line, the proposed park should not
have an adverse impact on the existing single family
residences to the north. The proposed park should also
have no adverse impact on the vacant property to the
east and west or the industrial zoned property to the
south.
8. Staff Recommendation:
Staff supports the use of this property as a public
park.
However, staff cannot support the conditional use
permit until the floodway issue has been resolved. The
engineering study will need to show that the
improvements planned in the floodway will not increase
the base flood elevations at any point within the
community's floodplain. Otherwise, the proposed
improvements will need to be removed from within the
floodway.
SUBDIVISION COMMITTEE COMMENT:
(MARCH 13, 1997)
Mark Webre, of Parks and Recreation, was present,
representing the application. He gave a brief description
of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee. He discussed the floodway issues associated
with this property. He also noted that Parks is requesting
a waiver of street improvements to Stagecoach Road.
Mark Webre stated that Parks and Recreation does not have
funds to construct the street improvements.
Monte Moore, of Planning Staff, stated that an amendment in
the Master Parks Plan will be required and an amendment in
the Land Use Plan may be necessary.
Mr. Webre stated that the park hours would be approximately
7:00 a.m. to 10:00 p.m.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
5
May 15, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6279
PLANNING COMMISSION ACTION:
(APRIL 3, 1997)
The staff informed the Commission that Parks had requested a
deferral to the May 15, 1997 agenda to continue to resolve
the floodway issues associated with the property.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
May 15, 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:
(MAY 15, 1997)
Mark Webre, of Parks and Recreation, was present,
representing the application. Staff presented the item with
a recommendation of approval.
Staff noted that the floodway issue and the waiver of street
improvements to Stagecoach Road were the issues left to be
resolved.
Mark Webre addressed the Commission in support of the
application. He stated that he had a letter from the Corps
of Engineers which authorizes Parks to proceed with the Park
development. He stated that Parks will work with Public
Works to resolve any other floodway issues.
Commissioner Brandon stated that she had concerns about the
restroom facility which is located close to the proposed
lake.
Mark Webre stated that barriers would be placed between the
restroom facility and the pond (walls, etc.).
Commissioner Earnest asked about the City's liability for
cars parked in the parking lot which is proposed to be in
the floodway.
Jim Lawson, Planning Director, stated that signs could be
posted with that information.
Commissioner Lichty asked about the waiver of street
improvements to Stagecoach Road.
David Scherer, of Public Works, stated that because of the
proposed soccer fields and the anticipated amount of traffic
this Park will create, Public Works would like to have a
center turn lane on Stagecoach Road.
6
May 15, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6279
Jim Lawson stated that the issue will need to go to the
Board of Directors to decide where the funds will come from
to build the center turn lane.
Sam Raines spoke on the application. He stated that he is
owner of property on the west side of the proposed park and
he is concerned about the screening.
Staff stated that parks would be required to install
screening along the west property line.
B. K. Bethge stated that he represents property owners to
the west. He stated that access to his property has been
gained through the park property in the past, and should be
a prescriptive easement.
Jim Lawson stated that staff does not agree with this
easement. He stated that this is a legal issue for a court
to decide.
A motion was made to approve the conditional use permit as
recommended by staff. The motion passed with a vote of 10
ayes, 0 nays and 1 absent.
A motion was made to recommend approval of five (5) year
deferral of street improvements to Stagecoach Road with the
exception of a center turn lane for Stagecoach Road which
should be constructed with Phase I of the park construction.
The motion passed with a vote of 9 ayes, 0 nays, 1 absent
and 1 abstention.
Jim Lawson asked if it could be inferred that the Commission
is asking the Board of Directors to find additional funding
for the construction of the turn lane.
Commissioner Lichty answered in the affirmative.
7
May 15, 1997
ITEM NO.: G FILE NO.: Z -4325-B
Owner: Diamond Development Company
Applicant: Patrick McGetrick
Location: West of 9600 Block of
Stagecoach Road
Request: Rezone from MF -6 and MF -12
to R-2
Purpose: Develop single family
residential subdivision.
Size: 19± acres
Existing Use: Vacant, heavily wooded tract
SURROUND_ING LAND USE AND ZONING
North - Undeveloped; zoned R-2 and MF -12
South - Single Family; zoned R-2 and MF -12
East - Two churches; zoned R-2 and MF -18 and undeveloped
tracts; zoned 0-2 and MF -18
West - Undeveloped; zoned R-2
PUBLIC WORKS COMMENTS
No issues
LAND USE ELEMENT
The site is located in the Otter Creek District. The larger
area contains the Otter Creek subdivision and scattered
single family homes. The land use plan shows Single Family
and Multifamily in this area. Staff does not feel an
amendment to the land use plan is necessary for the portion
of R-2 zoning that is in the Multifamily.
May 15, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -4325-B
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a Central Arkansas Transit Bus
Route.
STAFF ANALYSIS
The request before the Commission is to rezone this 19± acre
tract from "MF -6" and "MF -12" Multifamily to "R-2" Single
Family. The property is currently undeveloped, and for the
most part, is heavily wooded.
Once rezoned, the owner proposes to develop the property as
a 153 lot single family residential subdivision (S-1131,
Stagecoach acres).
The area is rural in nature with the predominate land use
being large tracts of undeveloped property. The Otter Creek
residential subdivision is located to the west of the site.
Two churches are located in the vicinity, on the east side
of Stagecoach Road. Several older homes are located
directly south of the site and a golf driving range was
approved as a PD -C to the north.
The portion of the site now zoned MF -6 is shown as single
family on the Otter Creek District Land Use Plan. The
smaller, MF -12 zoned tract is shown within an area
designated multifamily. Staff does not believe a land use
plan amendment is necessary for that smaller part of the
site that is in the multifamily designated area.
Staff believes the requested R-2 zoning to be reasonable.
Single family development would be compatible with existing
uses in the area and staff believes the request is
compatible with the land use plan.
STAFF RECOMMENDATION
Staff recommends approval of the requested R-2 zoning.
PLANNING COMMISSION ACTION: (APRIL 17, 1997)
The applicant was present. There were no objectors present.
Staff informed the Commission that the applicant had
requested that this item be deferred to the May 15, 1997
agenda to coincide with the hearing for a related
preliminary plat.
2
May 15, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO • Z -4325-B
The item was placed on the Consent Agenda and approved for
deferral to the May 15, 1997 Commission meeting. The vote
was 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (MAY 15, 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 10 ayes, 0 noes and 1 absent.
3
May 15, 1997
ITEM NO.: 1 FILE NO.: Z -5365-D
NAME: Geyer Springs First Baptist
Church - Revised Conditional
Use Permit
LOCATION: 12,400 Interstate 30
OWNER/APPLICANT: Geyer Springs First Baptist
Church/John McMorran
PROPOSAL: A revised conditional use
permit is requested for the
expansion (two (2) phases) of
the existing church building
and parking area. The
property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The church is located on the north side of Interstate
30, across from the Jacuzzi Company Plant.
2. Compatibility with Neighborhood:
The church property consists of approximately 165
acres, of which, only about 26 acres are buildable due
to the remainder of the land being located in the
floodplain. Less than 5 acres are developed. This
developed property fronts directly onto the I-30
frontage road with the remaining 160± acres separating
the church site from all adjoining property. The
existing church building is located several hundred
feet from the nearest property line.
The proposed church expansion should have no effect on
the surrounding properties.
There was no neighborhood association to notify of the
public hearing.
3. On -Site Drives and Parking:
The church site currently has two (2) access points
along the Interstate 30 frontage road. No other access
points are proposed.
The new sanctuary will have a seating capacity of 2,000
persons, which requires 500 off-street parking spaces.
May 15, 1997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • Z -5365-D
The site currently contains 512 parking spaces. 240
parking spaces will be added with phase I and 350
parking spaces will be added with phase II, for a total
of 1,102 off-street parking spaces.
4. Screenina and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
The City Beautiful Commission recommends that as many
existing trees be saved as is feasible. Saving
existing trees can help reduce the cost of planting new
ones which are required.
5. Public Works Comments:
1. Construct sidewalks on frontage per ADA
requirements. Improve access road to provide center
turn lane for drives with this construction.
2. Grading permit will be required on this new
development, if it disturbs more than one acre.
3. Stormwater detention ordinance applies to this
property.
4. Contact the AHTD for work within the State Highway
right-of-way.
5. Provide required electric service for street lights
coordinator of Traffic Engineer.
6. Utility and Fire Department Comments:
No Comments.
6A. CATA
This site is not on a Central Arkansas Transit
Authority bus route.
7. Staff Analysis:
The applicant, Geyer Springs First Baptist Church, is
requesting a revised conditional use permit to allow
for the expansion of the existing church building and
parking area. The property is zoned R-2 and has a
conditional use permit for the existing church and day
care uses.
The site currently contains a 36,160 square foot church
building, a large temporary modular building, 512
parking spaces and a single-family residential
structure.
2
May 15, 1997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • Z -5365-D
The expansion of the church facility is proposed to
take place in two (2) phases. Phase I will consist of
a 85,000 square foot building addition (two story) and
construction of 240 parking spaces. This addition will
house a 2,000 seat sanctuary, offices, music rehearsal
area and classroom space. The large temporary modular
building will be removed after completion of Phase I.
Phase II will consist of a 40,000 square foot building
addition (two story) and construction of 350 additional
parking spaces. Phase II construction will accommodate
a fellowship hall area and additional classroom space.
The existing single family residential structure will
be removed during Phase II.
The proposed 2,000 seat sanctuary will require 500
parking spaces. 512 parking spaces currently exist on
the site. 590 parking spaces are proposed (Phase I and
II), for a total of 1,102 spaces.
The church is requesting a height variance to allow a
135 foot tall steeple. City Ordinance allows a 70 foot
tall church steeple by right (twice the 35 foot height
permitted in R-2 zoning). Staff recommends approval of
the height variance request given the fact that the
building site is located in the middle of 165 acres and
that a large part of the remaining acreage is in the
floodway, which acts as a natural buffer. The proposed
steeple should not adversely impact the adjacent
properties.
The church is also requesting a five (5) year deferral
for street and sidewalk improvements to the I-30
frontage road. At writing, Public Works has not made a
recommendation on this request, as they are awaiting
word from the Highway Department. The Public Works
representative will give the recommendation at the
public hearing.
With the church site being located near the center of
the 165 acres of land and the proposed church building
being located several hundred feet from the nearest
property line, the proposed church expansion should
have no effect 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 Landscape Comment
3
May 15, 1997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z -5365-D
2. Compliance with the Public works Comments
3. Staff recommends approval of the requested height
variance for the proposed church steeple.
4. The Public works representative will give a
recommendation on the deferral request for street
and sidewalk improvements to the I-30 frontage
road at the public hearing.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Pat McGetrick and John McMorran were present, representing
the application. Staff gave a brief description of the
proposal.
David Scherer, of Public works, reviewed his comments with
the Committee. This discussion focused on the sidewalk
issue and center turn lane within the access road.
The applicant indicated that a request for deferral of the
sidewalks may be forthcoming.
Bob Brown, Site Plan Review Specialist, reviewed his
comments with the Committee. He stated that as many of the
existing trees on the site as possible should be saved.
Staff noted that the applicant is requesting a height
variance for the proposed church steeple.
After a brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (MAY 15, 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 10 ayes, 0 nays and
1 absent.
4
May 15, 1997
ITEM NO.: 2 FILE NO.: z -5668-C
NAME•
LOCATION•
OWNER/APPLICANT•
Home Depot - Revised
Conditional Use Permit
12,610 Chenal Parkway
Home Depot/Kevin Workman of
Greenberg Farrow Architecture
PROPOSAL: A revised conditional use
permit is requested to
allow for the addition of
two (2) areas of outdoor
storage/display of landscape
supplies (top soil, mulch,
etc.). The property is zoned
C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The existing Home Depot site is located at the
northwest corner of Chenal Parkway and West Markham
Street.
2. Compatibility with Neighborhood:
The existing Home Depot site is located in an area of
mixed zoning and uses. The zoning and uses near the
intersection of Chenal Parkway and West Markham are
primarily commercial. There are multifamily
developments further north and west.
The St. Charles and Parkway Place Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing an access
drive from Chenal Parkway or one of two drives from
West Markham Street.
The Home Depot retail use requires 352 parking spaces.
The site contains 611 parking spaces. The applicant
proposes to utilize 168 spaces for outdoor storage.
This leaves 443 parking spaces for the retail use,
which complies with city ordinance.
4. Screening and Buffers:
May 15, 1997
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • Z -5668-C
No outside display/storage within any of the landscaped
areas.
5. Public Works Comments:
No Comments.
6. Utility and Fire Department Comments:
No Comments.
6A. CATA
This site is not on a Central Arkansas Transit
Authority bus route.
7. Staff Analysis:
The applicant is requesting a revised conditional use
permit to allow for two (2) areas of outdoor
storage/display of landscape supplies (top soil, mulch,
etc.) within the parking lot of the existing Home Depot
retail facility at 12,610 Chenal Parkway. The property
is zoned C-3 and has a conditional use permit for the
home center.
On March 23, 1993, the Little Rock Planning Commission
approved the conditional use permit for the home
center. The site plan included a 27,972 square foot
fenced garden center. A condition of approval was that
the outdoor display/storage be limited to the fenced
garden center.
As a result of a recent zoning enforcement action, the
applicant is requesting two (2) areas of outdoor
display/storage of landscape supplies. That inspection
revealed several areas within the parking area of this
property being used for outdoor display/storage.
The City's Zoning Ordinance allows seasonal and
temporary sales, outside, for a maximum of 120 days per
year. The outside display of merchandise is allowed in
an area equal to one-half of the facade area of the
front of the building. The applicant is requesting
that the two areas of outdoor display/storage be
permanent.
The applicant is also proposing to install additional
landscaping within the interior landscape islands and
the perimeter landscape strip between the proposed area
of outdoor display/storage and west Markham Street.
E
May 15, 1997
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z -5668-C
All plantings will be of an evergreen variety and
shrubs will be a minimum of 30 inches high at planting.
The applicant feels that this will help buffer the
outdoor display/storage area from West Markham Street
and should lessen the visual impact.
Staff feels that the ordinance established guidelines
for seasonal and temporary outside display are very
generous. The applicant's proposal reflects a C-4 type
use with permanent outside display/storage. Staff
feels that permanent outside display/storage is
inappropriate for this site.
As noted earier, a condition of approval of the
original conditional use permit was that outdoor
display/storage be limited to the fenced garden center.
However, staff feels that the applicant should be
allowed the seasonal and temporary outside display as
permitted by the City's zoning ordinance.
8. Staff Recommendation:
Staff recommends denial of the revised conditional use
permit as proposed by the applicant.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Steve Williams, of Home Depot, was present, representing the
application. Staff gave a brief description of the
proposal.
There was a general discussion regarding the proposal and
the conditions suggested by staff.
Mr. Williams stated that additional landscaping would be
planted in the interior landscape islands and perimeters
landscape area between the outside storage and the street.
Staff noted that other commercial businesses with similar
outside display/storage would be checked and monitored for
compliance.
The Committee accepted the presented and forwarded the issue
to the full Commission for final action.
3
May 15, 1997
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z -5668-C
PLANNING COMMISSION ACTION: (MAY 15, 1997)
The applicant was not present. Staff gave a brief
description of the item and a recommendation of denial as
proposed by the applicant. Staff noted that two (2) letters
of opposition were received, one from Anne Borg of the St.
Charles Neighborhood Association and one from Hank Kelley of
Flake and Kelley.
Jim Lawson, Planning Director, stated that the item should
be deferred since the applicant was not present, but the
Commission could hear the item if desired.
Anne Borg, of the St. Charles Neighborhood Association,
spoke in opposition to the application.
Commissioner Rahman asked about the parking requirement.
Jim Lawson stated that the site has much excess parking.
There was a brief discussion about the outside display
proposed and other retail business locations throughout the
City.
A motion was made to approve the revised conditional use
permit. The motion failed by a vote of 0 ayes, 10 nays and
1 absent. The application was denied.
4
May 15, 1997
ITEM NO.: 3 FILE NO.: Z -5668-D
NAME: National Tire and Battery -
Conditional Use Permit
LOCATION: 12,410 W. Markham
OWNER/APPLICANT: NTB Stores/Pat McGetrick
PROPOSAL: A conditional use permit is
requested for the construction
of an auto parts sales
business with limited motor
vehicle parts installation.
The property is zoned C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The proposed site is located at the northwest corner of
Chenal Parkway and West Markham Street.
2. Compatibility with Neighborhood:
This outparcel of the larger Home Depot site is located
in an area of mixed zoning and uses. The zoning and
uses near the intersection of Chenal Parkway and West
Markham Street are primarily commercial in nature.
There are multifamily developments further to the north
and west.
The proposed use should not have an adverse effect on
the surrounding properties. The St. Charles and
Parkway Place Neighborhood Associations were notified
of the public hearing.
3. On -Site Drives and Parkins:
Access to this site will be gained by utilizing the
interior drives which serve the larger Home Depot lot.
A total of 54 parking spaces is required by ordinance.
Fifty-two (52) exterior parking spaces and 10 parking
spaces within the enclosed building are provided on the
proposed site plan; for a total of 62 parking spaces.
4. Screening and Buffers:
No Comments.
May 15, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -5668-D
5. Public Works Comments:
1. Plan does not indicate right-of-way as required by
Master Street Plan and as dedicated through plat.
2. Show the proposed Target drives.
3.Stormwater detention ordinance applies to this
property.
4. West Markham has a 1995 average daily traffic count
of 11,000; Chenal has a 1995 average daily traffic
count of 14,000.
6. Utility and Fire Department Comments:
L.R. Wastewater - Sewer main extension serving property
not accepted at this time by Little Rock
Wastewater Utility. No connection will be allowed
until sewer main is accepted. Contact L.R.
Wastewater for details.
AP&L - A 15 foot easement is requested around the
perimeter of the property.
6A. CATA
This site is not on a Central Arkansas Transit
Authority bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the construction of an auto parts sales
business with limited motor vehicle parts installation
(Tires, batteries, oil changes, etc.). The property is
zoned C-3.
The development will consist of a 12,400 square foot
building and associated parking area. Interior drives
within the larger Home Depot site will be used for
access. -
There will be several overhead doors located on the
north side of the building which will face the Home
Depot site. There will be one (1) overhead door on the
south side of the building, facing Chenal Parkway. The
proposed hours of operation will be from 7:00 a.m. to
9:00 p.m., seven days per week.
A total of 54 parking spaces is required by ordinance.
The site plan provides for 62 parking spaces (52
exterior spaces and 10 spaces within the enclosed
building). According to the Chenal Parkway Overlay
District Ordinance, any site lighting must be directed
2
May 15, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -5668-D
to the parking areas and not reflected to adjacent
parcels.
Any signage placed on the site must comply with the
City's Chenal Parkway Overlay District Ordinance.
Ground mounted signs must be "monument" type signs,
with a maximum area of 100 square feet and a maximum
height of eight (8) feet.
With compliance with the conditions noted in the "Staff
Recommendation", this proposed use should not have an
adverse impact 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
3. All signage and site lighting must comply with the
Chenal Parkway Overlay District Ordinance.
4. Compliance with the Landscape and Buffer
Ordinances
5. No outside storage of supplies, merchandise, etc.
6. All work on vehicles to be done within the
enclosed building.
7. No loading/unloading of trucks/vehicles in the
public right-of-way.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Pat McGetrick was present, representing the application. He
gave a brief description of the proposed operation.
David Scherer, of Public Works, reviewed his comments with
the Committee.
Pat McGetrick stated that a revised site plan would be
submitted showing the appropriate right-of-way and the
proposed Target drives.
Staff noted several conditions which should be placed on the
property. These are reflected in the "Staff
Recommendation". The Committee determined that because the
site is located at a high traffic commercial intersection,
the overhead doors would not need to be kept closed during
vehicle maintenance.
The Committee accepted the presentation and forwarded the
issue to the full Commission for final action.
01
May 15, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -5668-D
PLANNING COMMISSION ACTION: (MAY 15, 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 10 ayes, 0 nays and
1 absent.
4
May 151 1997
ITEM NO.: 4 FILE NO.: Z-6293
Coby - Conditional Use Permit
LOCATION: 17,016 Crystal Valley Road
OWNER/APPLICANT: Lawanda Henson - Coby
PROPOSAL: A conditional use permit is
requested to allow for the
placement of a 27 foot by
52 foot (1996 model)
multisectional manufactured
home to serve as a principal
dwelling. The property is
zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of Crystal Valley
Road, just north of the intersection of Crystal Valley
Road and Raines Road.
2. Compatibility with Neighborhood:
The site is located approximately two (2) miles outside
the Little Rock City limits, but within the City's
extraterritorial zoning jurisdiction.
The general area is largely made up of single family
residences on large tracts of land. There is also a
large amount of vacant land in the area.
An auto brake and clutch shop is located to the
southwest across Crystal Valley Road and an auto body
shop is located just to the north. There are other
non -conforming commercial uses in the general area,
along Crystal Valley Road.
The proposed manufactured home should not have an
adverse effect on the surrounding properties.
There was no neighborhood association to notify of the
public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing an existing
driveway from Crystal Valley Road.
May 15, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6293
Adequate parking exists on the site to serve both
dwellings.
4. Screening and Buffers:
No Comments.
5. Public Works Comments:
No issues.
6. Utility and Fire Department Comments:
L.R. water works - A pro rata front footage charge of
$12/foot applies in addition to normal charges.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the placement of a 27 foot by 52 foot (1996
model) multisectional manufactured home on the R-2
zoned property located at 17,016 Crystal Valley Road.
This item is before the Planning Commission as a result
of a zoning enforcement action, as the manufactured
home has already been placed on the site.
The proposed 1,404 square foot manufactured home will
serve as the principal dwelling on this site. A 1,462
square foot single-family residence currently exists to
the rear (east) of the manufactured home. The existing
single-family structure will serve as an accessory
dwelling. The Planning Commission recently approved a
manufactured home accessory dwelling on the property
immediately south of this property.
Both dwelling units exceed all minimum building
setbacks for the R-2 district. However, the 1,462
square foot structure proposed as an accessory dwelling
exceeds the 700 square foot maximum allowed by
ordinance for an accessory dwelling. Therefore, a
variance is requested to allow the 1,462 square foot
accessory dwelling. Adequate parking is provided on
the site to accommodate both dwellings.
with compliance with the ordinance established minimum
siting standards, the manufactured home will not be out
of character with this general area and should not have
an adverse effect on the surrounding properties.
2
May 15, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: z-6293
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the water works Comment
2. Compliance with the following minimum siting
standards:
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b. Removal of all transport elements.
C. Permanent foundation.
d. Exterior wall finished so as to be compatible
with the neighborhood.
e. Orientation compatible with placement of
adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling
standard.
3. Staff recommends approval of the variance to allow
an accessory dwelling larger than 700 square feet
in area.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 24, 1997)
Lawanda Coby was present, representing the application.
Staff gave a brief description of the proposal.
After a brief discussion, the
presentation and forwarded the
for final action.
PLANNING COMMISSION ACTION:
Committee accepted the
issue to the full Commission
(MAY 15, 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
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was
The motion was passed by a vote of 10 ayes, 0 nays
1 absent.
3
for
made.
and
May 15, 1997
ITEM NO.: 5 FILE NO.: Z-6295
NAME: Montgomery - Conditional
Use Permit
LOCATION: 2812 Lennox Drive
OWNER/APPLICANT: Earnestine Montgomery
PROPOSAL: A conditional use permit is
requested to allow for the
operation of a day care center
within an existing residence.
The property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The residence is located on the west side of Lennox
Drive, within the Kensington Place Subdivision.
Kensington Place Subdivision is located east of
Shackleford Road and just north of West 36th Street.
2. Compatibility with Neighborhood:
The site is located in an area which is exclusively
single-family residential in nature. The day care has
operated at this location for the past eight (8) years.
To staff's knowledge, there have been no problems with
the operation of the day care during the past eight (8)
years and continuing the operation should have no
adverse impact on the neighborhood.
The Kensington Place, Campus Place, John Barrow, and
Twin Lakes Neighborhood Associations were notified of
the public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing an existing
residential driveway.
The Ordinance requires one (1) parking space for the
day care use and one (1) parking space for the single
family residence. There is adequate space within the
existing driveway to provide the two (2) parking
spaces.
May 15, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6295
4. Screening and Buffers:
No Comments.
5. Public works "Comments :
No issues.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the operation of a day care center within the
existing residence at 2812 Lennox Drive. The property
is zoned R-2.
This item is before the Planning Commission as a result
of a recent zoning enforcement action. The City's
Zoning Office conducted a survey of all day care uses
within residences in the City of Little Rock based on
information obtained from the State Department of Human
Services. The City's Zoning Office found that a number
of these day care uses did not have the appropriate
city permits. That is the case with this item.
Mr. and Mrs. Montgomery have operated a day care in
their residence at 2812 Lennox Drive for the past eight
(8) years. The Montgomery's are licensed by the State
to provide care for a maximum of 16 children. The
children range in age from two (2) months to five (5)
years old. The operating hours are 6:30 a.m. to 5:30
p.m., Monday through Friday.
There is a playground area located in the rear yard of
the residence. The rear yard is enclosed by a privacy
fence. This use requires a total of two (2) parking
spaces, which are provided within the existing
residential driveway. The applicants have indicated
that during the past eight (8) years there have been no
parking problems associated with the day care use.
Given the fact that the day care has existed within the
residence for the past eight (8) years, the continuing
use as a day care center should have no adverse effects
on the neighborhood.
E
May 15, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6295
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
for a day care center for a maximum of 16 children.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Earnestine Montgomery was present, representing the
application. Staff gave a brief description of the proposed
conditional use permit.
After brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Earnestine Montgomery was present, representing the
application. Staff gave a brief presentation and a
recommendation of approval.
Earnestine Montgomery spoke in support of her application.
She stated that the day care has existed at this site for
eight years. She stated she was unaware of the city permit.
George Brown spoke in opposition to the application. He
stated that the day care does not conform to the John Barrow
Neighborhood plan.
Larry Bledsoe spoke in opposition to the application. He
stated that the Kensington Place Homeowners Association was
opposed to the application. He stated that the use did not
conform to the subdivision Bill of Assurance.
Commissioner Woods stated that he had concerns about the
letter that was sent to the property owners in Kensington
Place by the neighborhood association. He stated that the
use has had no adverse effects on the neighborhood during
the past eight years.
There was a brief discussion about the application and the
number of children proposed.
The applicant amended the application to be for ten (10)
children maximum. This amended the application to a special
use permit - day care family home.
01
May 15, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6295
A motion was made to approve the amended application for a
special use permit - day care family home for a maximum of
ten (10) children. The motion passed by a vote of 10 ayes,
0 nays and 1 absent.
4
May 15, 1997
ITEM NO.: 6 FILE NO.: G-23-266
Name•
Location•
Owner/Applicant:
Request
STAFF REVIEW•
Cedar Street Right -of -Way
Abandonment
Between West 30th and West
31st Streets
Bobby W. Stewart/Gary D. Brown
of McClelland Consulting
Engineers
To abandon that portion of
Cedar Street lying between
West 30th and West 31st
Streets.
1. Public Need for this Right -of -Way
The area of proposed abandonment will be retained as a
public utility and drainage easement.
1A. Public Works Comment
This unsafe street is recommended to be removed with
appropriate grading permit and a through access barricaded
to prohibit this closed portion from continuing to be used
by the public.
2. Master Street Plan
The Master Street Plan reflects no need for this street
right-of-way.
3. Need for Right -of -Way on Adiacent Streets
There is no need for right-of-way on adjacent streets.
4. Characteristics of Right -of -Way Terrain
The area of proposed abandonment currently contains a narrow
paved area (approximately 10 feet wide) with open ditches on
both sides.
5. Development Potential
Once abandoned, the pavement within this area will be
removed and through access barricaded. The area of proposed
May 15, 1997
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: G-23-266
abandonment will be incorporated into the adjacent
properties (east and west) for future development.
6. Neighborhood Land Use and Effect
The properties in this general area are zoned I-2 Light
Industrial and contain a mixture of industrial and
commercial uses. The property immediately west of the
proposed abandonment contains an industrial use (Pro Window
and Door). The property immediately east of the proposed
abandonment is vacant and undeveloped.
7. Neighborhood Position
The applicant, Hobby W. Stewart, is the only abutting
property owner. The Oak Forest CDHG Neighborhood
Association was notified of the public hearing.
8. Effect on Public Services or Utilities
L.R. Wastewater - No objection to abandonment. No easements
required.
L.R. Water Works - No objection to abandonment. Retain area
.for easement.
Arkla - No objection to abandonment. Retain area for
easement.
AP&L - No objection to abandonment. Retain area for
easement.
Southwestern Hell - No objection to abandonment. Retain
area for easement.
9. Reversionary Rights
All reversionary rights will extend to Hobby W. Stewart.
10. Public Welfare and Safety Issues
Abandoning this public right-of-way will not effect the
public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the abandonment subject to the
entire area of proposed abandonment being retained as a public
utility and drainage easement and compliance with the Public
Works Comment (paragraph 1A).
E
May 15, 1997
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: G-23-266
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Gary Brown, of McClelland Consulting Engineers, was present,
representing the application. Staff gave a brief description of
the proposal.
There was a brief discussion regarding the uses within this
general area.
Staff noted that this abandonment would not inhibit access to any
of the properties in this area.
The Committee accepted the presentation and forwarded the issue
to the full Commission for final action.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Gary Brown was present, representing the application. Staff
gave a brief description of the proposal and a recommendation
of approval. Staff noted that one (1) letter in opposition had
been received.
Gary Brown addressed the Commission in support of the
application.
Commissioner Hawn addressed the letter of opposition received by
staff.
David Scherer, of Public Works, stated that Public Works supports
the application for abandonment. He stated that Elm Street
provides a better, safer access to the businesses in this general
area.
A motion was made to approve the application. The motion was
passed by a vote of 8 ayes, 2 nays and 1 absent.
3
May 15, 1997
ITEM NO.• 7 FILE NO.• S-1134
NAME: Woodlawn Farms Acres Preliminary Plat (5-1134)
LOCATION: At the east end of Pine View Place
DEVELOPER: ENGINEER:
Danny and Shelly Dean David Hopkins
Todd and Pat Larson Jewell and Assoc.
7409 Eagle Point 501 Woodlane #G-2
No. Little Rock, AR 72116 Little Rock, AR
AREA: 1.99 acres NUMBER OF LOTS: 4 FT. NEW STREET: 113
ZONING• R-2
PLANNING DISTRICT: #1 River Mountain
CENSUS TRACT: 42.06
VARIANCES/DEFERRAL REQUESTED: None
A. PROPOSAL•
To subdivide 1.99 acres into four lots for single family
uses.
B. EXISTING CONDITIONS:
The site is wooded with several large rock out croppings.
Slope on most of the lots exceeds 15%.
C. NEIGHBORHOOD COMMENTS:
Staff has received no comments from the public on this
preliminary plat.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Grading permit will be required on this new development,
.if it disturbs more than one acre.
2. Maximum grades are limited to 16% with the last fifty
feet limited to 10% grade according to City Ordinance.
3. Right-of-way and street centerline are to be parallel.
Lot lines are required to be radial from the cul-de-sac
centerline. (drainage issues)
4.Stormwater detention ordinance applies to this property.
i
May 15, 1997
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1134
5. Show the following:
a. Street cross sections of proposed street extension at
100' stations.
b. Street profiles showing existing and proposed
centerlines.
c. Direction of flow for water courses leaving the
property.
d. Drainage area size and runoff coefficient of
watercourses entering the tract.
e. Proposed ditch sections.
f. Description of existing surface features including soil
type and vegetation.
g. Prepare letter for street lights as required by Sec.
31-403.
h. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
i. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
E. UTILITIES•
Wastewater: Sewer main extension required with easements.
AP&L: No response.
Arkla: OK
Southwestern Bell: Approved.
Water: water main extension required.
Fire Department: Show a 50 foot radius for cul-de-sac.
CATA• N/A
F. ISSUES/TECHNICAL/DESIGN:
Landscape• N/A
Issues•
• Proposed Lot #1 is within provisions of the Hillside
Subdivisions section of the Subdivision Ordinance.
• Street requires a 50 feet radius per Fire Department.
Planning Division: N/A
G. ANALYSIS•
Average existing slope of the proposed lots are as follows:
Lot
1
26.5%
Lot
2
16.8%
Lot
3
15.2%
Lot
4
10.0%
2
i
May 15, 1997
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1134
The Hillside Subdivision section applies to those portions
of the subdivision plat have an average slope of eighteen
(18) percent or greater. Such areas of steep slope are
recognized as requiring special subdivision development
standards for vehicular access easements, lot dimensions,
front and side yard setbacks, and cuts and fills. Lot 1
will be subject to these standards.
H. STAFF RECOMMENDATIONS:
APPROVAL of the preliminary plat subject to conditions in
paragraphs D, E and F of this staff report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
David Hopkins, project engineer presented the plat to the
Committee. The group discussed the requirements of Hillside
Subdivisions per ordinance. Larry Jones asked that the plat be
revised to address comments from the Fire Department.
The preliminary plat was referred to the Planning Commission
meeting on May 15, 1997.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
This item was included in the Consent Withdrawn Agenda. Motion
to approve the request to withdraw passed with 10 ayes, 0 nays
and 1 absent.
01
May 15, 1997
ITEM NO.: 8 FILE NO.: S -767-C
NAME: Charleston Heights Replat (S -767-C)
LOCATION: South of Taylor Loop on both sides of proposed
Outer Loop Road
DEVELOPER•
ENGINEER•
Rector; Phillips, and Morse Joe White
1601 N. University Avenue White-DaterS Engineering
Little Rock, AR 72207 401 victory Street
Little Rock, AR 72201
AREA: 43.0 acres NUMBER OF LOTS: 96 FT. NEW STREET: 6,560
ZONING• R-2
PLANNING DISTRICT: #1 River Mountain
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The Planning Commission previously approved a preliminary
plat for this site. The applicant seeks to add one
additional lot (#85A) and reduce the front yard building
setback to 15 feet for Lots 59-68 and 89-92. The applicant
states that the site topography necessitates a reduction in
the setback lines.
B. EXISTING CONDITIONS:
The property is vacant and partially wooded. The
subdivision improvements have not been constructed.
C. NEIGHBORHOOD COMMENTS:
The Westchester Neighborhood Association was noticed of this
replat. Staff has received no responses from the public on
this proposal.
D. ENGINEERING COMMENTS:
PUBLIC WORKS•
The basic subdivision engineering has been approved by
Public Works Department.
May 15, 1997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S -767-C
E. UTILITIES•
The utility requirements have been previously determined for
this plat.
F. ISSUES/TECHNICAL/DESIGN:
Landscape• N/A
Issues• None
Planning Division: N/A
G. ANALYSIS:
The applicant seeks to reduce the front yard minimum
setbacks from 25 to 15 feet. One additional lot will also
be created with access through an easement. Staff supports
the request of the applicant. The replat as submitted
conforms to the Subdivision Ordinance.
H. STAFF RECOMMENDATIONS:
APPROVAL of the replat as shown in the revised exhibited
stamped reviewed on April 17, 1997. There are no additional
conditions
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The item was not heard by the Subdivision Committee. There are
no additional staff conditions.
The replat was scheduled for the May 15, 1997 Planning Commission
meeting.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
This item was included in the Consent Deferral Agenda. Motion to
defer the item to the June 26, 1997 Planning Commission meeting.
Motion passed with 10 ayes, 0 nays and 1 absent.
2
May 15, 1997
ITEM NO.: 9 FILE NO.: Z-6296
NAME: Central Arkansas Marketplace LLC. Rezoning to PD -C
(Z-6296)
LOCATION: 14502 Cantrell Road
DEVELOPER•
Ms. Mary Beth Ringgold
Ms. Sandy Chance
160 Pebble Beach Drive
Little Rock, AR 72212
AREA: 1.24 acres
ZONING: Existing:
Proposed:
PLANNING DISTRICT:
CENSUS TRACT: 42.05
NUMBER OF LOTS• N/A
R-2 USES•
PD -C Existing:
Proposed:
#20 Pinnacle
VARIANCES/WAIVERS REQUESTED:
FT. NEW STREET• 0
C-1 Nonconforming
Restaurant
• Two year deferral of sidewalk installation on Cantrell Road
BACKGROUND•
The building at 14502 Cantrell Road has a history of legal
nonconforming C-1 uses. Most recently it has been a furniture
and antique retail operation. It is currently vacant.
The applicants approached staff requesting a restaurant within
the existing structure. Planning Staff determined that a "major"
Land Use Plan amendment was required. At a March 1997 public
hearing the Planning Commission voted to "not change the Land Use
Plan- to accommodate the rezoning application for the proposed
restaurant. The applicants then filed a short -form PD -C to allow
the restaurant use in the existing building and a new parking lot
to the west.
A. PROPOSAL•
The applicants proposed to convert an existing approximately
4,000 square foot building into a restaurant. A wooden deck
on the east side of the building will be added for exterior
dining. A 1,000 square foot existing metal building will be
used for storage. A 41 space landscaped parking area will
i I
May 15, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z-6296
be constructed on the west side of the restaurant. Existing
unsafe parking in the front of the building will no longer
be used.
The applicants are seeking the following exceptions from the
Highway 10 buffer and landscaping requirements.
• They are requesting a 25 foot landscape buffer rather
than 40 feet as required. They indicate that they cannot
meet the parking requirements (40 total spaces). They
provide additional buffer. They are asking for a
hardship exception.
• They are asking relief of the landscaping requirement to
install a sprinkler system. Instead they propose to
place irrigation hydrants within 75 feet of all new
plantings.
B. EXISTING CONDITIONS:
The site currently consist of a 4,000 square foot one story
brick veneer structure, rear metal storage building and two
small wood frame homes to the west. The older frame
residences will be removed to allow for construction of the
parking lot.
C. NEIGHBORHOOD COMMENTS:
Staff has noticed the Westbury Neighborhood Association of
this project. The applicants have worked with this
organization throughout the process. On April 28, 1997, the
Westbury Neighborhood Association submitted a letter to
staff concerning this rezoning. This letter says in part:
"As an Association, we do not oppose the PUD for
the specific use of restaurant as a communicated
and planned by Ms. Mary Beth Ringgold."
Staff has received no other public comments on this
rezoning.
D. ENGINEERING COMMENTS:
PUBLIC WORKS•
1. A grading permit and development permit for special flood
hazard area are required prior to construction.
2: This is a principal arterial on the Master Street Plan,
dedication of right-of-way to 55 feet from centerline
will be required.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
i
May 15, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z-6296
construction, and shall be a minimum of six feet wide as
required by AHTD.
4. Replace curb where existing Cantrell Road driveways will
be removed.
5. Contact the AHTD for work within the State Highway right-
of-way.
ight-
of-way.
6. Stormwater detention ordinance applies to this property.
Dedicate easement for floodway.
7. Cantrell Road has a 1995 average daily traffic count of
14,000.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer available, not adversely affected.
AP&L: No response.
Arkla: OK
Southwestern Bell: Approved.
Water: No objection.
Fire Department: Approved.
CATA: Not transmitted to agency.
F. ISSUES/TECHNICAL/DESIGN:
Landscape•
The proposed buffer along Cantrell Road drops below the
Overlay District width requirement of 40 feet. The dumpster
pad should not be closer than six feet from the adjacent
property. A six foot high opaque wood fence with it's face
directed outward or dense evergreen plantings are required
to screen this site from all adjacent residential
properties. A sprinkler system to water plants is required.
Trees in appropriate containers placed within the existing
paved area in front of the building could enhance its
appearance. The City Beautiful Commission recommends that
as many existing trees be saved on this site as feasible.
However, this requirement can be modified to a width of 25
feet if the 40 feet requirement is determined to be a
hardship. If the applicant is not required to provide a
sprinkler system than water hydrants should be located
within 75 feet of all required plants.
Issues•
• Revise project boundary to remove creek and floodway area
from legal description.
• In a letter to Planning Staff dates April 7, 1997. The
applicant has agreed to the additional conditions.
3
May 15, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6296
• Hours of operation
Monday through Thursday 11:00 a.m. - 10:00 p.m.
Friday through Saturday 11:00 a.m. - 11:00 p.m.
Sunday 11:00 a.m. - 9:00 p.m.
• Deliveries and waste removal will be limited to the
hours of 8:00 a.m. - 8:00 p.m.
• No drive-thru service
• A 700 square feet open wooden deck for outdoor
dining will be added on the east side of the
building.
• A 12 foot by 12 foot walk in cooler will be added
near the NE corner of the building.
• Dumpster and storage building (existing) locations
per site plan.
• Exterior lighting per letter dated April 7, 1997.
• Single monument lighted sign maximum of 12 feet by 6
feet high. Location shown on site plan.
Planning Division:
The Planning Commission has determined that a change in the
Land Use Plan is not necessary to accommodate this rezoning
application.
G. ANALYSIS•
The developers have worked closely with the Westbury
Neighborhood Association in design of this project. Staff
supports the hardship request to allow a minimum 25 foot
landscape buffer in the parking area and to allow irrigation
hydrants at 75 feet intervals instead of an in -ground
irrigation system.
The building at 14502 Cantrell is a nonconforming for
limited C-1 uses such as antique shop or furniture retail
sales. Eating establishments are permitted uses in C-2 and
C-3 zoning districts. The extension of a single use
restaurant within the building using a PD -C zoning
classification seems a logical use for this site.
A parking lot is permitted in single family zoning or
transitional land use designation. The provision of a
landscaped parking lot will replace the current parking in
front of the building. This unsafe situation requires car
to back out into Cantrell Road in order to exit the parking
spaces.
The Public Works Department supports a 2 year deferral of
sidewalk construction on Cantrell Road.
4
May 15, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6296
H. STAFF RECOMMENDATIONS:
APPROVAL of the rezoning to PD -C to accommodate a single use
restaurant and adjoining parking facility. The rezoning
conforms to Section 36-452(3) "Planned Zoning Commercial
Districts" of the Subdivision and Zoning Ordinance.
Planning Staff also recommends exceptions in the Highway 10
Ordinance to allow a 25 foot landscape buffer and irrigation
via hydrants. Approval is subject to conditions listed in
paragraphs D, E and F of this staff reports and applicant
letters previously referenced.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The applicants presented the project. They asked several
questions in respect to Public works Department conditions.
There was also discussion on landscaping and irrigation
requirements. Bob Brown responded to these questions.
The requested rezoning was referred to the Planning Commission
meeting of May 15, 1997 for consideration.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Larry Jones stated that the portion of the site that includes the
4,000 square feet structure is a legal nonconforming C-1 use.
The area to the west will be developed as a parking lot for the
proposed restaurant. The land use plan designation for the
entire site is Transition. Jim Lawson stated that the proposed
parking lot is consistent with this land use designation. A
parking lot could be developed to support the existing
nonconforming C-1 uses. He said that staff feels the proposed
PD -C for a restaurant is a continuation of the existing
nonconforming C-1 uses.
Mary Beth Ringgold briefly described the project. There was no
discussion from the commissioners.
Motion to approve the rezoning from R-2 (with C-1 nonconforming
uses) to PD -C. Motion passed with 10 ayes, 0 nays and 1 absent.
5
May 15, 1997
ITEM NO.: 10 FILE NO.: Z -2559-C
NAME: CCDC Westside School Revised
LOCATION: 1310 Marshall Street
DEVELOPER: ENGINEER:
Central Little Rock Ms. Jennifer Herron
Community Develop Corp. Fennell Purifoy Architects, PLC
1422 South Summit 111 Center Street, Suite 1520
Little,Rock, AR 72202 Little Rock, AR 72201
AREA: 2.09 acres NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: R-4 ALLOWED USES: Residential, Offices
and Community Center
PROPOSED USES: Offices, Light
Manufacturing, Community
Center
VARIANCES/WAIVERS REQUESTED: None
In February 1996 the City Board approved a short -form POD for
this existing three-story former school. Phase I included
single -room occupancy for volunteers of America. Phase II was
office lease space primarily for public and nonprofit agencies.
Phase III was approved as a Fitness Center and Community
Auditorium.
A. PROPOSAL/REQUEST:
The applicant seeks to revise the approved plan to delete
the residential aspects of the project. The following
represents a comparison between what was previously approved
and the planned revisions.
PCD Ordinance No. 17,117 Revised PCD
Phase I Phase I
Single Room Occupancy Office Lease Space
27,300 sq. ft. 67,914 sq. ft.
May 15, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -2559-C
Phase II
Office Lease Space
29,945 sq. ft.
Phase III
Fitness Center/Auditorium
30,540 sq. ft.
TOTAL 87,785 sq. ft.
Phase II
Auditorium
22,605 sq. ft.
Phase III
No Phase Three
0 sq. ft.
TOTAL *90,519 sq. ft.
*The revised PCD includes some new construction. Also up to
5% of the total square footage or 4,500 square feet will be
used for seamstress and T-shirt manufacturing.
Necessary parking is provided on site in existing parking
lots. A total of 64 spaces is provided.
Additional landscaping is to be provided on the property
including landscaping of the area between the right-of-way
line and the back of curb. An iron fence is to be erected
around the perimeter of the site.
B. EXISTING CONDITIONS:
The property is the location of the abandoned Westside Jr.
High School building.
The existing zoning is R-4. Property to the north, across
West 13th Street, and to the northeast, across S. Marshall
Street, is zoned 0-2, and is occupied by Children's Hospital
parking corner of the site, is a C-1 zoned lot. The east
half of the block across West 14th Street to the south is
zoned R-4; the west half is zoned R-3. There is R-3 zoned
property cater-cornered from the southeast and southwest
corners of the campus property. Across S. Wolfe Street to
the west is R-3 property, with an R-5 district occupying the
center of the block.
C. NEIGHBORHOOD COMMENTS:
The Central High Neighborhood Association was noticed of
this project. Staff has received no public comment on this
revised PCD request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate 20 foot corner radial area's at intersections.
2. Improve curve radii as indicated to minimum of 25 foot
radii.
2
May 15, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -2559-C
3. Improve sidewalk and ramps to current standards. All
areas will need a field inspection to determine if
existing condition is acceptable.
4. West 14th Street has a 1995 average daily traffic count
of 7,700.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Existing 6 inch sewer main located under
building. Contact Little Rock Wastewater.
AP&L: Approved.
Arkla: OK
Southwestern Bell: Approved.
Water: No objection.
Fire Department: Approved.
CATA• N/A
F. ISSUES/TECHNICAL/DESIGN:
Landscape•
Trees to be planted in the public right-of-way will require
a franchise.
Issues•
Add the following items to the project exhibit prior to the
rezoning being referred to the Board of Directors:
• Vicinity map
• Adjacent zoning and landowners
• Name and address of developer
• Revisions date(s)
• Legend
• Signage and lighting plan
• Property legal description
• Phase timing
Planning staff offers the following conditions:
• "Light manufacturing" use to be limited to 5% of total
.building square footage or in this case a maximum of
4,500 square feet.
• "Light Manufacturing" uses to be limited to seamstress
and T-shirt production. These uses will only be allowed
in portions of the building labeled for "office lease
space" on the exhibit.
3
May 15, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • Z -2559-C
Planning Division:
West Side Jr. High is shown on the Land Use Plan as
Public/Institutional. Based on the applicant's description
of the intended use for the building, the Staff sees no
conflict with the Plan.
G. ANALYSIS:
The proposed uses are consistent with the
Public/Institutional Land Use Plan designation. The "light
manufacturing" uses have been clearly defined and are
limited to a maximum of 4,500 square feet or 5% of total
building size.
Because the office and community center is focused on the
neighborhood, the normal parking requirements are probably
not applicable in this situation. Because the applicant is
comfortable with the 64 spaces provided on site, staff
recommends approval of the revised PCD. Sixty-four was the
number of parking spaces previously approved in February
1996 by the Planning Commission and City Board.
H. STAFF RECOMMENDATIONS:
APPROVAL of the proposed revised PCD subject to exhibit
revisions and conditions noted in paragraphs D, E and F of
this staff report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Jennifer Herron presented the project. She indicated that they
would withdraw their request to change the parking configuration
on Marshall Street. Planning Staff requested a revised site plan
by April 30, 1997.
The item was forwarded to the full Planning Commission for
consideration on May 15, 1997.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Larry Jones presented the staff report. Jennifer Herron
explained what was previously approved on the project and the
proposed revisions to the POD. Commissioner Woods asked David
Scherer about the Public Works Department position in respect to
curve radii on 14th Street. Mr. Scherer indicated that a
standard of 20 foot radii was acceptable. In response to a
question, Pam Marshall explained that the applicant is a
nonprofit community development corporation.
4
May 15, 1997
ITEM NO.: 11 FILE NO.: Z-6297
This item has been converted to a Hoard of Adjustment case.
May 15, 1997
ITEM NO.: 12 FILE NO.: Z -5600-A
NAME•
Chenal Mini -Storage -
Conditional Use Permit
LOCATION: Chenal Parkway and Highway 10
(just north of the NE corner)
OWNER/APPLICANT: Eugene M. Pfeifer, III/
White-Daters by Joe White
PROPOSAL: A conditional use permit is
requested to allow for the
phased construction of mini -
warehouses. The property is
zoned C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The proposed site is located on the east side of Chenal
Parkway approximately 350 feet north of Highway 10.
The proposed site is located just outside the Little
Rock city limits, but within the City's
extraterritorial zoning jurisdiction.
2. Compatibility with Neiahborhood:
The proposed site is vacant and heavily wooded. The
property to the north, east and west (across Chenal
Parkway) is also vacant and wooded. There is an
Entergy substation located immediately south and two
single-family residences immediately southeast, along
the north side of Highway 10.
With the other commercial zoned property in the
immediate area (intersection of Chenal Parkway and Hwy.
10), this proposed use should not have an adverse
effect on the surrounding properties. The Aberdeen
Court Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a 36
foot wide entry drive from Chenal Parkway.
Three (3) parking spaces will be provided to
accommodate the 1,200 square foot office. Parking
between the buildings will be provided to serve the
May 15, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -5600-A
mini -warehouse units. No additional parking is
required.
4. Screening and Buffers:
The proposed -buffers meet with ordinance requirements
when averaged out, though a portion of the western
buffer drops eight feet below the full width
requirement of 33 feet. At least 60% of the land use
buffers must remain in their natural state.
Unless otherwise provided, one tree per 40 feet and one
shrub per 10 feet are required around the perimeter of
the site.
A six foot high opaque screen, either a wood fence or
dense evergreen plantings, will be required to screen
this site from adjacent residential areas.
Curb and gutter or another approved border will be
required to protect landscape areas from vehicle
traffic.
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. Stormwater detention ordinance applies to this
property.
3. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards with
any planned construction.
4. Provide the following:
a. Direction of flow for water courses leaving the
property.
b. Drainage area size and runoff coefficient of
watercourses entering the tract.
c. Proposed ditch sections.
d. Description of existing surface features including
soil type and vegetation.
e. Prepare letter for street lights as required by
Sec. 31-403.
f. Utility excavation within proposed rights-of-way
shall be per Article V of Sec. 30.
g. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
2
May 15, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.• Z -5600-A
6. Utility and Fire Department Comments:
Wastewater: Outside service boundary. when annexed
into City of Little Rock a sewer main extension will
be required with easements.
Water: A water main extension will be required.
Execution of a preannexation agreement will be
required. On site fire protection is recommended
and will be required when area is annexed to the
city.
Fire Department: Show fire hydrants.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow the construction of mini -warehouses on the C-3
zoned property on the east side of Chenal Parkway, just
north of the intersection of Chenal Parkway and Highway
10. There will be no conditioned or climate controlled
storage units within this proposed facility.
The proposed site is located just outside the Little
Rock city limits, but within the City's extraterritorial
zoning jurisdiction. The proposed site is not located
within the Highway 10 or the Chenal Parkway Overlay
Districts.
The construction is proposed to take place in two (2)
phases. Phase one will consist of buildings #1-12 as
noted on the attached site plan. There will be a 1,200
square foot office located within building #1. There
will be a second story apartment, located above the
office, for the facility manager. The remainder of
building #1 and the remaining buildings will be one (1)
story in height. Phase one will also include sixteen
(16) RV/boat parking spaces.
Phase II will consist of buildings #13-24, also noted
on the attached site plan, and additions to buildings
#2 and #10-12. This phase will also include eleven
(11) RV/boat parking spaces. All buildings in Phase II
will be one (1) story construction.
All building setbacks meet or exceed the minimum
ordinance requirements. Therefore, no variances are
required. Any signage placed on the site will conform
to City Ordinance. Any site lighting will be low-level
and directed away from adjacent properties.
Three (3) parking spaces are shown on the site plan
which will accommodate the 1,200 square foot office.
3
May 15, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z -5600-A
Parking between the buildings will be provided to serve
the mini -warehouse units. No additional parking is
required.
with proper buffering and screening of this site from
the adjacent residential -property, the proposed mini -
warehouse development 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 Landscape and Buffer Comments
2. Compliance with the Public works Comments
3. Compliance with the utility and Fire Department
Comments
4. There is to be no conditioned or climate controlled
storage within this facility.
5. Any site lighting must be low-level and directed
away from adjacent properties.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The applicant was represented by Joe White. There was
discussion as to whether a PCD or CUP application was more
appropriate. If the applicant removes the Conditioned
Storage elements of the plan, then the mini -storage could be
permitted with a conditional use permit in the C-3 Zoning
District. Staff asked that the applicant meet with the
Planning Director as soon as possible to define the type of
application required.
The item was referred to the May 15, 1997 Planning
Commission meeting.
STAFF UPDATE•
The applicant met with Jim Lawson, Planning Director, on
April 28, 1997. It was determined that a conditional use
Permit was the appropriate application for this proposal
given the fact that all of the property is zoned C-3 and the
applicant will remove the conditioned or climate controlled
storage element of the proposal.
4
May 15, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -5600-A
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Joe White and Chris Thornton were present, representing the
application. Staff presented the item with a recommendation
of approval as noted in'the "Staff Recommendation. -
Staff noted that the landscaping of the site was the only
outstanding issue, as raised by Commissioner Brandon.
Commissioner Brandon asked what material the exterior of the
buildings would be constructed of.
Chris Thornton stated that the building would be constructed
of galvanized steel and the buildings facing the street
would have a masonry exterior.
Commissioner Brandon stated that she had concerns about the
buffering of the site.
Bob Brown, Site Plan Review Specialist, addressed the
Commission. He stated that his main concern was that as
many of the existing mature trees on the site be saved as
possible. He stated that the applicant has agreed to do
this. Mr. Brown stated that the proposed buffers meet and
exceed ordinance requirements.
Joe White stated that he is requesting a deferral of street
improvements to Chenal Parkway for five (5) years.
Jim Lawson, Planning Director, gave staff support for the
requested deferral.
A motion was made to approve the conditional use permit
as recommended by staff and the deferral of street
improvements to Chenal Parkway. The motion passed with a
vote of 10 ayes, 0 nays and 1 absent.
5
May 15, 1997
ITEM NO.: 13 FILE NO.: Z -5239-D
NAME: South Bluff Company - Revised Long -Form PCD
LOCATION: 300 East Roosevelt
APPLICANT:
Charles Owen
300 East Roosevelt
Little Rock, Arkansas 72206
374-1902
AREA: 10.4 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: PCD PROPOSED USES: Revised PCD
PLANNING DISTRICT: Central City
CENSUS TRACT• 4
VARIANCES REQUESTED: None
BACKGROUND•
This applicant proposes a revision of the once revised PCD
rezoning. The initial PCD request was approved in February 1991.
A revision in May 1991 added nursing home and hospital uses.
A. PROPOSAL•
The applicant wishes to revise the PCD for a second time.
He requests adding the following statement in respect to
permitted uses:
"Apartments, teaching facility, and/or religious, charitable
or philanthropic office coupled with all appurtenant usages
associated therewith, in addition to usages previously
approved."
B. EXISTING CONDITIONS:
The site is the location of the former VA Hospital and
grounds. The main building is approximately 500,000 square
feet.
May 15, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -5239-D
C. NEIGHBORHOOD COMMENTS:
Staff notified the East Broadway Neighborhood Association.
There were also five neighborhood residents who in July 1991
had asked the City to notify them of any land use hearings
on this site. These people were notified in writing at the
addresses provided to staff in 1991.
D. ENGINEERING COMMENTS:
PUBLIC WORKS:
No engineering review comments (based on the assumption that
no new exterior construction of consequence is proposed).
E. UTILITIES AND FIRE DEPARTMENT:
No Comments.
F. ISSUES/TECHNICAL/DESIGN:
Landscape: N/A
Issues• None
Planning Division: N/A
G. ANALYSIS•
This proposal is a request to amend the text of permitted
uses for this PCD. The following represents a list of uses
approved or requested for this site:
DATE
Approved February 1991
Approved May 1991
Requested May 1997
USES
Office, mini -storage, clinics,
cold storage
Nursing home and hospital
Apartments, teaching facility
et al (See Section A)
The mini -storage and cold storage uses initially approved
appear in conflict with the office, nursing home, clinic,
and hospital uses already approved. The proposed apartment
and teaching facility uses compliment the majority of the
exiting PCD uses.
2
I I
May 15, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z -5239-D
H. STAFF RECOMMENDATIONS:
APPROVAL of a second revision to the approved PCD to allow
for uses listed'in Section B of this staff report to be
added to the list of permitted uses. Maximum number of
persons allowed will be 500.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
This item was not heard by the Committee since it represents a
text revision to the approved PCD.
The case will be heard by the Planning Commission on
May 15, 1997.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Larry Jones presented the staff report which included a ceiling
of 500 persons for the proposed "apartments, teaching facility,
etc." use. Dr. George and Mary Schroeder explained the
"Institute in Basic Life Principals" program. They stated that
the group seeks to establish an operation in the old VA building.
Kathy Wells and Roger Lecy representing the Downtown Neighborhood
Association indicated that they supported the revision to the
PCD. They requested that Dr. Schroeder's group regularly meet
with the East of Broadway and Downtown Neighborhood Associations.
The applicant agreed. Commissioners Brandon, Wells and McCarthy
asked several questions about the organization.
Motion to approve the revised PCD as submitted by the applicant
with a limit 500 persons. Motion approved with 8 ayes, 0 nays
and 3 absent.
3
May 15, 1997
ITEM NO.: 14 FILE NO.: Z-6265
NAME: Wynn rezoning to PD -O (Z-6265)
LOCATION: 2107 Maryland Street
DEVELOPER•
Victor Wynn
2107 Maryland Street
Little Rock, AR 72205
AREA: 5,500 sq. ft. NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: Existing: R-3 PROPOSED USES: Real Estate Office
Proposed: PD -O
PLANNING DISTRICT: Central City District
CENSUS TRACT• 10
VARIANCES/WAIVERS REQUESTED: None
STAFF RECOMMENDATIONS:
DEFERRAL of the item until June 26, 1997. The applicant needs
additional time to acquire property for off-street parking.
SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997)
Victor Wynn presented the proposed rezoning to the Committee. He
indicated that he was trying to acquire an adjacent parcel to be
used as a parking lot.
The item was forwarded to the Planning Commission meeting of
May 15, 1997 for consideration.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
This item was included in the Consent Deferral Agenda. Motion to
defer item to June 26, 1997. Motion passed with 10 ayes, 0 nays
and 1 absent.
May 15, 1997
ITEM NO.: 15 FILE NO.: Z-6300
NAME: New Hampton Inn - Site Plan Review (Z-6300)
LOCATION: West side of Shackleford Road south of Kanis Road
DEVELOPER: ENGINEER:
Roger Vyas Frank Riggins
1113 Golf Links Road The Mehlburger Firm
Blythville, AR 72315 201 South Izard
Little Rock, AR 72203
AREA: 1.85 acres NUMBER OF LOTS: N/A FT. NEW STREET: N/A
ZONING: C-2 PROPOSED USES: Hotel
PLANNING DISTRICT: #18 Ellis Mountain
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: None
STAFF RECOMMENDATIONS:
DEFERRAL of this item until the June 26, 1997 Planning Commission
meeting.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Planning Staff stated that this site plan review requires a
companion preliminary plat. The applicant has agreed to a
deferral and with submit a plat for review.
The item will be deferred to the June 26, 1997 Planning
Commission meeting.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
This item was included in the Consent Deferral Agenda. Motion to
defer item to June 26, 1997. Motion passed with 10 ayes, 0 nays
and 1 absent.
May 15, 1997
ITEM NO.: 16 FILE NO.: Z-6299
NAME:
Mackey - Conditional Use
Permit
LOCATION: 913 S. Rock Street
OWNER/APPLICANT: Carlos Crisp
c/o Stephens and Company/
Stacy N. Mackey
PROPOSAL: A conditional use permit is
requested to convert the
existing structure to a
community arts center. The
property is zoned HDR (High
Density Residential).
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of S. Rock Street,
approximately 1/2 block South of East 9th Street.
2. Compatibility with Neighborhood:
The general area is made up of a mixture of uses. The
properties to the west, south and the east half of this
block are multifamily and single family in nature.
MacArthur Park/Arts Center is located one (1) block to
the east. There is a high-rise multifamily structure
located to the northwest, across East 9th Street.
There are commercial and office uses located
immediately north and north across East 9th Street.
The use of this property as a community/arts center
should not have an adverse effect on the surrounding
properties. The MacArthur Park Neighborhood
Association was notified of the public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing an existing
brick driveway from South Rock Street.
The proposed use requires six (6) off-street parking
spaces. One (1) parking space can be provided on the
existing brick driveway.
May 15, 1997
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6299
4. Screening and Buffers:
No Comments.
5. Public Works Comments:
Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any
planned construction.
6. Utility and Fire Department Comments:
L.R. Wastewater - Location of sewer service unknown.
Contact L.R. Wastewater Utility for details.
6A. CATA
This site is on a Central Arkansas Transit Authority
bus route (East 9th Street and Rock Street).
7. Staff Analysis:
The applicant is requesting a conditional use permit to
convert the existing structure at 913 S. Rock Street to
a community arts center. The property is zoned HDR
(High Density Residential).
The existing two-story brick structure has been used as
a residence in the past. It has been vacant for the
past 8-10 years. The structure has no exterior windows
and will require extensive interior remodeling.
After remodeling, the applicant proposes to convert the
structure to a community arts center for the production
and presentation of art. There will be an art gallery
and a small amateur performance space (poetry reading,
music presentation, etc.) for local and invited artists
located on the first floor of the structure. A semi-
private rehearsal space for musicians and an office
space/storage space for art supplies will also be
located on the first floor. A community library of
original writings and donated reference books will be
located on the second floor. Artist studio space will
also be located on the second floor.
The art studio will be available upon request. There
will be bi-monthly performances of music, poetry
reading, etc. All operating hours will comply with the
Little Rock curfew law, as many of the activities will
be oriented toward the youth.
2
May 15, 1997
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6299
Six (6) off-street parking spaces are required by
ordinance to serve the proposed use. One (1) parking
space can be provided on the existing brick driveway.
The applicant has indicated that a lease/use agreement
may be worked out with'the property owner to the north
for the use of 5 to 6 parking spaces. On -street
parking is allowed on Rock Street, but with the
existing single-family and multifamily uses in this
area, parking on Rock Street is often congested. Staff
recommends that the applicant provide an off-street
parking plan before the proposed use can be supported.
The property is located within the MacArthur Park
Historic District. Any exterior remodeling or
additions to the existing structure or any new off-
street parking areas must receive a Certificate of
Appropriateness from the MacArthur Park Historic
District Commission. The applicant can contact Anne
Guthrie at 244-5420 for additional details. One wall
sign is also proposed which will comply with city
ordinance.
The use of the existing structure as proposed should
prove to be a quiet nonresidential use which should be
compatible with the surrounding uses, providing that an
off-street parking plan can be achieved.
8. Staff Recommendation:
Staff recommends approval of the conditional use
permit, subject to the following conditions:
1. The applicant must provide an adequate off-street
parking plan for at least six (6) parking spaces.
2. Compliance with the Public works Comment
3. Compliance with the L.R. Wastewater Comment
4. Any exterior remodeling or additions to the
existing structure or any new off-street parking
areas must be approved by the MacArthur Park
Historic District.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Stacy Mackey was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee.
3
May 15, 1997
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6299
Staff addressed the parking issues associated with this
proposed use, and they were briefly discussed.
Stacy Mackey offered the hours of operation, which are
reflected in the "Staff Analysis".
After a brief discussion, the Committee accepted the
application and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
The staff informed the Commission that the applicant
had requested a deferral in order to work on an off-street
parking plan. Staff recommended deferral to the
June 26, 1997 agenda.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
June 26, 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.
4
May 15, 1997
ITEM NO.• 17 FILE NO.• Z-6301
NAME: Stanfield - Conditional Use
Permit
LOCATION: 2920 Romine Road
OWNER/APPLICANT: Johnny and Frances Stanfield
PROPOSAL: A conditional use permit is
requested to allow for the
operation of a daycare center
within an existing residence.
The property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The residence is located on the west side of Romine
Road, approximately six (6) blocks north of West 36th
Street, within the Kensington Place Subdivision.
Kensington Place Subdivision is located east of
Shackleford Road and just north of West 36th Street.
2. Compatibility with Neighborhood:
The site is located is an area which is exclusively
single-family residential in nature.
The day care has operated at this location for
approximately three (3) years.
To staff's knowledge, there have been no problems with
the operation of the day care during the past three (3)
years and continuing the operation should have no
adverse impact on the neighborhood.
The Kensington Place, Campus Place, John Barrow and
Twin Lakes Neighborhood Associations were notified of
the public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing an existing
residential driveway.
The ordinance requires one (1) parking space for the
day care use and one (1) parking space for the single-
family residence. There is adequate space within the
May 15, 1997
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6301
existing driveway to provide the two (2) parking
spaces.
4. Screening and Buffers:
A six (6) foot high opaque wood screening fence or
screening shrubs is required around the perimeter of
the playground area.
5. Public Works Comments:
Parking for commercial uses is not permitted on the
public right-of-way.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow the operation of a day care center within the
existing residence at 2920 Romine Road. The property
is zoned R-2.
This item is before the Planning Commission as a result
of a recent zoning enforcement action. The City's
Zoning Office conducted a survey of all day care uses
within residences in the City of Little Rock based on
information obtained from the State Department of Human
Services. The City's Zoning Office found that a number
of these day care uses did not have the appropriate
city permits. That is the case with this item.
Mr. and Mrs. Stanfield have operated a day care in
their residence at 2920 Romine Road for approximately
three (3) years. The Stanfield's are licensed by the
State to provide care for a maximum of 16 children.
The children range in age from infant to four years
old. The operating hours are 6:00 a.m. to 5:00 p.m.,
Monday through Friday.
There is a playground area located in the rear yard of
the residence. The playground area will need to be
screened from the adjacent residences by a six (6) foot
opaque wood fence or screening shrubs. This use
requires a total of two (2) parking spaces, which are
provided within the existing residential driveway. The
applicant's have indicated that during the past three
(3) years there have been no parking problems
associated with the day care use.
K
May 15, 1997
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6301
Given the fact that the day care has existed within the
residence for the past three (3) years, the continuing
use as a day care center should have no adverse effects
on the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Public works Comments
2. The day care will have a maximum enrollment of
16 children.
3. The playground area must be screened from the
adjacent residential properties by a six (6) foot
high opaque wood screening fence or screening
shrubs.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Johnny and Frances Stanfield were present, representing the
application. Staff gave a brief description of the
proposal.
Staff noted the screening requirement for the playground
area. Staff informed the applicants that if the three (3)
abutting property owners signed off on the screening
requirement that a waiver could be granted.
After a brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Johnny and Frances Stanfield were present, representing the
application. Staff presented the item and a recommendation
of approval.
Rev. Stanfield spoke in support of the application. He
stated that the day care has been on this site for three (3)
years and operated with no problems.
Bill.Harvin spoke in support of the application.
George Brown spoke in opposition to the application. He
stated that the day care does not conform to the John Barrow
Neighborhood Plan.
Q
May 15, 1997
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6301
Larry Bledsoe spoke in opposition to the application. He
stated that the Kensington Place Homeowners Association was
opposed to the application. He stated that the use did not
conform to the Subdivision Bill of Assurance.
Rev. Stanfield amended the application to be for ten (10)
children maximum. This amended the application to a special
use permit - day care family home.
A motion was made to approve the amended application for a
special use permit - day care family home for a maximum of
ten (10) children. The motion passed by a vote of 10 ayes,
0 nays and 1 absent.
4
May 15,1997
ITEM NO.: 18 FILE NO.• Z-6302
NAME•
Firestone - Conditional Use
Permit
LOCATION: 12,318 Chenal Parkway
OWNER/APPLICANT: Conservative Development
Company/Joe White, Jr.
PROPOSAL: A conditional use permit
is requested to allow for
the construction of an auto
parts sales business with
limited motor vehicle parts
installation. The property
is zoned C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the north side of Chenal
Parkway, just east of West Markham Street.
2. Compatibility with Neighborhood:
This site is located in an area of mixed zoning and
uses. The zoning and uses near the intersection of
Chenal Parkway and West Markham Street are primarily
commercial in nature.
The proposed use should not have an adverse effect on
the surrounding properties. The Parkway Place
Neighborhood Association was notified of the public
hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing one of three
existing drives (one from West Markham and two from
Chenal Parkway).
A total of 147 parking spaces is required for Lot 3,
Ashley -Hankins Subdivision. One hundred and sixty-one
(161) parking spaces are provided on the site plan.
The remaining retail space in Lot 3, Ashley -Hankins
Subdivision should not be used as a restaurant, as this
will cause a deficiency in parking.
May 15, 1997
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6302
4. Screening and Buffers:
The building and interior landscaping meet with
Landscape Ordinance requirements.
The street buffer width meets the ordinance
requirement.
5. Public Works Comments:
1. Show existing drainage as constructed.
2. Chenal Parkway has a 1995 average daily traffic
count of 14,000.
6. Utility and Fire Department Comments:
L.R. Fire Dept. - Show which fire hydrants are city and
which are private. Contact L.R. Fire Department
for further details.
6A. CATA
This site is not on a Central Arkansas Transit
Authority bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the construction of an auto parts sales
business with limited motor vehicle parts installation
(tires, batteries, oil changes, etc.). The property is
zoned C-3.
The development consists of a 6,932 square foot
building and parking area. Existing interior drives
within Lot 3, Ashley -Hankins Addition will be used for
access.
There will be several overhead doors located on
the
east and west sides of the
building. The
proposed
hours of operation will be
as follows:
Monday through Friday
7:00 a.m.
- 8:00
p.m.
Saturday
7:00 a.m.
- 6:00
p.m.
Sunday
12:00 p.m.
- 5:00
p.m.
A total of 147 parking spaces is required for Lot 3,
Ashley -Hankins Addition (Fazoli's restaurant, a 25,000
square foot retail building, and the proposed
Firestone). One hundred and sixty-one (161) parking
spaces are provided on the site plan. The 25,000
2
May 15, 1997
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO • Z-6302
square foot retail building (which has not been built)
should not be used as a restaurant, as this will cause
a deficiency in parking. According to the Chenal
Parkway Overlay District Ordinance, any site lighting
must be directed to the parking areas and not reflected
to adjacent parcels.
Any signage placed on the site must comply with the
City's Chenal Parkway Overlay District Ordinance.
Ground mounted signs must be "monument" type signs,
with a maximum area of 100 square feet and a maximum
height of eight (8) feet.
With compliance with the conditions noted in the "Staff
Recommendation this proposed use should not have an
adverse impact 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 Buffers Comments
2. Compliance with the Public Works Comments
3. Compliance with the Fire Department Comment.
4. All signage and site lighting must comply with the
Chenal Parkway Overlay District Ordinance.
5. No outside storage of supplies, merchandise, etc.
6. All work on vehicles to be done within the
enclosed building.
7. No loading/unloading of trucks/vehicles in the
public right-of-way.
8. The future 25,000 square foot retail building
within Lot 3, Ashley -Hankins Addition should not
have a restaurant in it, as it would cause a
deficiency in parking.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Joe White was present, representing the application. Staff
gave a brief description of the proposed operation.
David Scherer, of Public Works, reviewed his comments with
the Committee.
Bob Brown, Site Plan Review Specialist, reviewed his
comments with the Committee.
Staff noted several conditions which should be placed on the
property. These are reflected in the "Staff
Recommendation The Committee determined that because the
3
May 15, 1997
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6302
site is located near a high traffic commercial intersection,
the overhead doors would not need to be kept closed during
vehicle maintenance.
Staff also noted that the future 25,000 square foot retail
building should not have a restaurant in it, as it would
cause a deficiency in parking.
The Committee accepted the presentation and forwarded the
issue to the full Commission for final action.
PLANNING COMMISSION ACTION: (MAY 15, 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 10 ayes, 0 nays and
1 absent.
May 15, 197
ITEM NO.: 19 FILE NO.: z-6298
This item has been withdrawn by the applicant prior to the legal
notice.
May 15, 1997
ITEM NO.: 20A & 20B FILE NO.: S -1136-A & S-1136
NAME: West/Wood Apartments - Site Plan Review (S -1136-A)
- Preliminary Plat (S-1136)
LOCATION: On the west side of Stagecoach Road and south of Otter
Creek Parkway
DEVELOPER•
ENGINEER:
Lindsey Multi -Family Group Tim Daters
3900 Front Street White-Daters and Associates
Fayetteville, AR 72201 401 South Victory Street
Little Rock, AR 72201
AREA: 32.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: N/A
ZONING: MF -18 PROPOSED USES: Multifamily Residential
PLANNING DISTRICT: #16 Otter Creek
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
• Deferral of improvements to Stagecoach Road
STAFF RECOMMENDATIONS:
DEFERRAL of this combined Site Plan Review and Preliminary Plat
application to the June 26, 1997 Planning Commission meeting.
The applicant will be meeting with the Otter Creek Neighborhood
Association on May 20, 1997 to get feedback on the proposed site
plan.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 24, 1997)
Joe White represented the developer and presented the project to
the Committee. Staff suggested a redesign of the proposed three
lot preliminary plat. Staff also asked the engineer questions
about the following areas:
• Landscape areas not adequate
• Number parking spaces by row
• Alter linear layout
• Size of lakes?
• Phase II time frame
• Recreation areas lighted for night play?
• Signage information required.
May 15, 1997
SUBDIVISION
ITEM NO.: 20A & 20B (Cont.) FILE NO.: S -1136-A & S-1136
• Surrounding zoning?
• Provide elevations on buildings.
• Building height?
• Roof pitch?
• RV storage?
• Access to park?
• Meet with parks to discuss access to proposed Otter
Creek Park.
The site plan review and preliminary plat were referred to the
May 15; 1997 Planning Commission meeting provided the project
questions could be resolved in a timely manner.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
These items were included on the Consent Deferral Agenda. Motion
to defer the items to June 26, 1997 Planning Commission Agenda.
Motion passed with 10 ayes, 0 nays and 1 absent.
2
May 15, 1997
ITEM NO.: 21 FILE NO.: Z -5698-C
NAME: 'Bowman/Hermitage Retail Center
LOCATION: At the southeast corner of S. Bowman Road and
Hermitage Road
DEVELOPER•
ENGINEER•
R.P. Partnership Joe White
650 S. Shackleford #320 White-Daters & Associates, Inc.
Little Rock, AR 72211 401 S. victory Street
Little Rock, AR 72201
374-1666
AREA: 5.94 acres NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: C-3 PROPOSED USES:
PLANNING DISTRICT: #11
CENSUS TRACT: 24.04
VARIANCES REQUESTED: None
BACKGROUND•
Commercial (Retail)
On January 30, 1996, the Planning Commission approved the "Baby
Super Store" on 3.93 acres of this property. The project was
approved as a site plan review but never built.
A. PROPOSAL•
The applicant proposes to develop a retail center with
freestanding buildings fronting Bowman Road of 3,500, 2,900
and 7,200 square feet. A large building in the rear of the
property will have components of 23,400 10,000 and 18,460
square feet. Overall 65,000 square feet will be developed
with a total of 260 parking spaces.
B. EXISTING CONDITIONS:
The site is vacant. A mini -storage is located to the east
and Home Quarters on the north. Wal-Mart and proposed Sam's
Club are across Bowman Road. The property to the south is
largely undeveloped with scattered residential.
May 15, 1997
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z -5698-C
C. NEIGHBORHOOD COMMENTS:
The Parkway Place and Birchwood Neighborhood Association
were notified about this project. Staff to date has
received no comments.
D. ENGINEERING COMMENTS:
PUBLIC WORKS•
1. This site requires the following:
a.A sketch Grading and Drainage Plan per Sec. 29-186(e).
b. A Grading Permit per Sec. 29-186(c) & (d).
c. Contact the ADPC&E for approval prior to start of work.
2. Stormwater detention ordinance applies to this property.
3. Show fill and cut sections with retaining walls planned.
4. Indicated improvements appear to conform to Ordinance
requirements and the Master Street Plan.
5. Provide dedication of right-of-way as required by Master
Street Plan.
6. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Move northeast drive 25 feet from property line.
West drive has "T" intersection less than 75 feet from
Bowman in violation of City Ordinance.
7. Indicate the following:
a. Direction of flow for water courses leaving the
property.
b. Proposed ditch sections.
8. Bowman Road has a 1995 average daily traffic count of
8,200, Hermitage Road has a 1995 average daily traffic
count of 3,400.
E. UTILITIES•
Wastewater: Sewer available.
AP&L: Easements required.
Arkla: OK
Southwestern Bell: Easements required.
Water: 12 inch main in Bowman Road may need relocation.
Any required relocation would be at developer expense.
L. R. Fire Department needs to assess on-site fire
protection requirements. A pro rata front footage
charge of $12/front foot may apply on Bowman Road
frontage.
Fire Department: Show fire hydrants.
CATA• No response
i
May 15, 1997
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO • Z -5698-C
F. ISSUES/TECHNICAL/DESIGN:
Landscape:
Areas set aside for buffers meet the ordinance requirements
when averaged out. However, portions of the proposed
buffers along Bowman Road and to south drop below the full
requirements of 22 feet and 30 feet respectively. Because
of the slope along the southern perimeter, it may be
necessary to maintain a minimum width of 30 feet. Cross
sections showing how this sloped area is to be treated
should be presented. A total of 60% of this buffer should
remain in its natural state.
The Landscape Ordinance requires that a minimum of six
percent of the interior of the vehicular use area be
landscaped. This proposal appears to be approximately 2,000
square feet short of this requirement.
The property to the south must be screened with a six foot
high opaque wood fence with its face side directed outward
or dense evergreen plantings.
An average three foot wide building landscape strip between
the public parking areas and buildings are required. Some
flexibility with this requirement is allowed.
If this property is to have separate lot lease lines, an
average six foot wide landscape strip will be required
either side of the lease lines associated with vehicular use
areas. Dedicated access easements are excluded from this
requirement. The City Beautiful Commission recommends
saving as_many existing trees as feasible. Saving trees of
six inch caliper or larger can significantly reduce the
number of new trees that will be required. Dumpsters must
be enclosed on three sides with an eight foot high opaque
wall or wood fence.
Issues:
• Provide signage and lighting plans.
• No drive-thru provisions allowed without Planning
Commission approval as revised site plan review.
• Inclusion of one or more food service uses will result in
additional required parking.
• Redesign Bowman Drive to eliminate auto stacking and
internal north -south circulation conflicts.
Planning Division: N/A
3
May 15, 1997
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z -5698-C
G. ANALYSIS•
The proposal conforms to the C-3 zoning district use
requirements. The land plan exhibit conforms to the Site
Plan Review criteria outlined in Section 31-13,
Subdivision/multiple building site plan review in the
Subdivision and Zoning Ordinance.
H. STAFF RECOMMENDATIONS:
APPROVAL of the site plan review subject to conditions
listed in paragraphs D, E and F of this staff report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Joe White presented the project to the Committee. Planning staff
expressed concern about viability of future landscaping on
southern boundary in respect to finished grade. Public Works and
Planning Staff asked the developer to redesign the Bowman Road
access to prevent blockage of the internal north -south lane by
traffic waiting to enter Bowman Road.
The Committee forwarded the item to the May 15, 1997 Planning
Commission meeting.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Larry Jones presented staff report with a modification to
condition #4 of the Public Works requirements. Commissioner
Daniel made a statement concerning the future exterior road
improvements. Joe White attempted to answer these concerns.
There was no further comment from commissioners on the public.
Motion to approve the site plan review subject to conditions in
staff report with a revision to Public Works' requirements as
noted. Motion passed with 10 ayes, 0 nays and 1 absent.
4
I
May 15, 1997
ITEM NO.: 22A & 22B FILE NO.: S -1135-A & S-1135
NAME: Hinson Road Apartments - Site Plan Review (S -1135-A)
- Preliminary Plat (S-1135)
LOCATION: On the west side of Hinson Road, south of Pebble
Beach Drive
DEVELOPER: ENGINEER:
MLP Investments Joe White
11780 Manchester Road White-Daters and Associates
Des Peres, MO 63131 401 South Victory Street
Little Rock, AR 72201
AREA: 40.0 acres NUMBER OF LOTS:
ZONING: MF -6 PROPOSED USES:
PLANNING DISTRICT: #19 Chenal
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
2 FT. NEW STREET: 1,180
Multifamily Residential
BACKGROUND•
This application is for a site plan review and two lot
preliminary plat on 40 undeveloped acres.
A. PROPOSAL•
The developer seeks approval to construct 234 multifamily
residential units in one phase. The breakdown of the
project unit count is as follows:
• 234 units in 10 three-story buildings
• 162 two bedrooms
• 72 three bedrooms
• 519 total parking spaces
• 412 open spaces
• 23 handicap
• 84 garages (14 buildings)
• clubhouse and pool
May 15, 1997
SUBDIVISION
ITEM NO.: 22A & 22B (Cont.) FILE NO.: 5-1135-A & S-1135
B. EXISTING CONDITIONS:
The site is vacant.
C. NEIGHBORHOOD COMMENTS:
The Marlow Manor and Hillsborough Neighborhood Association
are the two closest to this site. They were both notified
of the public hearing. To date they have not responded.
Planning Staff has received 26 phone calls in response to
the developer required noticing. All comments have been
negative. A summary of comments include objection to any
type of apartment development, three story units, and
location of proposal new collector street.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS: (S -1135-A Site Plan Review)
1.A grading permit and development permit for special flood
hazard area are required prior to construction. 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. Stormwater detention ordinance applies to this property.
3. See comments from S-1135.
4. Cul-de-sacs are recommended to be 40 feet diameter
pavement as required for residential streets.
5. An internal sidewalk plan should be shown connecting
units to sidewalk construction on collector and Hinson
Road.
6. This project will generate 2,340 trips per day.
7. Hinson Road has a 1995 average daily traffic count of
14,000.
PUBLIC WORKS CONDITIONS: (S-1135 Preliminary Plat)
1.A grading permit and development permit for special flood
hazard area are required prior to construction. 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. Show turn out deceleration lanes that currently exist on
Hinson Road.
Reconstruct curb where existing turn -out is not to be
utilized.
3.Stormwater detention ordinance applies to this property.
4.A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial with
additional 12 feet of right-of-way behind the curb where
2
May 15, 1997
SUBDIVISION
ITEM NO.: 22A & 22B (Cont.) FILE NO.: S -1135-A & S-1135
right -turn lane will be constructed for new collector
street.
5. Add left turn lane into Hinson Road for proposed
collector. The Master Street Plan calls for Hinson )toad
to be a 5 lane arterial, however, full widening is not
recommended only that required for left and right turn
lanes.
6. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Provide in -lieu for sidewalk construction on
frontage as approved by the Department of Public Works.
7. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
8. Show the following:
a. Street cross sections of proposed collector street &
Hinson Road at 100, stations.
b. Street profiles showing existing and proposed
centerlines.
c. Direction of flow for water courses leaving the
property.
d. Drainage area size and runoff coefficient of
watercourses entering the tract.
e. Proposed ditch sections.
f. Description of existing surface features including soil
type and vegetation.
g. Prepare letter for street lights as required by Sec.
31-403.
h. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
i. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
9. HEC Study, CORP, and FEMA approvals required for the
bridge at Taylor Loop Creek. Dedicate easement for
floodway. Provide for maintenance of open tracts.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: (Site Plan Review) - Capacity contribution
analysis required.
(Preliminary Plat) - Sewer available, not
adversely affected.
AP&L: No response.
Arkla: OK
Southwestern Bell: Easements required.
Water:On site fire protection will be required. On site
facilities will be private. A public water main
adjacent to the proposed collector may be required.
Backflow prevention will be required on fire and
domestic services.
Fire Department: Require 50 foot radius and show fire
hydrant.
3
May 15, 1997
SUBDIVISION
ITEM NO.: 22A & 22B (Cont.) FILE NO.: S -1135-A & S-1135
F. ISSUES/TECHNICAL/DESIGN:
Landscape:
Areas set aside for buffers and landscaping meet and exceed
ordinance requirements.
Areas not screened from adjacent single-family properties by
existing natural vegetation will be required to have
additional screening. This can be with dense evergreen
plantings or an opaque wood fence with its face directed
outward.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
Issues:
• Place vicinity map on Site Plan Review exhibit.
• Provide signage and lighting plan.
Planning Division: N/A
G. ANALYSIS•
The site plan review and preliminary plat conform to the
appropriate sections of the Subdivision and Zoning
Ordinance. No variances, waivers, or deferrals are
requested by the developer. The existing MF -6 has
predetermined the type of residential uses and density
appropriate for this site.
H. STAFF RECOMMENDATIONS:
APPROVAL of the request as submitted and subject to
conditions listed in paragraphs D, E and F of this staff
report. Approval is based on revised exhibits dated April
30, 1997 by Planning Staff. Separate action is required by
the Planning Commission for the Site Plan Review (S -1135-A)
and Preliminary Plat (S-1135) requests.
SUBDIVISION COMMITTEE COMMENT:
Joe White represented the development.
and information on architectural style.
Bob Brown to leave all buffer areas as
Planning Staff requested a lighting and
4
(APRIL 24, 1997)
Staff request elevations
There was a request by
"natural open space".
signage plan.
May 15, 1997
SUBDIVISION
ITEM NO.: 22A & 22B (Cont.) FILE NO.: S -1135-A & S-1135
The items was referred to the Planning Commission meeting on
May 15, 1997 for consideration.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Larry .Tones explained that the applicant had requested a
withdrawal of the site plan review and preliminary plat at 1:40
p.m. Thursday afternoon. He stated that the Commission would
have to suspend their By-laws to accept this request. There was
no public hearing.
Motion to suspend By-laws. Motion passed with 10 ayes, 0 nays
and 1 absent. Motion to accept the applicant's request to
withdraw the site plan review and preliminary plat. Motion
passed with 10 ayes, 0 nays and 1 absent.
5
May 15, 1997
ITEM NO.: 23 FILE NO.: Z-6285
Name•
Location:
Givens Day Care Family Home
Special Use Permit
6714 Lancaster Road
Owner/Applicant: Annette Givens
Proposal: A special use permit is
requested to allow the
occupant of 6714 Lancaster
Road to operate a day care
family home. The property is
zoned R-2.
STAFF ANALYSIS
The occupant of 6714 Lancaster Road is requesting a special
use permit to allow her to operate a day care family home at
that address. She is currently licensed by the Arkansas
Department of Human Services for 10 children. The hours of
operation are 6:00 a.m. to 5:30 p.m., Monday through Friday.
The business is currently in operation and the applicant was
recently notified that a special use permit is required.
The general purpose of Section 36-54 states: "Special use
permits provide a method of control over certain types of
land uses which, while not requiring the full review process
of the conditional use permits, do require some review
procedure which allows for determination of their
appropriateness within the neighborhood for which they are
proposed and for public comment." These uses include bed
and breakfast hotels, family care facilities and day care
family homes.
The site and location criteria established by the Zoning
Ordinance for day care family homes are as follow:
a. This use may be located only in a single-family home,
occupied by the care giver.
b. Must be operated within licensing procedures
established by the State of Arkansas.
C. The use is limited to ten (10) children including the
care givers.
d. The minimum to qualify for special use permit is six
(6) children from households other than the care
givers.
May 15, 1997
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-6285
e. This use must obtain a special use permit in all
districts where day care centers are not allowed by
right.
6714 Lancaster Road is located on the northern fringe of a
single family residential neighborhood. All properties
immediately surrounding the site are zoned R-2 and occupied
by single family residences. One block north of the site,
along 65th Street, the properties are intensely developed
with uses ranging from large multifamily developments to
various commercial and industrial uses. A church and a
public school are located on the east side of Lancaster
Road, south of this site.
The site contains a one-story frame residential structure
with a fenced rear yard. There is a circular, gravel
driveway located in front of the house which provides
adequate drop-off/pickup space.
The primary use of the property will remain single family
residential. No signage will be permitted beyond that which
is allowed in single family zones. The applicant already
has her state license and has been in business with no
adverse impact on the neighborhood.
STAFF RECOMMENDATION
Staff recommends approval of the special use permit to allow
a day care family home subject to compliance with the site
and location criteria established in Section 36-54(e)(3).
PLANNING COMMISSION ACTION:
(MAY 15, 1997)
The applicant was not present. There were no objectors
present. Staff presented the item and informed the
Commission that the applicant was not able to be present due
to illness. The Commission determined that it was
appropriate to discuss the issue, since there were no
outstanding concerns.
The item was placed on the Consent Agenda and approved, as
recommended by staff, by a vote of 10 ayes, 0 noes and
1 absent.
2
May 15,1997
ITEM NO.: 24 FILE NO.: Z-6292
Name•
Hightower Day Care Family Home
Special Use Permit
Location: 9905 Labette Drive
Owner/Applicant: Patricia A. Hightower
Proposal: A special use permit is
requested to allow the
occupant of 9905 Labette Drive
to operate a day care family
home. The property is zoned
R-2.
STAFF ANALYSIS
The occupant of 9905 Labette Drive is requesting a special
use permit to allow her to operate a day care family home at
that address. She is currently licensed by the Arkansas
Department of Human Services for 10 children. The hours of
operation are 7:00 a.m. to 5:30 p.m., Monday through Friday.
The business has been in operation for 6 months and the
applicant was recently notified that a special use permit is
required.
The general purpose of Section 36-54 states: "Special use
permits provide a method of control over certain types of
land uses which, while not requiring the full review process
of the conditional use permits, do require some review
procedure which allows for determination of their
appropriateness within the neighborhood for which they are
proposed and for public comment." These uses include bed
and breakfast hotels, family care facilities and day care
family homes.
The site and location criteria established by the Zoning
Ordinance for day care family homes are as follow:
a. This use may be located only in a single-family home,
occupied by the care giver.
b. Must be operated within licensing procedures
established by the State of Arkansas.
C. The use is limited to ten (10) children including the
care givers.
d. The minimum to qualify for special use permit is six
(6) children from households other than the care
givers.
May 15, 1997
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6292
e. This use must obtain a special use permit in all
districts where day care centers are not allowed by
right.
9905 Labette Drive is located on the western fringe of the
Twin Lakes Neighborhood. All surrounding properties are
zoned R-2 and are occupied by single family residences. The
site contains a one-story, brick residential structure which
is typical of homes in the neighborhood. The rear yard is
enclosed by a privacy fence and provides adequate play area.
The home has a single -car carport and a driveway with room
for two additional cars.
The principle use of the property will remain single family
residential. No signage beyond that permitted in single
family zones will be allowed. The applicant already has her
state license and has been in business for 6 months with no
apparent impact on the neighborhood.
STAFF RECOMMENDATION
Staff recommends approval of the special use permit to allow
a day care family home subject to compliance with the site
and location criteria established in Section 36-54(e)(3).
PLANNING COMMISSION ACTION: (MAY 15, 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, as
recommended by staff, by a vote of 10 ayes, 0 noes and
1 absent.
2
May 15,1997
ITEM NO.: 25 FILE NO.: Z-6294
Name•
Location:
Cooksey Day Care Family Home
Special Use Permit
2515 Montreal Drive
Owner/Applicant: Lucille Cooksey
Proposal: A special use permit is
requested to allow the
occupant of 2515 Montreal
Drive to operate a day care
family home. The property is
zoned R-2.
STAFF ANALYSIS
The occupant of 2515 Montreal Drive is requesting a special
use permit to allow her to operate a day care family home at
that address. She is currently licensed by the Arkansas
Department of Human Services for 10 children. The hours of
operation are 6:00 a.m. to 6:00 p.m., Monday through Friday.
The business has been in operation for 6 years and the
applicant was only recently notified that a special use
permit is required.
The general purpose of Section 36-54 states: "Special use
permits provide a method of control over certain types of
land uses which, while not requiring the full review process
of the conditional use permits, do require some review
procedure which allows for determination of their
appropriateness within the neighborhood for which they are
proposed and for public comment." These uses include bed
and breakfast hotels, family care facilities and day care
family homes.
The site and location criteria established by the Zoning
Ordinance for day care family homes are as follow:
a. This use may be located only in a single-family home,
occupied by the care giver.
b. Must be operated within licensing procedures
established by the State of Arkansas.
C. The use is limited to ten (10) children including the
care givers.
d. The minimum to qualify for special use permit is six
(6) children from households other than the care
givers.
May 15, 1997
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-6294
e. This use must obtain a special use permit in all
districts where day care centers are not allowed by
right.
2515 Montreal Drive is located on the eastern fringe of a
single family residential neighborhood. All surrounding
properties are zoned R-2 and are occupied by single family
residences. An area of R-4 and MF -6 zoned duplexes and
multifamily dwellings is located one block north of the
site. Boyle Park is located one block to the east. The
site contains a brick and frame residential structure which
is typical of homes in the neighborhood. The rear yard does
not appear to be fenced however, it is bordered by heavy
vegetation. The site also contains a double -wide driveway
with room for four vehicles.
The principle use of the property will remain single family
residential. No signage will be allowed beyond that which
is permitted in single family zones. The applicant already
has her state license and has been in business for 6 years
with no apparent impact on the neighborhood.
STAFF RECOMMENDATION
Staff recommends approval of the special use permit to allow
a day care family home subject to compliance with the site
and location criteria established in Section 36-54(e)(3).
PLANNING COMMISSION ACTION: (MAY 15, 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,
as recommended by staff, by a vote of 10 ayes, 0 noes and
1 absent.
May 15, 1997
ITEM NO.: 26 FILE NO.: Z-6287
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
W. A. Jones, Inc.
W. A. Jones, Inc.
11701 Stagecoach Road
Rezone from R-2 to R-7
Expansion of adjacent mobile
home park
29.43± acres
Horse farm
SURROUNDING LAND USE AND ZONING
North - Undeveloped land, proposed park and floodplain,
zoned R-2; night club, zoned C-3; trucking
company and other industrial uses, zoned I-2
South - Little Rock Expo Center and parking lot, zoned
C-4
East - Undeveloped floodplain and 2 older single family
homes, zoned R-2
West - Large mobile home park, zoned R-7
PUBLIC WORKS COMMENTS
1.A grading permit and development permit for special flood
hazard area are required prior to construction. 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.
Dedicate easement for floodway.
2.A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial.
3. With Construction:
a. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any
planned construction.
b. widen frontage to Master Street Plan standards.
c.Stormwater detention ordinance applies to this
property.
d. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
e. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
f. Contact the AHTD for work within the State Highway
right-of-way.
May 15, 1997
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-6287
g. Building will require 25 feet set back from flooding
and minimum floor elevation for units and outside
ground mounted mechanical equipment.
4. Stagecoach Road has a 1995 average daily traffic count of
3,600.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a Central Arkansas Transit Bus
Route.
LAND USE ELEMENT
The site is located in the Otter Creek District. The Land
Use Plan recommends Mixed Commercial Industrial for the site
with the exception of that portion which is in the floodway.
The floodway area is designated park/open space. A plan
amendment has been proposed to change this area from MCI to
Mobile Home (MH). The proposed amendment was scheduled for
the Commission's May 1, 1997 agenda. Staff has recommended
approval of the amendment.
STAFF ANALYSIS
The request before the Commission is to rezone this 29.43±
acre tract from "R-2" Single Family to "MH" Mobile Home.
The site had previously been used as a horse farm and
contains one single family residence and the typical farm
related out buildings. The majority of the site is
undeveloped. A portion of the site lies in the floodway.
The property has been purchased by W. A. Jones, Inc. Jones
proposes to expand the adjacent mobile home park onto this
tract.
Staff believes the proposed R-7 zoning is compatible with
uses and zoning in the area. Mr. Jones' large, existing
mobile home park is adjacent to the west. The Little Rock
Expo Center and its paved parking lot are adjacent to the
south and I-30 is just beyond them. The property to the
east is undeveloped floodway as is much of the property
across Stagecoach Road to the north. A nightclub occupies a
small C-3 zoned tract to the north. The proposed Otter
Creek is to be located across Stagecoach to the north. The
large park and floodplain separate this site from any other
development to the north and east. Adjacent properties to
the west and south are developed as either commercial or
mobile home park.
2
May 15, 1997
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-6287
R-7 is a site plan review district. A site plan will have
to be submitted to and approved by the Commission prior to
development of the site.
STAFF RECOMMENDATION
Staff's recommendation assumes that the Commission approved the
proposed Land Use Plan Amendment at its May 1, 1997 meeting.
Staff recommends approval of the requested R-7 zoning. That
portion of the site which is in the floodway will be zoned Open
Space (OS).
PLANNING COMMISSION ACTION: (MAY 15, 1997)
The applicant was present. There were no objectors present.
Staff presented the application and a recommendation of
approval of the requested R-7 zoning, with the floodway to
be zoned OS.
The item was placed on the Consent Agenda and approved for
R-7 zoning, with the floodway to be zoned OS, by a vote of
10 ayes, 0 noes and 1 absent.
3
May 15, 1997
ITEM NO.: 27 FILE NO.: Z-6291
Owner: Mary Dycus
Applicant: Mary Dycus
Location: 1600 Perry Street
Request: Rezone from R-2 to R -7A and
Site Plan Review
Purpose: Place new, 16 foot by 80 foot
single -wide manufactured home
on lot
Size:
.17± acres, 50 foot by
150 foot lot
Existing Use: The lot is vacant with the
exception of a storage
.building which is partially on
this lot and partially on the
adjoining lot which is also
owned by the applicant.
SURROUNDING LAND USE AND ZONING
North - Undeveloped and heavily wooded; zoned R-2,
OS and O-3
South - Mobile home, site built home and vacant lots;
zoned R-2
East - Wooded lots and single family homes; zoned R-2
West - Older mobile home; zoned R-2
PUBLIC WORKS COMMENTS
No issues
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a Central Arkansas Transit Bus
Route. A special run route does extend down Aldersgate
Road, 1/2 block to the west.
May 15, 1997
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO • Z-6291
LAND USE ELEMENT
The site is located in the I-430 District. The Land Use
Plan recommends single family. R -7A is a single family use
district. The request conforms to the adopted Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this .17±
acre lot from "R-2" Single Family to "R -7A" Manufactured
Home District. The lot is currently vacant with the
exception of a storage building which is partially on this
lot and partially on the adjacent lot which is also owned by
the applicant. The applicant proposes to place a new, 16
foot by 80 foot, single -wide manufactured home on the lot.
The lot is located at the dead-end of Perry Street in a
sparsely developed residential neighborhood. Housing styles
vary greatly from older single wide mobiles home to site -
built brick and frame residences. Much of the property in
the area is undeveloped and heavily wooded.
R -7A is a single family residential district which complies
with the Land Use Plan designation of single family. This
district provides for ownership of structure and lot for
those homes approved by the department of housing and urban
development under title VI of Public Law 93-383, USC 5401 et
seq. All mobile homes must have the date plate attached to
the unit specifying, "This mobile home is designed to comply
with federal mobile home construction and safety standards
enforced at the time of manufacture.- This district
expressly provides for placement of a single manufactured
home on a lot or tract zoned for such usage. Staff believes
the R -7A request is reasonable and compatible with other
uses in the area.
R -7A is a site plan review district and the applicant is
required to submit a site plan for review at the time of the
rezoning request. The site plan submitted by the applicant
does comply with ordinance requirements regarding setbacks.
The manufactured home must conform to the minimum
construction standards of the federal mobile home
regulations of Title VI of Public Law 93-383, USC 5401.
Siting of the manufactured home must conform to the
following criteria as established by Section 36-262(d)(2):
a. A pitched roof of three (3) in twelve (12) or fourteen
(14) degrees or greater.
E
May 15, 1997
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: Z-6291
b. Removal of all transport features.
C. Permanent foundation.
d. Exterior wall finished in a manner compatible with the
neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent
structures.
g. Off-street parking per single-family dwelling
standards.
STAFF RECOMMENDATION
Staff recommends approval of the requested R -7A zoning. Staff
also recommends approval of the site plan subject to
conformance with the siting criteria established in Section
36-262(d)(2).
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The applicant was not present.
Staff presented the item and discussed placement of the
proposed manufactured home. There was no further discussion
and the Committee forwarded the item to the full Commission.
PLANNING COMMISSION ACTION:
(MAY 15, 1997)
The applicant was present. There were no objectors present.
Staff presented the rezoning and site plan review and
recommended approval of both, subject to conformance with
the siting criteria of Section 36-262(d)(2).
The rezoning and site plan review were placed on the Consent
Agenda and approved, as recommended by staff, by a vote of
10 ayes, 0 noes and 1 absent.
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May 15, 1997
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 7:20 p.m.
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