HomeMy WebLinkAboutpc_06 26 1997subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JUNE 26, 1997
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine in number.
II. Approval of the Minutes of the Previous Meeting
The Minutes of the last meeting (May 29, 1997) were
approved as submitted.
III. Members Present:
Members Absent:
Larry Lichty
Craig Berry
Sissi Brandon
Mizan Rahman
Doyle Daniel
Pam Adcock
Bill Putnam
Ronald woods
Herb Hawn
Suzanne McCarthy
Hugh Earnest
City Attorney: Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JUNE 26, 1997
I. DEFERRED ITEMS•
A. Alltel (Seven Acres Business Park Lot #4) -- Revised POD
(Z -5038-C)
B. Alltel (Roosevelt Road Site) -- Conditional Use Permit
(Z-6275)
C. Alltel (Gordon Road Site) -- Conditional Use Permit (Z-6276)
D. Mackey -- Conditional Use Permit (Z-6299)
E. Wynn Rezoning, Short -Form PD -0 (Z-6265)
F. Charleston Heights Replat (S -767-C)
G. New Hampton Inn -- Site Plan Review (Z-6300)
H. Westwood Apartments
a. Site Plan Review (S -1136-A)
b. Preliminary Plat (S-1136)
II. PRELIMINARY PLATS:
1. Trinity Subdivision, Preliminary Plat (S-1139)
2. Bristow Subdivision Replat (S -208-B)
3. New Hampton Inn, Preliminary Plat (S-1140)
4. Fairway Woods - Otter Creek Community, Preliminary Plat
(S -45-A-29)
5. Cypress Point Subdivision - The Ranch, Preliminary Plat
(S -285 -CC)
6. The Woods at Hinson, Preliminary Plat (S-1138)
III. SITE PLAN REVIEWS:
7. Lot #3 GCC Addition (Z-6324)
Agenda, Page 2
IV. CONDITIONAL USE PERMITS:
8. Southwestern Bell -- Conditional Use Permit (Z -1166-A)
9. Trinity Presbyterian Church -- Conditional Use Permit
(Z -5094-A)
10. Walnut valley Christian Academy -- Revised Conditional Use
Permit (Z -6079-A)
11. Bethel Primitive Baptist Church -- Conditional Use Permit
(Z -6114-A)
12. Brown -- Conditional Use Permit (Z-6312)
13. Black -- Conditional Use Permit (Z-6315)
14. Crum -- Conditional Use Permit (Z-6319)
15. Montgomery -- Conditional Use Permit (Z-6320)
V. PLANNED DEVELOPMENTS:
16. United Properties Lot #2 Rezoning -- Revised Short -Form PD -C
(Z -4653-E)
17. Arkansas Landscape Rezoning, Short -Form PCD (Z-6321)
18. Clean Tech Ventures Rezoning, Short -Form PID (Z-6317)
19. The Village at Rahling Road Rezoning, Long -Form PCD (Z-6323)
20. Blackmon Rezoning, Short -Form PRD (Z-6316)
21. Dairyland Shopping Center Rezoning, Long -Form PCD (Z-6318)
a. Rezoning to Long -Form PCD
b. Preliminary Plat
VI. OTHER MATTERS:
22. Highland Park Right -of -Way Abandonment (G-23-267)
23. Victory Street, Garland Street, Cove Street, Right -of -Way
Abandonment (G-23-268)
June 26, 1997
ITEM NO.: A FILE NO.: Z -5038-C
NAME: Alltel (Seven Acres Business Park Lot #4) -
Revised POD
LOCATION: #5 Seven Acres Drive
DEVELOPER: ENGINEER:
Alltel Mobile Dave Taylor
Communications, Inc. Alltel Mobile Communications
P. O. Box 2177 P.O. Box 2177
Little Rock, AR 72203 Little Rock, AR 72203
AREA: 1.48 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: POD ALLOWED USES: Auto painting and body
rebuilding shop; office;
office -showroom/
warehouse.
PROPOSED USE: A 150 foot tall cellular
communications tower and
a 12 foot by 28 foot
equipment building.
VARIANCES/WAIVERS REQUESTED:
A height variance is requested for the 150 foot tall
monopole. A maximum height of 75 feet is allowed by
ordinance.
BACKGROUND•
The Seven Acres Business Park POD was established by the
Board of Directors by Ordinance No. 16,319, passed on
December 15, 1992. On February 20, 1996, the Board of
Directors passed an amended POD (Ordinance No. 17,118) which
allowed for an auto painting and body rebuilding shop on Lot
4 of the Seven Acres Business Park development.
A. PROPOSAL/REQUEST:
The applicant, Alltel, seeks to revise the approved
plan to allow for the construction of a 150 foot tall
cellular communications monopole tower on Lot 4 of the
Seven Acres Business Park - POD site. The proposal
also includes a 12 foot by 28 foot equipment building.
June 26, X997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5038-C
B. EXISTING CONDITIONS:
Lot 4, Seven Acres Business Park contains the Golden
Collision Center building and associated parking area
and drives.
Vacant R-2 zoned property is located immediately south
and east of the proposed tower site. Lot 3, Seven
Acres Business Park is located immediately north and
Lots 1 and 2 are located to the west, across Seven
Acres Drive. There are single-family residences
located further to the west and south along Bella Rosa
Drive and Taylor Loop.
C. NEIGHBORHOOD COMMENTS:
There were no neighborhood associations to notify of
the public hearing. Staff has received no public
comment on this revised POD request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Grading and development permits are required for
special hazard area.
E. UTILITIES AND FIRE DEPARTMENT:
Not transmitted to utilities.
CATA: N/A
F. ISSUES/TECHNICAL/DESIGN:
Landscape: No Comments.
Issues:
• The tower will have a maximum height of 150 feet.
• The tower will allow for co -locations at the 130
foot level and below at 20 foot increments.
Planning Division: N/A
G. ANALYSIS•
The applicant is proposing to locate a 150 foot tall
cellular communications monopole tower at the southwest
corner of Lot 4, Seven Acres Business Park, along with
2
June 26, X997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z -5038-C
a 12 foot by 28 foot equipment building. The proposed
150 foot tall tower will require a height variance
(maximum height of 75 feet allowed by ordinance).
An eight foot opaque wood fence will be installed
around the perimeter of the tower and equipment
building. There are no parking issues associated with
this request. The monopole will not be lighted.
The applicant has stated that co -locations would be
possible on this monopole. These would be at the 130
foot level and below is 20 foot increments.
H. STAFF RECOMMENDATIONS:
Staff has no recommendation on this issue. Staff is
unsure as to the visual impact of the proposed tower on
the single-family residences to the west and south.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
Alissa Coffield and Carrick Inabnett were present,
representing the application. Larry Jones presented the
item to the Committee.
Several issues were discussed, including the proposed tower
height and co -location.
After a brief discussion, the item was forwarded to the full
Commission for consideration on June 26, 1997.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
Larry Jones, of the Staff, introduced the item and stated
that Mr. Lawson, the Planning Director, possibly would make
a statement at this point. Mr. Lawson responding to a
question from the applicant on Item A outlined a request as
to whether or not the Commission would entertain the idea
such as a straw pole or something to give the applicant a
feeling for where the application stands at today's meeting.
The response from the Commission being negative. The
Chairman then asked if there were objectors in the audience.
He stated that there were no cards presented in opposition.
The Chairman, Mr. Lichty, then asked if there were comments
from the Commission.
(On the tape it appears there were several conversations
held between commissioners and between the applicant and
none of which was legible on the tape. The conversations
3
June 26, _997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z -5038-C
did not directly bear upon the physical presentation of the
tower or the particular issue before the Commission.)
A question was then posed of the applicant as to whether or
not the tower proposed'co-location. The response was yes
the tower was constructed for as many as three. The
Chairman then recognized Mr. Jacob Metzger representing
himself as applicant for the proposal. He first asked the
Chairman if there would be proposals for deferral placed
before the Commission at this time. The response was no.
Mr. Metzger then proceeded to offer comments on the
application. He then proceeded to identify the location of
the tower as being at #5 Seven Acres Drive off Highway 10 in
west Little Rock. He stated that the proposed tower site is
approximately 200 yards south of Highway 10.
Mr. Metzger proceeded to identify the physical dimensions of
the site and of the tower height. He then offered a
reminder to the Commission that last fall Alltel had
presented to the Commission in this immediate geographic
area which was not received favorably. The Commission at
that time suggested that Alltel search for a better site in
a more commercial area of this part of the city. He
identified that on this site behind the Golden Collision
Center the ground elements will be screened by a six foot
opaque wooden fence being the same type of screening fence
that currently surrounds the collision center.
Mr. Metzger then proceeded to described the immediate area
of the proposed tower location. He stated that there was a
significant floodplain abutting the property immediately to
the south. The balance of the Seven Acres Business Park
abutted on the west, Cantrell Road to the north and two
large garden centers immediately to the east. He then
proceeded to outline uses in the area. He also commented on
the how Alltel had been cooperative with the neighbors with
staff and all interested parties in this site location. He
also pointed out that the notice to adjacent property owners
that was provided by Alltel produced no opposition. At this
time, there were no record objectors.
Chairman Lichty then asked again if there were those in the
audience who wanted to speak against this item. The
response was negative. Mr. Larry Jones, of the Staff,
stated that the staff had not offered a specific
recommendation in this instance in as much as we were not
provided with information relative to whether or not there
would be negative impact by the erection of this tower and
that the applicant had been asked to provide impact
information on this project.
4
June 26, _997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z -5038-C
Chairman Lichty pointed out that the Commission would be
getting to that issue. He then moved the hearing process to
the Commission's side of the hearing and open the floor for
discussion. He recognized Commissioner Adcock.
Commissioner Adcock proposed a question concerning the 75
foot height limitation that is in the ordinance. She
pointed out that all of the tower issues that had come
before the Commission were well in excess of that. She
directed her question in the issue to the City Attorney as
to why we are not doing something with the ordinance to
accommodate the discrepancy between the allowed heights and
the heights that are submitted for approval. Steven Giles,
of the City Attorney's Office, responded. He stated that
the staff and the City Attorney's Office have been working
to develop a draft of a ordinance guideline which will
attempt to deal with the subject matter. He stated that the
ordinance draft will provide some of the modern standards in
the ordinance and bring it up to date.
He further stated that the City Attorney's Office and staff
will be bringing this item for a public hearing. Jim Lawson
inserted a comment at this point having to do with the 75
foot height limitation stating that in the past and up to
current time even the height limit had served as a general
guideline for the erection of towers.
The Chairman recognized Commissioner Putnam. Commissioner
Putnam offered a statement concerning the issue of variances
as applied to the height of towers. He directed his
comments to the City Attorney. Mr. Giles responded by
saying that there was not a variance issue in those
circumstances where it was a planned unit development but
only in those instances where the property was appropriately
zoned but the height of the zoning district prohibited the
requested height.
With that question resolved, the Chairman then stated that
he had a question. The question being "what about the
visual impact and what has the applicant done to offer a
response." Specifically as to whether there is something the
Commission can look at to get a feel for what is out there.
The applicant responded by saying that they did not have
specifics to respond to that. They have no photographs but
do have a response. The applicant offered some generalized
comments relative to the height of the tower and how it is
constructed and how the various elements or features are
mated.
The applicant again restated his position and the
conversation then moved off the sound system and is garbled
or indecipherable. The Chairman then asked if there were
5
June 26, _997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5038-C
further questions by the Commission. Absent a response he
indicated the Chair was open to a motion. Commissioner
Brandon offered a motion which stated "a motion that the
Commission accept the application as filed." The motion
passed by a vote of 9 ayes, 0 nays and 2 absent.
G
June 26, .997
ITEM NO.: B FILE NO.: Z-6275
LOCATION•
Alltel (Roosevelt Road Site) -
Conditional Use Permit
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 120 foot
tall cellular monopole tower
and a 12 foot by 28 foot
equipment building. The
property is zoned C -3/R-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.
June 26, X997
SUBDIVISION
ITEM NO.: B (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.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the west side of Booker Street,
approximately 100 feet north of Roosevelt Road.
2. Compatibility with Neighborhood:
The proposed site is located within the existing Bug
Man Pest Control site at the northwest corner of Booker
Street and Roosevelt Road. The entire Bug Man site is
zoned R-3, 0-3 and -C-3. The Pulaski County Municipal
Courts and'Jail Complex is located across Roosevelt
Road to the south. Commercial uses and zoning exist
along the north side of Roosevelt Road to the east and
west. Single family residences exist to the north.
Given the amount of mature trees in the area, the
proposed 120 foot tower should have very little
visibility from the residential properties to the north
(between the site and Asher Avenue). The proposed
tower should have no adverse impact on,the commercial
and industrial properties to the south.
2
June 26. _997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6275
3.
4.
S.
6.
7.
The Garland School Neighborhood Association was
notified of the public hearing.
On -Site Drives and Parking:
Access to the site will be gained by utilizing an
existing driveway from Booker Street.
Parking at the site will be provided for a service
technician who will occasionally visit the site for
maintenance purposes.
There are no other parking issues.
Screening and Buffers:
No Comments.
Public works Comments:
Dedicate right-of-way to 45 feet from centerline for
Roosevelt Road and 30 feet from centerline for Booker
Street with 20 foot radial dedication.
Utility and Fire Department Comments:
No Comments.
Staff Analysis:
The applicant, Alltel, is requesting a conditional use
permit to allow for the construction of a 120 foot tall
cellular communications monopole tower and a 12 foot by
28 foot equipment building on the C -3/R-3 zoned
property at the northwest corner of Booker Street and
Roosevelt Road.
The proposed tower site is located within the Bug Man
Pest Control property which encompasses the entire half
block along the west side of Booker Street, between
Roosevelt Road and West 27th Street. The proposed
tower site will be located within the maintenance yard
area of the pest control business along Booker Street.
The monopole tower is proposed to be 120 feet in
height. The monopole will be initially constructed to
a height of 100 foot to accommodate Alltel's antennas.
The monopole will be built to allow a future 20 foot
height extension for co -location of a second wireless
carrier at the 120 foot level. The monopole will also
3
June 26. _997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6275
allow for a co -location of a third wireless carrier at
the 80 foot level. The tower will not be lighted.
The applicant is requesting a height variance for the
120 foot tall monopole tower. The City's Zoning
Ordinance allows towers to be built to a height of 75
feet. Therefore, the variance is required.
The applicant is also requesting a setback variance for
the Booker Street side yard. The proposed site is
partially within C-3 zoning which requires a 25 foot
street side yard. The proposed equipment building will
be located approximately 9 feet from the side property
line and the proposed monopole will be located 23 feet
from the side property line. The proposed setback is
not out of character with other existing structures in
this general area.
This proposed site, being at one of the higher
elevations for this general area, should prove to be a
valuable future co -location site. Also, given the
amount of mature trees within the residential area
immediately north and the existing zoning and uses
surrounding the proposed site, the proposed monopole
should have no adverse impact on the general area.
8. Staff Recommendation:
Staff recommends approval of the conditional use
permit, subject to the following conditions:
1. Compliance with the Public Works Comment
2. The monopole will allow co -locations at the 80
foot and 120 foot levels.
3. Staff recommends approval of the height and
setback variances.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Alissa Coffield and Carrick Inabnett were present,
representing the application. Staff gave a brief
description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee and applicants.
Staff outlined the variances requested. Staff also
introduced the co -location issue. The applicants stated
that the monopole would be constructed to allow co -
locations.
4
June 26. .997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z-6275
After a brief discussion, the Committee accepted the
presentation and forwarded the conditional use permit to the
full Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 26, 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 7 ayes, 0 nays and
4 absent.
9
June 26. -997
ITEM NO.: C FILE NO.: Z-6276
NAME•
LOCATION•
OWNER/APPLICANT:
PROPOSAL:
STAFF RECOMMENDATION:
Alltel (Gordon Road Site) -
Conditional Use Permit
-West side of Gordon Road, just
north of Denny Road
Deltic Timber Corp./Alltel
by Carrick Inabnett
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.
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.
June 26, .997
SUBDIVISION
ITEM NO.: C (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.
STAFF UPDATE:
The applicant submitted a letter to staff (dated May 29,
1997) requesting that this item be withdrawn due to
unforeseen circumstances. The application will be re -filed
at a later date for an alternate site.
Staff recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The staff informed the Commission that the applicant had
requested that the item be withdrawn. Staff recommended
approval of the withdrawal request.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for withdrawal. A
motion to that effect was made. The motion was passed by a
vote of 7 ayes, 0 nays and 4 absent.
2
June 26, .997
ITEM NO.: D FILE NO.: Z-6299
LOCATION•
Mackey - Conditional Use
Permit
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 Parkin:
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.
June 26, -997
SUBDIVISION
ITEM NO.: D (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
June 26,.997
SUBDIVISION
ITEM NO.: D (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
June 26, ._997
SUBDIVISION
ITEM NO.: D (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.
STAFF UPDATE•
The applicant submitted a letter to -staff (dated June 3,
1997) requesting that this item be withdrawn. The applicant
noted that she is no longer in contract to purchase the
property.
Staff recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION:
(JUNE 26, 1997)
The staff informed the Commission that the applicant had
requested that the item be withdrawn. Staff recommended
approval of the withdrawal request.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for withdrawal. A
motion to that effect was made. The motion was passed by a
vote of 7 ayes, 0 nays and 4 absent.
4
June 26, 1_ /
ITEM NO.: E FILE NO.: Z-6265
NAME: Wynne Rezoning Short -Form PD -0
LOCATION: 2107 Maryland Street
DEVELOPER:
Victor Wynn
2107 Maryland Street
Little Rock, AR 72205
AREA: 5,500 sq. ft. NUMBER OF LOTS: 2
ZONING: Existing R-3 PROPOSED USES:
Proposed PD -O
PLANNING DISTRICT: Central City District
CENSUS TRACT: '10
VARIANCES/WAIVERS/REQUESTED: None
BACKGROUND:
FT. NEW STREET: 0
Real Estate Office
Mr. Victor Wynn applied a rezoning for property located at 2107
Maryland from R-3 to 0-1. A public hearing was heard on this
item by the Planning Commission on March 6, 1997. The Commission
voted to amend the application to a Planned Development and defer
the item to May 15, 1997. The motion was approved by a vote of
7 ayes, 2 noes and 2 absent. The applicant requested a deferral
to June 26, 1997 to acquire adjacent property for an off-street
parking lot.
A. PROPOSAL:
The applicant wishes to utilize an approximately 830 square
foot single story wood frame structure for a real estate
office. A handicap parking space will be provided next to
structure with access to Maryland. A parking lot will be
provided on an adjacent lot with access to Schiller Street.
B. EXISTING CONDITIONS:
The applicant is currently utilizing the small wood frame
house as a real estate office. Dorcus House is'located to
the northwest. Children's Hospital is two blocks to the
June 26, 1. 1
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO • Z-6265
east. There are several abandoned homes in the
neighborhood. There are also many vacant lots. Some of
these properties are owned by Children's Hospital.
C. NEIGHBORHOOD COMMENTS:
The Capitol Hill Neighborhood Association was notified of
this proposed rezoning. Staff has received no public
comments.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Consult Traffic Engineer to redesign proposal to
eliminate backing out into Schiller Street.
2. Where will the handicap accessible parking be provided?
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction.
4. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
5. Repair of curb and gutter and/or sidewalk damaged during
or prior to construction.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer available, not adversely affected.
AP&L: Approved.
Arkla: OK
Southwestern Bell: Approved.
Water: No objections.
Fire Department: Approved.
CATA: No transmitted.
F. ISSUES/TECHNICAL/DESIGN:
Landscape: No requirements.
Issues:
• Provide lighting and signage plan for building and
parking lot.
• Redesign the parking lot to meet Public Works and
Planning Department requirements.
Planning Division:
The land use plan shows Single Family for this site and the
surrounding blocks. This area has faced encroachment from
2
June 26, 1 7
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-6265
Arkansas Children's Hospital and other area institutions.
There is strong neighborhood support for preserving the
existing single family in the area, and the City of Little
Rock has invested itself in the effort to preserve the
single family character of the neighborhood. A PD -O is in
conflict with the Land Use Plan.
G. ANALYSIS•
The proposed rezoning to PD -O is in conflict with the Single
Family designation of the Land Use Plan. The use of this
site for Office would further erode the residential portion
of the neighborhood.
H. STAFF RECOMMENDATIONS:
DENIAL of the rezoning request. If the Planning Commission
approves the PD -O zoning, staff feels the Land Use Plan
designation should not be changed from Single Family. If
approved conditions in paragraphs D, E and F of this report
should be adopted.
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.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The staff presented the staff report. Victor Wynn explained that
he had provided off-street parking as previously requested by the
Commission. Commissioner Daniel asked Mr. Wynn to change the
proposed location of the handicap building access. Commissioner
Brandon asked if the existing landscaping would remain.
Mr. Wynn said it would. There was no other discussion.
Motion to approve the rezoning to PD -O while leaving the Land use
Plan as Single Family. Motion passed with 8 ayes, 0 nays, and
3 absent.
r
June 26, i 7
ITEM NO.: F FILE NO.: S -767-C
NAME: Charleston Heights Replat (5-767-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.
June 26, 1 7
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO • S -767-C
E. UTILITIES•
The utility requirements have been previously determined for
this plat.
F. ISSUES/TECHNICAL/DESIGN:
LandscaAe• 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.
PLANNING COMMISSION ACTION:
(JUNE 26, 1997)
This item was included in the Consent Deferral Agenda. Motion to
defer the item to August 7, 1997 Planning Commission meeting.
Motion passed with 7 ayes, 0 nays and 4 absent.
2
June 26, 1 7
ITEM NO.: G and 3 FILE NO.: Z -6300-E & S-1140
NAME: New Hampton Inn - Site Plan Review (Z-6300)
- Preliminary Plat (S-1140)
LOCATION: West side of Shackleford Road south of Ranis Road
DEVELOPER•
ENGINEER•
Roger Was 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/DEFERRALS REQUESTED:
• Variance to allow a lot size less than 5 acres in C-2 Shopping
Center District.
BACKGROUND•
This application is for a site plan review to construct a hotel
and a one lot preliminary plat. The site plan review was
scheduled for Planning Commission review on May 15, 1997. That
item was deferred when it was determined by staff that the
subject parcel had not been platted. A variance is also required
since the proposed lot size is less than 5 acres.
A. PROPOSAL•
The developer seeks approval to construct a four story motel
consisting of 86 units on a 1.85 acre parcel. A total of 91
parking spaces will be provided. Access will be from
Shackleford Road. A summary of requests in respect to this
project:
• Site Plan Review (hotel)
• Preliminary Plat (one lot)
• variance (minimum parcel size)
June 26, 1 7
SUBDIVISION
ITEM NO.: G and 3 (Cont.) FILE NO • Z -6300-E & S-1140
B. EXISTING CONDITIONS:
The site is wooded and vacant.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments on this project.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A Grading Permit per Section 29-186(c) & (d) is required
prior to construction.
2. Driveways shall conform to Section 31-210 or Ordinance
16,577 which limits this property frontage to one
driveway and the maximum width is required to be 40 feet.
The driveway shall be twenty-five feet minimum from the
property line, reference Section 30-43.
3. A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
6. Stormwater detention ordinance applies to this property.
7. Utility excavation within proposed rights-of-way shall be
per Article V of Section 30.
8. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
9. Shackleford Road has a 1995 average daily traffic count
of 12,000.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer main extension required with easements.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment.
Water: Pro rata front footage charge of $5/front foot
applies in addition to normal connection charges.
On site fire protection is required.
Fire Department: Show fire hydrants -(SPR). Are sprinklers
to be used?
F. ISSUES/TECHNICAL/DESIGN:
Issues•
• Show fire hydrants.
• Label preliminary plat.
2
June 26, 1 7
SUBDIVISION
ITEM NO.: G and 3 (Cont.) FILE NO • Z -6300-E & 5-1140•
• Show adjacent zoning.
• Provide a minimum of 95 off-street parking spaces per
Section 36-502(1)f.
Landscape: Contact Bob Brown.
Planning Division: N/A
G. ANALYSIS•
The site plan review and preliminary plat conform to the
appropriate sections of the Subdivision and Zoning Ordinance
with the exception of minimum parcel size. Staff supports
the variance request to allow less than a 5 acre parcel
within the C-2 Shopping Center District.
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 May 19,
1997 by Planning Staff. Separate actions are required by
the Planning Commission for the Site Plan Review -
Preliminary Plat - Minimum Lot Size Variance requests.
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.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
The preliminary plat was reviewed by the Subdivision Committee.
Frank Riggins presented the item. Planning Staff reminded the
applicant that a variance was needed to allow a lot less than 5
acres in C-2 zoning. The applicant was told to contact Bob Brown
in respect to landscaping review and comment.
3
June 26, 1 7
SUBDIVISION
ITEM NO.: G and 3 (Cont.) FILE NO • Z -6300-E & 5-1140
The item was forwarded to the Planning Commission meeting on
June 26, 1997 for consideration.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This item was included in the Consent Approval Agenda. Motion
to approve the site plan review and preliminary plat passed with
6 ayes, 1 nay and 4 absent.
4
June 26, i7
ITEM NO.: H FILE NO.: S -1136-A & S-1136
NAME: West/Wood Apartments - Site Plan Review (5-1136-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
BACKGROUND:
This application is for a site plan review and three lot
preliminary plat on 32 undeveloped acres.
A. PROPOSAL:
The developer seeks approval to construct multifamily
residential units in two phases. The breakdown of the
project unit count is as follows:
Phase I
Phase II
Total
Area of Site
13.4
11.3
24.7
Total No. of Buildings
14
12
26
Total No. of Units
168
144
312
1 - BR Units
56
50
106
2 - BR Units
112
94
206
No. of Parking Spaces
312
298
610
June 26, _ !7
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO • S -1136-A & S-1136
B. EXISTING CONDITIONS:
The site is wooded and vacant.
C. NEIGHBORHOOD COMMENTS:
The Otter Creek Homeowners Association held a meeting on May
20, 1997. Staff has received no communication on this
proposed project from the Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS: (S -1136-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 ordinances applies to this
property.
3. A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial.
4. Contact the AHTD for work within the.State Highway
right-of-way.
5. Provide the following:
a. Street cross sections of proposed Hwy. 5 widening
and new commercial streets 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.
6. Provide an internal pedestrian system that connects to
the sidewalks required on each side of proposed
boulevard.
7. This project will generate 2,280 trips per day from the
proposed apartments. If lots shown as future are not
E
June 26, j7
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO • 5-1136-A & S-1136
developed concurrently. Recommend a center turn lane
and right -turn -lane be required as a part of this
construction with future right -turn lane when full
arterial improvements are completed.
8. Stagecoach Road has a 1995 average daily traffic count
of 7,600.
9. Reduce radii on exit and entrance island noses.
10. Show stop sign at club house.
Public Works (S-1136 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. Stormwater detention ordinances applies to this
property.
3. A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial. Provide
widening on highway to Master Street Plan standards
including right -turn lane with additional 12 feet of
right-of-way.
4. Contact the AHTD for work within the State Highway
right-of-way.
5. Provide the following:
a. Street cross sections of proposed Hwy. 5 widening
and new commercial streets 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.
6. Provide an internal pedestrian system that connects to
the sidewalks required on each side of proposed
boulevard.
7. This project will generate 2,280 trips per day from the
proposed apartments. If lots shown as future are not
developed concurrently. Recommend a center turn lane
and right -turn -lane be required as a part of this
3
June 26, 1. -,7
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO • 5-1136-A & 5-1136
construction with future right -turn lane when full
arterial improvements are completed.
8. Stagecoach Road has a 1995 average daily traffic count
of 7,600.
9. Reduce radii on exit and entrance island noses.
10. Show stop sign at club house.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: (Site Plan Review) Capacity contribution
analysis required.
(Plat) Sewer main extensions required with
easements.
APDL: No response.
Arkla: No response.
Southwestern Bell: No response.
Water: water main extension and on site fire protection
will be required. On site facilities will be
private. A pro rata front footage charge of
$9.00/foot applies for connection on Stagecoach
Road.
Fire Department: Show fire hydrants.
County Planning: No response.
CATA• N/A
F. ISSUES/TECHNICAL/DESIGN:
Issues:
• Provide consecutive numbering of buildings.
• Show emergency access connect drives adjacent to Phase II
buildings 6 and 7.
• Recreation areas to be lighted for night play.
• Dimensions of entrance signs.
• Pedestrians access to public park?
• Remove notes on future parcels labeled as "tracts."
• widen existing pavement on Stagecoach Road to provide
left turn lane with Phase I construction.
Planning Division: Land Use Plan shows Multifamily.
Landscape:
Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out. However, portions
of the northern and southern buffers drop below the full 40
foot width requirement without transfers to other areas of
the site.
4
June 26, :L. 17
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO • 5-1136-A & S-1136
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
The dumpster enclosure must be eight feet in height on three
sides.
A six foot high opaque screen, either a wood fence with its
face side directed outward or dense evergreen plantings, are
required along the northern and southern perimeters adjacent
to single-family zones.
The City Beautiful Commission recommends saving as many
existing trees as feasible. The Zoning Ordinance requires
that 60% of the required buffer areas be left in its natural
state. Additional credit toward fulfilling the Landscape
Ordinance requirements can be given for saving existing tree
of six inch caliper or larger.
G. ANALYSIS•
The applicant has worked with staff to alter the linear
layout presented at filing. The MF -18 zoning district use
requirements. The site 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 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.
• Surrounding zoning?
• Provide elevations on buildings.
• Building height?
5
June 26, 1 ,7
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO • S -1136-A & S-1136
• 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 providedthe 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.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
These items were included in the Consent Approval Agenda. Motion
to approve the site plan review and preliminary plat passed with
7 ayes, 0 nays and 4 absent.
6
June 26, 1 7
ITEM NO.: 1 FILE NO.: S-1139
NAME: Trinity Subdivision, Preliminary Plat
LOCATION: Southwest corner of the intersection of Taylor Loop
and Hinson Road
DEVELOPER:
ENGINEER•
Trinity Presbyterian Church McGetrick Engineering
11225 Huron Lane
Little Rock, AR 72211
AREA: 12.40 acres NUMBER OF LOTS: 2 FT. NEW STREET: 560
ZONING• R-2
PLANNING DISTRICT: #19 Chenal
CENSUS TRACT: 42.06
VARIANCES/DEFERRAL REQUESTED: None
A. PROPOSAL:
To -subdivide 12.40 acres into two (2) lots. A companion
conditional use permit (Z -5094-A) has been filed to allow
for construction of a church (Trinity Presbyterian Church)
on Tract A. Tract B will be reserved for future single
family uses.
B. EXISTING CONDITIONS:
The site is heavily wooded with the exception of Alfolter
Road (chip seal paving) and Rahling Road, which has been
cleared.
C. NEIGHBORHOOD COMMENTS:
The Westchester Neighborhood Association was notified of the
public hearing (letter mailed June 4, 1997). As of writing,
staff has received no comments from the public on this
preliminary plat.
June 26, 1 ,7
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • 5-1139
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Applicant needs to -petition for changing the name from
Taylor Loop to Cantrell Road.
2. A grading permit and development permit for special flood
hazard area are required prior to construction.
3. Guarantee of Rahling Road construction required prior to
final platting property.
4. Stormwater detention ordinance applies to this property.
5. Hinson Road has a 1995 average daily traffic count of
3400. Taylor Loop Road has a 1995 average daily traffic
count of 4000.
6. Prepare letter for street lights as required by Sec. 31-
403.
7. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Revised driveway plan is acceptable.
8. Contact the ADPC&E for approval prior to start of work.
Contact the USACE-LRD for approval prior to start of
work.
E. UTILITIES•
Wastewater: Sewer available on site not adversely
affected.
AP&L: No Comments.
Arkla: No Comments.
Southwestern Bell: No Comments.
Water: An acreage charge of $150 per acre applies in
addition to the normal charges. A 12 -inch water main
extension will be required in Rawling Road. On site
fire protection will be required.
Fire Department: No Comment.
CATA: No Comments.
F. ISSUES/TECHNICAL/DESIGN:
Landscape: N/A
Issues• None
Plannina Division: N/A
G. ANALYSIS:
There are several design issues which will need to be
discussed with any future residential subdivision of Tract
B, including the treatment of Alfolter Road (private).
2
June 26, 1 ,7
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: 5-1139
The applicant addressed all staff concerns with the revised
preliminary plat, submitted to staff on June 11, 1997.
There are no other apparent outstanding issues.
H. STAFF RECOMMENDATIONS:
APPROVAL of the preliminary plat subject to conditions in
paragraphs D and E of this staff report.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Pat McGetrick, project engineer, was present and presented the
preliminary plat to the Committee.
Larry Jones, Subdivision Administrator, addressed the staff
concerns.
Mr. McGetrick stated that a revised plat would be submitted to
staff by June 11, 1997 addressing all staff concerns.
The preliminary plat was referred to the Planning Commission
meeting on June 26, 1997.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This item was heard in conjunction with the conditional use
permit. There was no discussion on the preliminary plat.
Motion to approve passed with 9 ayes, 0 nays and 2 absent.
3
June 26, 1 7
ITEM NO.: 2 FILE NO.: S -208-B
NAME: Bristow Subdivision Replat
DEVELOPER: ENGINEER:
Jane Bristow Pat McGetrick
14,600 Cooper Orbit Road McGetrick Engineering
Little Rock, AR 72211 11,225 Huron Lane
Little Rock, AR 72211
AREA: 6.99 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2
PLANNING DISTRICT: #19 Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/DEFERRAL REQUESTED:
• Waiver of street improvements for Cooper Orbit Road
A. PROPOSAL•
To subdivide 6.99 acres into two residential lots.
B. EXISTING CONDITIONS:
The area to be subdivided is vacant and wooded. There are
scattered single family homes along Cooper Orbit Road.
C. NEIGHBORHOOD COMMENTS:
This item was referred to the Spring Valley Manor Property
Owners Association. Staff has received no public comment on
this preliminary plat.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate right-of-way to 45 feet from centerline for
frontage of Lots 1, 2, A-1 and A-2 for this minor
arterial.
2. Construct % of street improvements for frontage of Lots
1, 2, A-1, and A-2 to minor arterial standards including
sidewalk.
3. Stormwater detention ordinance applies to this property.
June 26, 1 7
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • 5-208-B
4. Grading permit will be required on this new development,
if it disturbs more than one acre.
5. Prepare letter for street lights as required by Section
31-403.
6. Plans of all work in right-of-way be submitted for
approval prior to start'of work.
7. Cooper Orbit has a 1995 average daily traffic count of
990.
E. UTILITIES•
Wastewater: Outside service area affected.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment.
Water: Execution of a pre -annexation agreement and
approval of the City will be required prior to obtaining
water service. Pro rata front footage charges of
$15/foot and acreage charge of $300/acre apply in
addition to normal charges.
Fire Department: No response.
CATA• N/A
F. ISSUES/TECHNICAL/DESIGN:
Issues• None
Planning Division: N/A
Landscape: N/A
G. ANALYSIS•
This applicant was granted a previous 3 lot preliminary plat
on this site. A waiver of boundary and street improvements
was granted as part of that September 9, 1986 Planning
Commission action.
The applicant now seeks to replat.this property and create
additional residential lots. She has again requested a
waiver of street improvements on Cooper Orbit Road. Public
Works Department may wish to comment on this waiver request.
H. STAFF RECOMMENDATIONS:
APPROVAL of the replat subject'to conditions in paragraphs D
and E of this report. Planning Staff does not support the
request to waiver boundary and street improvements.
Granting of a waiver would be the second for this applicant.
4
E
June 26, 1, 7
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S -208-B
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Pat McGetrick presented the replat to the Committee. Planning
Staff requested the follow changes to the exhibit:
• Show footprints of all existing structures.
• Name of adjacent owners and zoning
• Developers' name and address on plat
• Topographic information on plat may be incorrect
• Addresses of existing house within plat.
The Subdivision Committee forwarded the item to the Planning
Commission meeting on June 26, 1997 for consideration.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The Chairman recognized Mr. Jones of the Staff and asked that he
present this item. Mr. Jones briefly identified the request as a
two lot replat out a 7+ acre parcel. He stated that the staff
supports the application and recommends the plat; however, the issue
here to be dealt with by the Commission is the request for waiver of
street improvements and dedication which is attached to this replat.
These improvements and dedication would be for Cooper Orbit Road
frontage.
Mr. Jones offered a brief history of the previous platting on this
property stating that there were originally some exceptions made
when this original holding was divided into two large parcels and
that the original Master Street Plan right-of-way and improvements
were for collector street at that time. In' the intervening years,
the Master Street Plan has been modified and the street is now a
minor arterial. He stated that he believed that the original
waivers or exceptions were made based upon the fact that there were
only two lots out of the original holding and there would possibly
not be additional subdivision of the property. However, the owner
is now before the Commission asking that the property be extended to
four lots. Mr. Jones closed his remarks by stating the staff
recommendations of'approval for the plat and denial of the waivers
as requested. He then pointed out to the Commission that Mr. Pat
McGetrick, engineer of record, on this project was in attendance at
today's meeting and could speak to these issues.
Mr. McGetrick came to the microphone and presented his client's
case. He begin by stating that the issue before the Commission
today as he understood it was reduced to a 7+ acre parcel being
divided into two lots and that two of the ownerships were already in
the hands of others and beyond the control of these applicants. He
indicated as did Mr. Jones that these several lots that were on the
original holding by the applicant have a.significant frontage along
3
June 26, 1-7
7
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO S -208-B
Cooper Orbit Road. Mr. McGetrick stated that the way the lots were
originally divided with one lot excised from the middle of the
ownership leaving a wrap around parcel. So that what they are doing
here is trying to clean that up and create one lot on each side of
the existing lot that has been sold which is Lot 2 of Bristow
Subdivision and recorded Lots A-1 and A-2 would be created out of
this larger tract. He pointed out that this plat is for single
family development.
The Chairman then asked if there were others present which wish to
speak for the application. There was a brief discussion with one
gentleman present that had not filled out a card. He was instructed
to do so. The gentleman identified and came forward and offered
some comments to do with access to the property the point at which
access would be taken and from what road. A response"was from
Cooper Orbit!
The owner then came forward and identified herself and proceeded to
tell the Commission the history related to having sold a portion of
this property to a gentleman that proposes to build a residence upon
it. The history is related to attempting to obtain water service.
She also stated that this person did not propose to buy the entire 7
acres but that he would purchase the larger portion and leaving
approximately two acres that her family would build a home on.
A lengthy discussion then followed involving both staff, Commission,
the applicant and Mr. McGetrick attempting to identify which parcels
were owned by what parties and which lots were proposed to be
platted at this time. Once the Commission, applicant and staff
became comfortable with exactly what had been proposed in this plat,
the Chairman then asked if there were comments from the
commissioners. There being none by others, Chairman Lichty asked if
Mr. Maxwell is the current owner of part of the proposed plat, and
the size.
The owner responded to Chairman Lichty's question by stating that
the lot that the gentleman is buying or has purchased for his home
site is a little over 5 acres. The balance would be her homesite and
to further clarify her answer. She stated that 5.2 acres has already
been sold. Mr. Jones stated that the sale of the lot in the
division is what caused this action. The sale was in violation of
the Subdivision Ordinance.
The Chairman then asked the gentleman that identified himself as Mr.
Maxwell to come forward and answer questions of the Commission. The
question posed to Mr. Maxwell was would their just be one residence
built upon the 5+ acres that he has apparently purchased. The
response was yes there would be one. Mr. Maxwell identified the
property that he is purchasing as being somewhat hilly and that the
house that he proposes to build would be right on top of that land
mass. Again, a lengthy discussion followed involving all of the
4
June 26, 1_7
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO S -208-B
parties present. The Chairman at this point recognized Commissioner
Rahman.
Commissioner Rahman stated that he would like to hear the comments
of David Scherer, of the Public works Department. Mr. Scherer then
came forward and offered a history of the property as he understood
it explaining the Public works Department's position relative to a
tradeoff. The tradeoff being that if the applicant would.gain the
additional right-of-way across both the lots she ,currently owns and
the parcel she has sold, dedicate that to the city, the Public works
Department would support a conditional waiver of the street
improvements required for the arterial street on all of the lots.
This recommendation with the understanding that, two of the parcels
fronting the road this owner no longer controls or has an ownership
relationship.
At this point, a discussion was had concerning a proportional
relationship between the city's assessment of improvements and
right-of-way on a project and the kind of improvements or value that
would be assessed against. There was no specific resolution of that
issue. One point of clarification offered by Mr. Scherer is that
what the City is offering, is swapping the street improvement
requirements for obtaining the full right-of-way for the arterial
street. A lengthy discussion involving whether or not the two
outlot owners had been involved properly, whether they had been
instructed to what was proposed and what the City's requirements
were. It produced a response from the owner saying that she was not
sure that these owners understood the issue but that some contact
had been made.
The point made by the owner was that it was not her responsibility
to go to these owners and ask that they involve themselves in
dedicating right-of-way to extract her from the circumstances in
which she is involved. At the end of this lengthy discussion,
someone suggested perhaps a deferral might be in order. A specific
time for deferral was then discussed. The deferral discussion also
entered the area of discussing the appropriate value for in -lieu and
how you would assess such against this property. Mr. Jones, of the
Staff, suggested that attempting to work this out with the various
problems presented indicates that a deferral was perhaps in order
and that staff, with all of the various parties, attempt to work
something out and then bring that back to the Commission for final
decision.
The Chairman then directed a comment to the applicant that the
Commission could at this time proceed to vote on this issue in a
state of flux or that a deferral could be accomplished. A brief
discussion then proceeded to determine how the issue would be
handled by staff in the approach to outlots that had been sold. The
appropriate materials and the persons to discuss the issue and much
specifically that someone from the City should be involved in that.
Jim Lawson, the Planning Director, indicated that staff would happy
5
June 26, 1 ,7
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • 5-208-B
to participate in any discussions. A motion was then made to defer
(to August 7th) this item and follow-up on the previous discussion.
The motion passed by a vote of 9 ayes, 0 nays and 2 absent.
6
June 26, 1. 1
ITEM NO.: 3 FILE NO.: S-1140
Items "3" and "G" were handled as one staff report under
Item "G".
June 26, 1_ �7
ITEM NO.: 4 FILE NO.: S -45-A-29
NAME: Fairway Woods - Otter Creek Community Preliminary Plat
LOCATION: South of Baseline Road and west of Wimbledon Loop
DEVELOPER•
ENGINEER•
Otter Creek Land Company Pat McGetrick
#2 Otter Creek Court McGetrick Engineering
Little Rock, AR 72209 11225 Huron Lane
Little Rock, AR 72211
AREA: 52.67 acres NUMBER OF LOTS: 130 FT. NEW STREET: 5,600 LF
PLANNING DISTRICT: #16 Otter Creek
CENSUS TRACT: 42.08
VARIANCES/DEFERRAL/WAIVER RE UEST:
• Sidewalk locations to conform with Otter Creek overall trails
concept.
A. PROPOSAL•
To subdivide 52.67 acres into 1.30 single family residential
lots. This is an extension to the Otter Creek Community.
B. EXISTING CONDITIONS:
The site is wooded and vacant.
C. NEIGHBORHOOD COMMENTS:
This preliminary plat was transmitted to the Otter Creek
Homeowners Association. Staff has received no public
comment.
D. ENGINEERING COMMENTS:,
PUBLIC WORKS CONDITIONS:
1. A grading permit and development permit for special flood
hazard area are required prior to construction.
2. Show sidewalk on Legends Drive.
3. Stormwater detention ordinance applies to this property.
4. Dedicate right-of-way to 55 feet from centerline for
Baseline and construct 1/2 street improvements to 33 feet
June 26, 1_j7
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • 5-45-A-29
E.
F.
from centerline including sidewalk (phase 1, principal
arterial construction).
5. Baseline Road has a 1995 average daily traffic count of
3600, development with contribute 1290 trips per day tc
Legends, Wimbledon Loop traffic.
6. Exclude lots 887,888,889 and that portion of Legends
Drive from plat until floodway study and map revisions
have been completed.
7. Staff will support a 31 foot street in a 50 foot right-
of-way for Legends Drive as long as 5 feet utility
easements are platted adjacent to right-of-way.
Reconstruct and rename Forest Hill Cove.
8. Prepare letter for street lights as required by Section
31-403.
UTILITIES•
Wastewater: Sewer main extension with easements.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Hell: 15 foot easement at rear of property
Water: water main extension required.
Fire Department: Provide 50 foot radius. Show new fire
hydrants per code.
CATA• N/A
ISSUES/TECHNICAL/DESIGN:
Issues• N/A
• Show dimensions for corner lots #888 and 889.
Planning Division: N/A
Landscape: N/A
G. ANALYSIS•
The applicant seeks to develop 130 additional residential
lots. There are some Master Street Plan issues that are not
resolved and may require revisions of the preliminary plat
as submitted.
H. STAFF RECOMMENDATIONS:
NO RECOMMENDATION on the preliminary plat. The Master
Street Plan issues in respect to Wimbledon Loop should be
resolved first. This issue was scheduled to be heard by the
Planning Commission on June 12, 1997.
V,
June 26, 1 7
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • 5-45-A-29
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Pat McGetrick and Tommy Hodges presented the project. Planning
Staff requested the following revisions to the preliminary plat.
• Show dimensions on all lot lines.
• Phasing?
• Length of cul-de-sacs.
• Emergency access to western portion of plat?
• Resolve Master Street Plan issues in respect to Wimbledon
Loop.
The item was forwarded to the Planning Commission meeting on
June 26, 1997 for consideration.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This preliminary plat was included in the Consent Approval
Agenda. Motion to approve passed with 7 ayes, 0 nays and
4 absent.
3
June 2 6, 1 7
ITEM NO.: 5 FILE NO.: 5 -285 -CC
NAME: Cypress Point Subdivision - The Ranch Preliminary Plat
LOCATION: North and east of Ranch Blvd.
DEVELOPER•
ENGINEER•
Ranch Properties, Inc. Joe White
900 South Shackleford White-Daters and Associates
Little Rock, AR 401 South Victory Street
Little Rock, AR 72201
AREA: 12.42 acres NUMBER OF LOTS: 34 FT. NEW STREET: 1,200 LF
ZONING• R-2
PLANNING DISTRICT: #1 River Mountain
CENSUS 'TRACT: 42.05
VARIANCES/DEFERRAL WAIVER:
• Open ditch section on Ranch Blvd.
A. PROPOSAL•
To subdivide 12.42 acres into 34 single family residential
lots. A large lake is also planned.
B. EXISTING CONDITIONS:
The site is vacant pasture land.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments on this preliminary
plat.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lots 233 and 234 of Cypress Pt. Addition are platted as
Lots 4 and 5 of Ranch Addition.
2. A grading permit and development permit for special flood
hazard area are required prior to construction. Minimum
floor elevations will be required on lots with floodplain
on lot limits.
June 2 6, 1 7
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S -285 -CC
3. Construct Ranch Boulevard to collector standards with
curb and gutter and sidewalk. Radii and tangent distance
appear to be less than required by the Master Street
Plan. Show street profiles showing existing and proposed
centerlines.
4. Provide Preliminary Plan for Buckland Road extension and
temporary turn -a -round at end.
5. Stormwater detention ordinance applies to this property.
6. Prepare letter for street lights as required by Sec. 31-
403.
7. Utility excavation within proposed rights-of-way shall be
per Article V of Section 30.
8. Contact the USACE-LRD for approval prior to start of
work. Contact the ADPC&E for approval prior to start of
work.
9. Addition will add 340 trips per day to Ranch Boulevard
traffic.
E. UTILITIES•
Wastewater: Sewer main extension required with easements.
Protection or relocation of existing sewer mains will
be required due to construction of lakes.
APDL: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment.
Water: Water main extensions required.
Fire Department: Provide 50 foot radius. Place new
hydrants per code.
CATA• N/A
F. ISSUES/TECHNICAL/DESIGN:
Issues•
• Who will maintain lake? What uses are proposed in
respect to the lake? will individual parcels have boat
docks?
Planning Division: N/A
Landscape: N/A
G. ANALYSIS•
The major questions concerning the plat have been answered.
However, staff needs clarification of the lake element of
the project. Planning Staff is taking no position on the
variance request to allow open ditch section on Ranch Blvd.
2
June 26, 1_ 7
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO • S -285 -CC
H. STAFF RECOMMENDATIONS:
APPROVAL of the preliminary plat based on conditions in
paragraphs D and E of this report.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Joe White presented the project to the Committee. Planning Staff
requested the following information:
• Dimension all lots
• Show phasing lines.
• Provide more information on proposed lake.
• Existing sewer line will run through proposed lake.
The group discussed the developers request to use an open ditch
section on Ranch Blvd. The item was referred to the Planning
Commission meeting on June 26, 1997 for determination.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This preliminary plat was included in the Consent Approval
agenda. Motion to approve passed with 7 ayes, 0 nays, and
4 absent.
3
June 26, 1_ 7
ITEM NO.• 6 FILE NO.• 5-1138
NAME: The Woods at Hinson
LOCATION: Located east of Pebble Beach Estates, south of Pebble
Beach Park, and west of Hinson Road.
DEVELOPER: ENGINEER:
Master - Plan Communities White-Daters and Associates
8332 Windsor Valley Drive 401 Victory Street
No. Little Rock 72216 Little Rock, AR 72201
AREA: 40 acres NUMBER OF LOTS: 118 FT. NEW STREET: 5,700 LF
ZONING• R-2
PLANNING DISTRICT: #19 Chenal
CENSUS TRACT: 42.06
VARIANCES/WAIVERS/DEFERRALS REQUESTED:
• 15, building setbacks for lots indicated on preliminary plat.
• Minimum radius and tangent distances or reverse curve for
collector street.
• Pipe stem lots 51, 52, 57, 58, 59
• Traffic circle
• Pedestrian walkway system of asphalt trials in lieu of
sidewalks
A. PROPOSAL•
To subdivide 40 acres into 118 single family residential
lots.
B. EXISTING CONDITIONS:
The site is wooded and vacant.
C. NEIGHBORHOOD COMMENTS:
Staff has received no adverse comments on this proposed
preliminary plat.
June 26, L.,97
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • S-1138
D. ENGINEERING COMMENTS:
PUBLIC WORKS:
1. Street names Highwoods Pass and Woodland Trail are
conflicting names and cannot be used.
2. If, 31 foot collector is approved, parking will be
restricted to one side of street. Street will be striped
with off -set centerline and parking and bike lane if
approved.
3. Show sidewalk on Valley Park as required by Master Street
Plan.
4. 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.
5. Provide striping and signage plans for the development,
for Traffic Engineering approval. Show street profiles
showing existing and proposed centerlines.
6. Prepare letter for street lights as required by Section
31-403.
7. Traffic calming circle intersection shall be as approved
by the Traffic Engineer. (Preliminary design is
unacceptable) Franchise required for island landscaping,
etc.
8. Stormwater detention ordinance applies to this property.
9. Show: direction of flow for water courses leaving the
property. Drainage area size and runoff coefficient of
water courses entering the tract. Proposed ditch
sections.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer main extension required with easements.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment.
Water: Water main extension required. Acreage charge of
$300 per acre will apply to a portion of this
property that will be served from the West Markham
Pressure System.
Fire Department: No -Response.
LATA: N/A
F. ISSUES/TECHNICAL/DESIGN:
Issues:
• Conform to standard lot dimensions or
Minimum lot width in R-2 is 60 feet.
Minimum lot depth in R-2 is 100 feet.
2
ask for variance.
June 26, 1.,7
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • 5-1138
• Eighteen proposed lots (1, 31, 36-40, 44-47, 75-77 and
80-83) are subject to Hillside Subdivision regulations
Section 31-367 to 376.
• Redesign proposed pipestem lots 51, 52, 57, 58 and 59.
Minimum pipestem street frontage should be 30 feet.
• Open space tracts to be maintained by Property Owners
Association.
• Maintain 25 foot front yard building setbacks on lots 1-
3. Proposed Sawgrass Drive is a primary access to the
west. All other lots on the Sawgrass Drive - Dorado
Beech Drive corridor are proposed with 25 foot front yard
setbacks.
• Front yard setback on proposed lot 31 to be minimum of 25
feet. All other lots on Shagbark Cove will have 25 foot
setbacks.
• Lots 72-77 setback to be 25 foot minimum in the front
yard. Lots along Dorado Beach Drive the primary east -
west corridor should meet minimum R-2 standards.
• Redesign lots 10, 11, 20, 71 to conform to Public Works
traffic circle design requirements.
• Remove cul-de-sac island at lots 44-47. This was added
after Subdivision Committee review.
• Add the following items to the preliminary plat exhibit:
• Boundary legal
• Pins at corners?
• Match right-of-way at northern tract boundary with
Valley Park Drive.
• Check internal angles or nonradial lots.
Planning Division: N/A
Landscape• N/A
G. ANALYSIS•
This item is not ready for Planning Commission review. The
proposal does not conform to the standards for development
of preliminary plats in the R-2 Single Family Zoning
District. The applicant seeks exceptions to ordinance
standards in respect to setbacks, sidewalks, pipestem lots,
traffic circle, and minimum street standards. Minimum R-2
lot depth and width requirements in some cases are not
addressed.
H. STAFF RECOMMENDATIONS:
DEFERRAL: The applicant should redesign this preliminary
plat to conform to staff comments and the Subdivision
3
June 26, 1,>7
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1138
Ordinance. This will reduce the number of variance request
in respect to this plat.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
At the Agenda meeting staff indicated that the applicant had
revised the plat to meet their concerns. The staff
recommendation was changed to APPROVAL.
This item was included in the Consent Approval agenda. Motion
to approval the preliminary plat passed with 7 ayes, 0 nays and
4 absent.
4
June 26, 1--,7
ITEM NO.: 7 FILE NO.: Z-6324
NAME: Lot #3 GCC Addition Site Plan Review
LOCATION: 12,900 Cantrell Road
DEVELOPER:
ENGINEER•
Richard Toll Joe White
10121 North Rodney Parham White-Daters and Associates
Suite 12A 401 South Victory Street
Little Rock, AR 72207 Little Rock, AR 72201
AREA: 2.9 acres NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: 0-2
PLANNING DISTRICT•
CENSUS TRACT: 42.05
PROPOSED USES: Office
#1 River Mountain
VARIANCES/WAIVERS/DEFERRAL RE VESTED: None
BACKGROUND:
This site is an out parcel in front of Grace Community Church at
12,900 Cantrell Road. Access will be taken from a common drive
shared with the church.
A. PROPOSAL:
The applicant proposes two office buildings in Phase I of
4,612 and 7,486 square feet. They are connected by a
breeze -way. Phase II includes a 9,480 square foot building
that faces west. Each phase will provide an adequate number
of parking spaces to stand alone.
B. EXISTING CONDITIONS:
The site is vacant and fronts on Cantrell Road (Highway 10).
Nationwide Insurance is too the west, Grace Community Church
north, Cantrell Road south, and Rock Mountain Cemetery east.
C. NEIGHBORHOOD COMMENTS:
Property owners within 200 feet of the site were notified as
required. Staff has received no adverse comments from the
public.
June 26, +97
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z-6324
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.
2. Sidewalk required on both frontages of lot_.
3. Stormwater detention ordinance applies to this property.
4. Hwy. 10 is a principal arterial on the Master Street
Plan, dedication of right-of-way to 55 feet from
centerline will be required.
5. Hwy. 10 has a 1995 average daily traffic count of 14,000.
6. Contact the AHTD for permit prior to construction within
the State Highway right-of-way.
E. UTILITIES•
Wastewater: Sewer available
AP&L: No Response.
Arkla: No Response.
Southwestern Bell: No Response.
Water: Pro rata front footage charge of $15/foot applies
in addition to normal charges.
Fire Department: Are buildings to be sprinkled?
County Planning:
CATA: Not transmitted.
F. ISSUES/TECHNICAL/DESIGN:
Issues:
• Buildings to conform to all 0-2 building standards.
• Permitted uses to comply with the 0-2 zoning.
• Highway 10 Overlay requirements for signage and lighting
• Staff has received no information on design or
elevations.,
Planning Division: N/A
Landscape:
Proposed areas set aside for landscaping and buffer meet
with the Highway #10 Overlay District requirements.
The Overlay District requires that a sprinkler system be
provided to water landscaped areas.
2
June 26, 1 ,7
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6324
The proposed interior landscaping islands within the parking
lot to be parallel with Cantrell Road should be increased in
area to help break up the large sea of pavement. A six foot
high opaque screen, either a wooden fence with its face
directed outward or dense evergreen plantings, is required
along the residential zoned properties to the north and
east.
If dumpsters are to be used, their locations should be shown
and also screened on three sides with an eight foot high
wall or wood fence. The City Beautiful Commission
recommends that as many trees be saved as feasible. Extra
credit can be given when existing trees of six inch caliper
or larger are preserved. Curb and gutter or another
approved protective border will be required to protect
landscaped areas from vehicular use.
G. ANALYSIS•
The proposal conforms to all 0-2 "Office and Institutional
District" standards. No variances, waivers, or deferrals
are requested.
H. STAFF RECOMMENDATIONS:
APPROVAL of the Site Plan Review as submitted subject to
conditions listed in paragraphs D, E and F of this staff
report.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Joe White represented the developer. Staff requested the
following project information from the proponents be included on
the file exhibit:
• Name, address of land owner and developer
• Building elevations and design
• Signage and lighting based on Highway 10 standards.
• Adjacent zoning and owners
• One Lot? Remove reference to Lot #3.
• Phasing line
• List of uses
• Consecutive number all parking spaces by phase.
• Dumpster locations?
3
June 26, 1-7
7
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z-6324
Staff indicated that the above list of materials be provided to
the Planning Department no later than 5:00 p.m. Wednesday,
June 11, 1997. Mr. Putnam concurred for the Subdivision
Committee.
The item was forwarded to the Planning Commission meeting of
June 26, 1997 for consideration.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This item was included as part of the Consent Approval Agenda.
Motion to approve the site plan review passed with 7 ayes, 0 nays
and 4 absent.
4
June 26. X997
ITEM NO.: 8 FILE NO.: Z -1166-A
NAME:
LOCATION•
OWNER/APPLICANT•
Southwestern Bell -
Conditional Use Permit
4724 Hillcrest Street
Pulaski Heights Christian
Church/Southwestern Bell
wireless by J. Fletcher Hanson,
III.
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a 75 foot
tall cellular communications
facility (built to resemble
a church steeple) on the
existing church site. The
property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The church site is located at the northeast corner of
Hillcrest Street and Spruce Street.
2. Compatibility with Neighborhood:
The existing church site is located in an area
primarily single-family residential in nature. There
is some multifamily and two-family zoning in this
general area.
The proposed cellular communications facility, which
will be built to resemble a traditional church steeple,
should have no adverse impact on the general area.
The Hillcrest Residents Neighborhood Association was
notified of the public hearing.
3. On -Site Drives and Parking:
Access to the tower site will be gained by utilizing a
driveway from the paved alley along the east side of
the property.
Parking will be provided for a service technician who
will occasionally visit the site for maintenance
purposes. There are no other parking issues.
June 26, X997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO • Z -1166-A
4. Screening and Buffers:
No Comments.
5. Public Works Comments:
Dedicate right-of-way for all boundary streets to
commercial street standard of 30 feet from centerline.
Dedicate right-of-way to 10 feet from centerline for
alley. 20 foot radial dedication required at
intersection.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicant, Southwestern Bell Wireless, is
requesting a conditional use permit to allow for the
construction of a cellular communications facility on
the existing Pulaski Heights Christian church site at
4724 Hillcrest Street (zoned R-2). The tower will be
constructed to resemble a traditional church steeple
(see attached elevations).
The proposed tower will be located at the rear -(north
side) of the existing church building. The tower will
be 75 feet in height. All building setbacks exceed
ordinance requirements. Therefore, no variances are
required.
Southwestern Bells antennas and equipment will be
located within the tower/steeple structure. The
structure will not be lighted. The tower/steeple
structure will not have bells, speakers (sound
systems), etc. located within it.
According to Southwestern Bell,.the structure will be
built to accommodate co -location of a second wireless
carrier.
According to letters from the Hillcrest Residents
Association Zoning Committee (submitted by Southwestern
Bell), "Southwestern Bell has incorporated all the
design and site recommendations requested by Hillcrest
Residents Association, and has honored every procedural
request." The letter dated May 13, 1997 advises that
the Hillcrest Residents Association Board of Directors
"have no problems" with the tower as planned.
F
June 26, 1997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO • Z -1166-A
The proposed cellular communications facility
represents an excellent example of a tower designed to
be aesthetically and architecturally compatible with an
environment. The proposed tower/steeple structure
should result in a minimal visual impact for those
residents in this general area.
S. Staff Recommendation:
Staff recommends approval of the conditional use
permit, subject to the following conditions:
1. Compliance with the Public Works Comments
2. The tower is to be a maximum height of 75 feet.
3. The tower will not be lighted.
4. The tower will not have bells, speakers (sound
system) etc. located within it.
5. The tower will allow the co -location of a second
wireless carrier.
SUBDIVISION COMMITTEE COMMENT: (JUM 5, 1997)
Fletcher Hanson was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee, relating to right -of --way dedication.
Staff noted the several requirements, as reflected in the
"Staff Recommendation.
After a brief discussion, the Committee accepted the
presentation and forwarded the conditional use permit to the
full Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 26, 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 7 ayes, 0 nays and 4 absent.
q
DATE: 5.7.97
TO: HRA Zoning Committee Members
FROM: Bo Montgomery, HRA Zoning Committee
RE: Your.Review/Approval for proposed.. church steeple/ cellular
telephone tower at Pulaski Heights Christian Church
Enclosed please find architect sketches for the front and rear elevations, and site
plan, for the proposed SW Bell cellular tower in back of Pulaski Heights CC.
This proposal was first submitted to the Zoning Sub -Committee in early April.
Since then, I have met with the SW Bell team and Rev. Arnold Nelson at the
church, discussed the first draft with Jim Vandenberg, and submitted our
recommendations back to SW Bell. The final drawings were returned to us last
week.
SW Bell has incorporated all the design and site recommendations requested by
HRA, and has honored every procedural request. Rev. Arnold Nelson is happy
with the final product and wishes to proceed.
After discussion with Paul Crawford, Karen Konarski-Hart, Jim McKenzie, and Jim
Vandenberg (sub -committee), rather than call a full committee meeting for one
item, we are mailing you the drawings and asking for your approval. The drawings
will be presented at the regular board meeting next Monday with a "do pass"
recommendation, unless some unanticipated firestorm of discontent arises.
If you have any negative comments with the proposed tower, please call me at
664.6097 or fax me at 664.6257. Ifs approve, don't do anything and we will
proceed with a minimum of effort.
c: Rev. Arnold Nelson, Fletcher Hanson (SW Bell)
,Z- 1166 -A
Bo Montgomery
FaxMemo 219.9703
DATE: 5.13.97
TO: Fletcher Hanson, SW Bell - -�
FROM: Bo Montgomery, HRA Zoning Committee
RE: Cellular Tower/Steeple Pulaski Heights CC
Fletcher, as per our telephone conversation this morning, I am writing to advise
you that the Hillcrest Residents Association board of directors on May 12, in the
regular monthly board meeting, discussed the cellular tower/steeple at PHCC and
agreed with the recommendations of the Zoning Sub -Committee contained in my
memo of May 7 copied to you.
It is my understanding that the board did not wish to express approval in a formal
motion, but that they "have no problems" with the tower as planned. This was
conveyed to me in telephone conversation from board member Stephen Recken
this monring.
HRA will distribute copies of the architect sketches with a memo to neighbors in the
immediate vicinity of the church to let them know that HRA has been notified of
the project and has no problems with it.
I tell you this last bit to alert you that it is possible that you might get negative
feedback from a neighbor who is not a member of, nor involved in, the processes of
HRA.
Thank you for incorporating the recommendations and honoring your
commitments to HRA. It has been a pleasure to work with you and Lowell.
-:774ew., /)o. ., S/
-14
911 North Jackson Little Rock, Arkansas 72205 501.664.6097 Fax 501.664.6257
June 26, 1997
ITEM NO.: 9 FILE NO.: Z -5094-A
NAME:
LOCATION•
OWNER/APPLICANT•
Trinity Presbyterian Church -
Conditional Use Permit
Taylor Loop Road at Hinson
Road
Trinity Presbyterian Church/
Pat McGetrick
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a church and
associated parking area on
property zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The proposed church site is located near the southwest
corner of Taylor Loop and Hinson Road.
2. Compatibility with Neighborhood:
The proposed church site is in an area primarily single
family residential in nature. The Hickory Creek PRD is
located immediately south of this site. There is
floodway located along the east property line. There
are several other churches located in this general
area.
With proper screening of this site from the residential
sites immediately south and north, the proposed church
should not have an adverse effect on the surrounding
properties.
The Westchester Neighborhood Association was notified
of the public hearing.
3. On -Site Drives and Parkina:
Access to the site will be gained by utilizing one of
two proposed drives from Rahling Road.
A total of 125 parking spaces is required (62 with
phase I and 63 with phase II). 160 parking spaces will
be provided (101 with phase I and 59 with phase II)
which exceeds ordinance requirements.
June 26, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z -5094-A
4. Screenina and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Curb and gutter or another approved border will be
required to protect landscaped areas from vehicular
use.
A six foot high opaque screen, either a wooden fence or
dense evergreen plantings are required to help screen
this site from the adjacent residential properties.
5. Public Works Comments:
1. Rawling Road is spelled Rahling Road. Applicant
needs to petition for changing the name from Taylor
Loop to Cantrell Road.
2. A grading permit and development permit for special
.flood hazard area are required prior to
construction.
3. Guarantee of Rahling Road construction required
prior to final platting property.
4. Stormwater detention ordinance applies to this
property.
5. Hinson Road has a 1995 average daily traffic count
of 3400. Taylor Loop Road has a 1995 average daily
traffic count of 4000.
6. Prepare letter for street lights as required by Sec.
31-403.
7. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Delete driveway to north, this location is
not in conformance with ordinance must be 100 feet
from intersection.
8. Contact the ADPC&E for approval prior to start of
work. Contact the USACE-LRD for approval prior to
start of work.
6. Utility and Fire Department Comments:
Fire Department - show fire hydrants and drive through
height. Will building be sprinkled? Contact L.R.
Fire Department for further details.
L. R. Water Works - An acreage charge of $150 per acre
applies in addition to the normal charges. A 12 -
inch water main extension will be required in
Rahling Road. On site fire protection will be
required.
2
June 26, X997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.• Z -5094-A
7. Staff Analysis:
The applicant, Trinity Presbyterian Church, is
requesting a conditional use permit to allow for the
construction of a new church facility on 8.58 acres
located near the southwest intersection of Taylor Loop
and Hinson Road. The property is zoned R-2.
Phase I construction consists of 14,200 square feet of
building space which will include a 250 seat.sanctuary
and educational space. There will be 101 parking
spaces constructed with phase I. There will be two
access points from Rahling Road (to be constructed).
Phase II construction will include an additional 15,000
square feet of building space and 59 additional parking
spaces. The sanctuary will be expanded to 500 seats.
The proposed number of parking spaces exceeds ordinance
requirements.
All construction will be one (1) story, less than 35
feet in height. The church will have steeple structure
which will be approximately 50 feet in height. All
building setbacks exceed minimum ordinance
requirements, therefore no variances are requested.
All site signage will comply with city ordinance. Any
site lighting will be low level and directed away from
adjacent parcels.
The applicant is also requesting to abandon a small
portion of the old Taylor Loop right-of-way which is
located along the north end of this property. With the
realignment of Taylor Loop, this portion of right-of-
way is no longer needed.
With proper screening of this site from the residential
property to the south and north, the proposed church
should have no 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 Screening and Huffer Comments
3. Compliance with the Utility and Fire Department
Comments
June 26, X997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z 5094 A
4. Staff recommends approval of the proposed right-
of-way abandonment for the portion of old Taylor
Loop right-of-way.
5. Any site lighting must be low-level and directed
away from the adjacent residential properties to
the south.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Pat McGetrick was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee.
Pat McGetrick stated that the site plan would be revised to
move the proposed driveway to 100 feet from the intersection
of Taylor Loop and Rahling Road.
Bob Brown, Site Plan Review Specialist, reviewed his
comments with the Committee. He stated that this site will
need to be screened from the adjacent residential
properties.
Staff noted the requested right-of-way abandonment.
After a brief discussion, the Committee accepted the
presentation and forwarded the conditional use permit to the
full Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
Staff presented the item with a recommendation of approval
as noted. Pat McGetrick was present, representing the
application. There was one person present with concerns.
Sandra Harrison, of the Hickory Creek Neighborhood,
addressed the Commission. She stated that she was in favor
of the church project, but had concerns about the buffer
area to the south (adjacent to Hickory Creek).
Guy Gardner, of Trinity Presbyterian Church, stated that the
church wanted to be a good neighbor. He stated that the
church would do everything possible to maintain as much of
the natural vegetation as possible within the 25 foot buffer
area.
Bob Brown, Site Plan Review Specialist, stated that the 25
foot buffer area along the south property line was required
0
June 26, X997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -5094-A
and at least 60 percent of the existing vegetation must
remain.
Pat McGetrick stated that a 25 foot access easement existed
along the south property line for the first two tracts of
land. He stated that the easement did not extend to the
Hickory Creek property and the buffer adjacent to the
Hickory Creek Neighborhood would be maintained.
A motion was made to approve the application as recommended
by staff with the understanding that the 25 foot buffer area
would be maintained adjacent to the Hickory Creek
Neighborhood. The motion passed by a vote of 9 ayes, 0 nays
and 2 absent.
5
June 26, X997
ITEM NO.: 10 FILE NO.: Z -6079-A
NAME: Walnut Valley Christian
Academy - Revised Conditional
Use Permit
LOCATION: 19,012 Highway 10
OWNER/APPLICANT: Walnut Valley Christian
Academy/The Wilcox Group by
Steve Rinzler
PROPOSAL: A revised conditional use
permit is requested to allow
for the phased construction of
a private school on this R-2
zoned, 30 acre site.
ORDINANCE DESIGN STANDARDS:
1. 'Site Location:
The proposed site is located on the north side of
Cantrell Road, approximately one mile east of Highway
300. This site is approximately 1/4 mile outside the
Little Rock city limits, but within the City's
extraterritorial zoning jurisdiction.
2. Compatibility with Neighborhood:
The adjacent property to the north, east and west is
zoned R-2. The property across Cantrell Road to the
south is also zoned R-2.
There is a single family residence located immediately
to the east and one to the west.
With proper screening of this site from the adjacent
residential zoned properties and compliance with the
Highway 10 'Overlay District Ordinance, this proposed
use should have no adverse effects 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 single
driveway from Highway 10.
June 26, X997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • Z -6079-A
A total of 286 parking spaces is required for the
proposed school. 500 parking spaces are provided on
the proposed site plan.
4. Screenina and Buffers:
Areas set aside for buffers and landscaping meet with
the Highway #10 Overlay District and Landscape
Ordinance requirements.
A six foot high opaque screen, either a wooden fence
with its face side directed outward or dense evergreen
plantings are required to help screen this site from
adjacent residential zoned properties to the north,
south, east and west.
A sprinkler system to water landscaped areas is a
requirement of the Highway #10 Overlay District.
Curb and gutter or another border to protect plants
from vehicular traffic will be necessary.
If dumpsters are to be used their location(s) should be
shown and they must be screened on three sides with an
eight foot high wall or wood fence.
The City Beautiful Commission recommends saving as many
existing trees on the site as feasible. Extra credit
toward fulfilling Landscape Ordinance requirements can
be given when saving trees of six inch caliper or
larger.
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. Construct deceleration lane (right -turn) with
future construction, widen to (phase 1) arterial
standards and construct sidewalk at right-of-way
line.
3. Provide striping and signage plans for the
development, for Traffic Engineering approval.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Stormwater detention ordinance applies to this
property.
6. A dedication of right-of-way will be required to 55
feet from centerline for this 5 lane (phase 1)
principal arterial.
2
June 26. 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6079-A
7. Hwy. 10 has a 1995 average daily traffic count of
9,100.
8. Show: Drainage area size and runoff coefficient of
water courses entering the tract. Direction of
flow for water courses leaving the property.
Proposed ditch sections.
9. Prepare letter for street lights as required by
Section 31-403.
10. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
11. Contact the AHTD for work within the State Highway
right-of-way.
6. Utility and Fire Department Comments:
L. R. Wastewater - Sewer main extension required with
easements.
Fire Department - Make fire lane 20 feet wide.
L. R. Water Works - A pro rata front foot charge of
$15/foot applies in addition to normal charges.
(666' X $15 - $9,990.00). Execution of a Pre -
Annexation Agreement and approval of City required
to obtain water service. On site fire protection
required at annexation.
Southwestern Bell - A 10 foot easement is requested
along the south (street side) property line.
6A. CATA: Bus turnout on Highway 10 in conjunction with
acceleration/decel lanes should be considered.
Contact Debbie Wheeler at 375-6717 for further
details.
7. Staff Analysis:
The applicant, Walnut Valley Christian Academy, is
requesting a revised conditional use permit to allow
for the phased construction of a private school on this
R-2 zoned,30 acre site. The proposed site is located
approximately 1/4 mile outside the Little Rock city
limits, but within the City's extraterritorial zoning
jurisdiction. The proposed site is within the Highway
10 Overlay District.
On December 12, 1995, the Planning Commission granted
Walnut Valley Christian Academy a conditional use
permit for the phased construction of a private school
on the 20 acre, R-2 zoned site. Since that date,
Walnut Valley Christian Academy has obtained an
additional 10 acres along the north end of the original
3
June 2 6 . 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6079-A
20 acres. The school is now submitting a revised
conditional use permit to add the additional 10 acres
and redesign the site plan.
The development of the school site is proposed to take
place in six (6) phases. Phase I (temporary phase)
will consist of a 11,400 square foot temporary
classrooms building, a 10,000 square foot temporary
assembly building, 108 parking spaces, access drive
from Highway 10 and the fire lane. The two temporary
buildings will be removed with completion of
construction of the permanent buildings (approximately
4 years). The first 150 feet of the access drive will
be paved with the remainder of the drive and parking
being chip -seal. The applicant is requesting a two (2)
year deferral in the paving of this area or until
issuance of a building permit for the first permanent
building. The fire lane will initially be gravel and
will also be paved with the issuance of an building
permit for the first permanent building.
Phase II will be construction of the football field to
be used as a practice field only. This phase will not
include lights, sound system, bleachers or track.
Phase III will consist of construction of the north
one-half of the gymnasium building, the west one-half
of the middle school/high school building, additional
parking and access drives and the deceleration lane
along Highway 10. All parking areas and driveways will
be paved including curb and gutter with the issuance of
a building permit for the gymnasium or middle
school/high school building during this phase. The
fire lane will also be paved at this time.
Phase IV will include construction of the remainder of
the middle school/high school building, the entire
elementary school building, playground area
(immediately west of the elementary school building)
and additional parking.
Phase V will consist of construction of the remainder
of the gymnasium building and an outdoor basketball
court. The two (2) temporary buildings will be removed
during phase V and that area converted to an additional
area of parking.
Phase VI will be the construction of the baseball field
and completion of the football field. Additions to the
football field will include lights, sound system,
bleachers and a track. The baseball field will also
have lighting, a sound system and bleachers.
4
June 26. ..997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6079-A
The lighting and sound system for the football and
baseball fields as well as the lighting for the parking
areas should be directed inward and away from the
adjacent residential parcels.
All proposed buildings will be two story construction
and exceed the setback requirements of the Highway 10
Overlay District Ordinance. The proposed number of
parking spaces also exceeds ordinance requirements.
Any signage must comply with the Highway 10 Overlay
District Ordinance.
As noted earlier, the applicant is requesting a two (2)
year deferral (or until issuance of a building permit
for the first permanent building) for the paving,
including curbs and gutters, of the parking area and
driveway for Phase I. Staff recommends that the first
150 feet of the driveway be a hard surface (paved) and
the remaining gravel areas having a primer or chip -
seal coat on them.
The applicant is also requesting a deferral of the
construction of a deceleration lane along the north
side of Highway 10 for a period of two (2) years or
until issuance of a building permit for the first
permanent building.
With proper screening of this site from the adjacent
residential properties and conformance to the Highway
10 Overlay District Ordinance, this proposed school
development should have no adverse impact on the
surrounding properties.
8. Staff Recommendation:
Staff recommends approval of the revised conditional
use permit subject to the following conditions:
1. Compliance with the City's Highway 10 Overlay
District Ordinance.
2. Compliance with the Screening and Huffer Comments
3. Compliance with the Public Works Comments
4. Compliance with the Utility, Fire Department and
CATA Comments
5. Staff recommends approval of the requested two (2)
year deferral or paving, curb and gutter for phase
I drives and parking subject to the first 150 feet
of the driveway being a hard surface and the
remaining gravel areas having a primer or chip -
seal coat on them.
5
June 26. 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6079-A
6. Staff recommends approval of the requested
deferral of construction of a deceleration lane
along the north side of Highway 10 for a period of
two (2) years or until issuance of a building
permit for the first permanent building.
7. The lighting of the football field, baseball field
and parking areas must be directed inward and away
from adjacent parcels.
8. The sound system for the football and baseball
fields must also be directed inward and away from
adjacent parcels.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Steve Itinzler, Emily Hartman and Joe White, Jr. were
present, representing the application. Staff gave a brief
description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee.
Bob Brown, Site Plan Review Specialist, reviewed his
comments with the Committee. He stated that the site would
comply with the Highway 10 Overlay District Ordinance and
proper screening would be required for adjacent residential
property.
The applicant noted that the two temporary buildings (phase
I) would be on the site for approximately four (4) years,
until completion of all permanent buildings.
Staff noted that the applicant is requesting a deferral of
paving, curb and gutter for phase I drives and parking.
David Scherer noted that the first 150 feet of the driveway
from Highway 10 needed to be a hard surface.
Staff stated that the gravel areas should have a primer or
sealer coat applied to them. This will help control the
spread of gravel and protect the gravel base for future
paving.
After a brief discussion the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
6
June 26, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6079-A
PLANNING COMMISSION ACTION: (JUNE 26, 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.
Staff informed the Commission that the applicant had made a
minor addition to the temporary phase (phase I). The
applicant will use the existing driveway (first 150 feet
paved) for two years or until the issuance of the building
permit for the first permanent building. At that time the
driveway will be relocated as shown on the Master Plan, and
the paving within the 25 foot buffer along the west
property line will be removed and proper landscaping
installed.
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 6 ayes, 1 nay and
4 absent.
7
T.F. L CHURC
S. Lance Quinn
0 F L I T T L E R 0 C K
Curtis C. Thomas
E\eCUUNC Pastor
J. Todd Murray
Worship Pastor
James Henrich TT
Children and Singlrtwx2, 1997
Department of Planning and Development
723 West Markham
Little Rock, AR 72201
To Whom It May Concern:
We have received notice of a public hearing on the proposed use of the property at
19012 Highway 10 (just past the Ranch on the north side) to be used by Walnut Valley
Christian Academy as a private school. The hearing is to be held on July 26, 1997.
We wish to inform you that we have no problem with this proposed usage and
believe that Walnut Valley Christian Academy will be a good neighbor.
Yours sincerely,
Curtis C. Thomas
Executive Pastor
cc: Steve Kinzler, The Wilcox Group
Boyd Chitwood, Administrator, Walnut Valley Christian Academy
/o
0 71 - 14
10618 BRECKENRIDGE DRIVE • LITTLE ROCK, ARKANSAS 72211 • PHONE: (501) 227-4980 • FAX: (501) 227-8998
June 26, _997
ITEM NO.: 11 FILE NO.: Z -6114-A
NAME:
LOCATION•
OWNER/APPLICANT•
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
Bethel Primitive Baptist
Church - Conditional Use
Permit
10,912 Chicot Road
Bethel Primitive -Baptist Church
A conditional use permit is
requested to allow for the
expansion of an existing
church building and parking
area. The property is zoned
R-2.
The existing church site is located on the west side of
Chicot Road, approximately 1/4 miles south of Mabelvale
Cut-off.
2. Compatibility with Neiahborhood:
This property is located in an area primarily zoned R-2
and comprised mainly of single family residential uses.
The properties to the north and west of this site
contain single family residences with one commercial
building immediately north on Depriest Road. Chicot
Elementary School is located immediately south of this
site. There is some vacant land east of this site
(across Chicot Road), with single family residences
further east. The proposed expansion of the church
building should be compatible with the neighborhood.
The Legion Hut Neighborhood Association was notified of
the public hearing.
3. On -Site Drives and Parking:
Access to the site will initially be gained by
utilizing the existing gravel driveway. A new access
drive will be located outside the floodway and
constructed within 24 months. The old driveway will be
phased out.
The church is nonconforming in its relationship to
parking, given the fact that the church was built over
June 26, _997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • Z -6114-A
25 years ago and has no off-street paved parking
spaces. There is a small gravel parking lot on the
south side of the church building.
The proposed increase in the church's seating capacity
from 40 to 160 will require 30 new paved parking
spaces. There is ample space within the proposed new
parking area to satisfy this requirement.
The applicant is requesting a 24 -month deferral in
paving the parking lot and the driveway.
4. Screening and Buffers:
Areas set aside for buffers meet and exceed ordinance
requirements.
Curb and gutter or another approved border are required
to protect landscaped areas from vehicular traffic and
gravel.
Screening of this site from adjacent residential
Properties to the north and west is a requirement.
This screening may be in the form of a six foot high
opaque wood fence with its face side directed outward
or dense evergreen plantings. Placement of the
screening may need adjustment in order to not obstruct
the floodway.
This site must comply -with minimum Landscape Ordinance
requirements.
5. Public Works Comments:
1. A grading permit and development permit for special
flood hazard area are required prior to
construction, dedicate easement for floodway.
2. Relocate driveway out of floodway with construction
of future parking.
3. This is a principal arterial on the Master Street
Plan, dedication of right-of-way for Chicot Road is
55 feet from centerline will be required prior to
permit.
4. Construct % street improvements or contribute in -
lieu fees for construction.
5. Stormwater detention ordinance applies to this
property.
6. Chicot Road has a 1995 average daily traffic count
of 6500.
7. Utility excavation within proposed rights-of-way
shall be per Article V of Sec. 30.
2
June 26, -997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -6114-A
8. Contact the USAGE -LRD for approval prior to start of
work.
6. Utility and Fire Devartment Comments:
Fire Department - show location of fire hydrants.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the construction of a new church sanctuary
and parking lot on this existing 4 acre church site at
10,912 Chicot Road, which is zoned R-2. The applicant
is also requesting a 24 -month deferral in the paving
requirements for the driveway and parking lot.
This conditional use permit was submitted for Planning
Commission review approximately one year ago. The
applicant had to withdraw the application in order to
work out floodway issues associated with this property.
The church has been working with Public Works and has
defined the floodway (as noted on the site plan) and
worked out the floodway issues.
The site currently contains a small church building
with a seating capacity of approximately 40 people.
The church has existed on this site for over twenty-
five years. The church building sits approximately 500
feet back from Chicot Road and has a small gravel
parking lot on its south side. There is also a small
out -building on the site which serves the church as a
kitchen and for social events. When construction is
complete, this out -building will be torn down and
removed.
The church will move the existing church building out
of the floodway. The church proposes to construct a
new 38 foot by 74 foot church sanctuary, with a seating
capacity of one hundred and sixty (160). The new
sanctuary will be built on the east side of, and
attached to', the existing building. The existing
building will become the kitchen and dining area for
the new church building.
The proposed increase in the church's seating capacity
(from 40 to 160) will require 30 new paved parking
spaces. The applicant is proposing a new parking lot
on the north side of the new sanctuary. The new
parking lot will accommodate approximately 48 vehicles.
The driveway will be relocated to the area out of the
floodway. .The church is requesting a 24 month deferral
in paving the new parking area and new driveway.
3
June 26, _997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • Z -6114-A
The applicant is also requesting a five (5) year
deferral in completion of half principal arterial
street improvements to Chicot Road. Public works Staff
has indicated that they can support this deferral
request with the exception of the sidewalk. An in -lieu
contribution will need to be made for the sidewalk, as
a public sidewalk construction project is planned for
this area. The applicant has also agreed to dedicate
the appropriate right-of-way (55 feet from centerline)
for Chicot Road.
All signage will comply with City ordinance
requirements. Any site lighting must be low level and
directed away from adjacent parcels.
With proper screening of the residential areas to the
north and west, the proposed church expansion should
not have an adverse impact on the surrounding
properties.
8. Staff Recommendation:
Staff recommends approval of this application subject
to the following conditions:
1. Compliance with the Screening and Buffer Comments
2. Compliance with the Public Works Comments
3. Compliance with the Fire Department Comments
4. Staff recommends approval of the 24 -month deferral
of paving requirements for the new parking lot and
driveway.
5. Staff recommends approval of the five (5) year
deferral for half street improvements to Chicot
Road, with the exception of the sidewalk.
6. Public Works recommends that an in -lieu
contribution be made for the sidewalk along Chicot
Road.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
Charles Holladay was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public works, reviewed his comments with
the Committee. He indicated Public Works support of the
requested deferral of street improvements.
Bob Brown, Site Plan Review Specialist, noted that the site
needs to comply with minimum landscape ordinance
requirements.
4
June 26, X997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -6114-A
Staff reviewed the deferrals requested for paving and street
improvements.
After a brief discussion, staff accepted the presentation
and forwarded the issue to the full Commission for final
action.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
Connie Watson, of Bethel Primitive Baptist Church, was
present, representing the application. Staff presented the
application with a recommendation of approval as noted.
There was one person present with concerns.
David Scherer, of Public Works, addressed the Commission.
He stated that the floodway issues associated with this
property had been resolved and Public Works was comfortable
with the application. He stated that the church would make
an in -lieu contribution for the public sidewalk project.
A. J. Skardia addressed the Commission with floodway
concerns. He stated three (3) conditions he would like to
see with the proposed development:
1. A 60 -inch culvert under the new driveway.
2. The existing drainage area made wider and deeper.
3. The new driveway not to interfere with the existing
drainage area.
David Scherer stated the following:
1. The culvert required by the City will accommodate the
water runoff in the area. He was unsure as to the size
of the culvert.
2. Work may be done in the floodway area to improve it as
approved by the Corps of Engineers. The church will
dedicate the floodway.
3. The new driveway will parallel the floodway area and
not interfere with it.
After a brief discussion, a motion was made to approve the
application as recommended by staff. The motion passed by a
vote of 9 ayes, 0 nays and 2 absent.
5
June 26, _997
ITEM NO.• 12 FILE NO.• Z-6312
NAME: Brown - Conditional Use Permit
LOCATION: 2100 Vancouver Drive
OWNER/APPLICANT: Harold and Brenda Brown
PROPOSAL: A conditional use permit is
requested to allow for the
continuation of a 16 -child day
care center within the
existing residence at 2100
Vancouver Drive, zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the west side of Vancouver
Drive, north of West 28th Street. This residential
area is located west of Boyle Park and east of Barrow
Road within the John Barrow Neighborhood Association.
2. Compatibility with Neighborhood:
This residence/day care center is located in an area
exclusively residential in nature. Uses and zoning in
this area range from single-family to multifamily (MF -
6).
The continuation of the existing day care center (which
has existed at this location for two years) should have
no adverse effects on the surrounding properties.
The John Barrow Neighborhood Association was notified
of the public hearing.
3. On -Site Drives and Parkin:
Access to the site is gained by utilizing an existing
residential driveway.
The City's Zoning Ordinance requires three (3) parking
spaces: one (1) for the single-family residence and
two (2) for the day care use. The applicant states
that four (4) vehicles can be parked on the existing
driveway. Although these parking spaces do not meet
the ordinance requirements (minimum size and
maneuvering area), parking has apparently not been a
June 26. 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6312
problem during the past two (2) years of day care
operation.
4. Screening and Buffers:
No Comments.
5. Public Works Comments:
Parking is not recommended on the public right-of-way.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicants are requesting a conditional use permit
to allow for the continuing operation of a day care
center for 16 children at 2100 Vancouver Drive, 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.
The Browns have operated the day care center at this
location for the past two (2) years. The Browns are
licensed to care for 16 children at this location and
have cared for 16 children for the past two (2) years.
The operating hours are 6:30 a.m. to 5:30 p.m., Monday
through Friday. One employee (the Brown's daughter)
will come from off site.
There is a playground area located in the rear yard of
the residence. The rear yard is.enclosed by a privacy
fence. The applicant is proposing a two (2) square
foot ground sign.
This use requires a total of three (3) parking spaces:
one (1) for the single-family residence and two (2) for
the day care center. The applicant states that four
(4) vehicles can be parked on the existing driveway.
Although the parking spaces do not meet ordinance
requirements (minimum size and maneuvering area),
parking apparently has not been a problem during the
past two (2) years of day care center operation.
2
June 26. X997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z-6312
Given the fact that the day care center has existed
within the residence for the past two (2) years, the
continuing use as a day care center should have no
adverse effects on the neighborhood. However, staff
does recommend that a staff -level review be conducted
after one (1) year to determine whether or not there
have been any problems with the day care center's.
operation (primarily parking and drop-off). If
problems are detected, the issue will come back to the
Planning Commission for further review.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Public Works Comments
2. There is to be no signage on the site. This will
help maintain the residential character of the
property.
3. Staff recommends a staff -level review after one
(1) year to determine if any problems exist on the
site.
4. There is to be a maximum enrollment of 16
children.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Brenda Brown was present, representing the application.
Staff gave a brief description of the proposal.
Staff noted that the applicant is licensed by the state to
care for 16 children and has been caring for 16 children at
this location for the past two (2) years.
Staff also noted the hours of operation and the parking
situation.
After a brief discussion, the Committee accepted the
presentation and forwarded the conditional use permit to the
full Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The staff informed the Commission that the applicant failed
to send proper notification to property owners within 200
feet of the site. Staff recommended deferral of the
application to the August 7, 1997 Subdivision Agenda.
3
June 26, -997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6312
The Chairman placed the item before
inclusion within the Consent Agenda
August 7, 1997 agenda. A motion to
The motion was passed by a vote of 7
4 absent.
4
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June 26,,-997
ITEM NO.: 13 FILE NO.: Z-6315
NAME:
LOCATION•
Black - Conditional Use Permit
5005 Stonewall Road
OWNER/APPLICANT: Anthony Black
PROPOSAL: A conditional use permit is
requested to allow for the
construction of an accessory
dwelling. The property is
zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the south side of Stonewall
Road, approximately one (1) block east of Van Buren
Street.
2. Compatibility with Neicrhborhood:
The site is located in an area primarily single-family
residential in nature. There is a mixture of
commercial and office uses to the southwest, along the
north side of Kavanaugh Blvd.
The proposed accessory dwelling/garage would not be out
of character with other structures in this general area
and should not have an adverse effect on the
neighborhood.
The Heights Neighborhood Association -was notified of
the public hearing.
3. On -Site Drives and Parkina:
Access to the site is gained by utilizing an existing
residential driveway from Stonewall Road.
Parking will be provided on the site to serve both
dwellings.
4. Screenina and Buffers:
No Comments.
June 26, _997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6315
5. Public Works Comments:
No issues.
6. Utility and Fire Department Comments:
L. R. Wastewater - Existing 6" sewer main located along
south property line. New construction must be 5'
away from existing sewer main. Contact Little Rock
Wastewater Utility for comments.
7. Staff Analysis:
The applicant is requesting a.conditional use permit to
allow for the construction of an accessory dwelling at
5005 Stonewall Road. The property is zoned R-2.
The proposed 26 foot by 40 foot accessory structure
will be constructed near the rear property line and
maintain a 5 foot rear yard setback and 5 foot setback
from each side property line. The accessory structure
will be one story in height.
Approximately 468 square feet of the accessory
structure will be used as an accessory dwelling (guest
quarters). The remaining 572 square feet will be used
as a garage and storage area. The applicant is
undecided as to whether separate utility meters will be
placed on the proposed accessory structure, and would
like to retain the option for installation of future
separate meters.
There is an existing accessory structure on the site
which will be removed prior to new construction. The
existing accessory structure has been used as a garage
and accessory dwelling in the past.
The property owner, Anthony Black, will reside in the
principal dwelling. The proposed accessory structure
will have a brick and stucco veneer which will match
the brick and stucco veneer of the principal dwelling.
The proposed accessory structure exceeds all setback
requirements for the R-2 district with the exception of
the maximum rear yard coverage requirement. The
proposed accessory structure will occupy approximately
64 percent of the required rear yard. According to the
City's Zoning Ordinance, a maximum of 30 percent of the
required rear yard can be occupied by accessory
structures. Therefore, the applicant is requesting a
variance from this requirement.
2
June 26, _997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z-6315
The proposed accessory dwelling/garage structure will
not be out of character with other similar structures
(in size or use) in this general area and should not
have an adverse effect on the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Little Rock Wastewater
Comments
2. The accessory dwelling will be a maximum of 468
square feet in area.
3. Staff recommends approval of the requested
variance for rear yard coverage.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
Anthony Black was present, representing the application.
Staff gave a brief description of the proposal.
There was a brief discussion regarding the Little Rock
Wastewater Comment and the variance for rear yard coverage.
Mr. Black stated that 5 foot setbacks would be maintained
along the rear and both side property lines. This will
satisfy the wastewater concern and help reduce the rear yard
coverage.
The Committee accepted the presentation and forwarded the
issue to the full Commission for final action.
PLANNING COMMISSION ACTION:
(JUNE 26, 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 7 ayes, 0 nays and
4 absent.
3
June 26, .997
ITEM NO.: 14 FILE NO.: Z-6319
NAME:
LOCATION•
Crum - Conditional Use Permit
#5 East Orchard Cove
OWNER/APPLICANT: Joe and Penny Crum
PROPOSAL: A conditional use permit is
requested to convert the
existing accessory building to
an accessory dwelling. The
Property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the end of East Orchard Cove,
which run$ north off of Old Orchard Drive. Old Orchard
'Drive runs east off of Sardis Road, approximately 600
feet north of Alexander Road.
2. Compatibility with Neighborhood:
The site is in an area which is zoned R-2, Single -
Family residential. There are existing single-family
residences to the south and west. Large vacant single-
family residential tracts are located to the north and
east.
Converting the existing accessory building to an
accessory dwelling should have no adverse impact on the
area.
There was no established neighborhood association to
notify of the public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing an existing
residential driveway from East Orchard.
Parking is provided on the site to serve both
dwellings.
4. Screening and Buffers:
No Comments.
June 26, 1997
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z-6319
5. Public Works Comments:
No issues.
6. Utility and Fire Department Comments:
L. R. Wastewater - Sewer available in East Orchard
Cove. Contact Little Rock Wastewater Utility for
details.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
convert an existing accessory building to an accessory
dwelling. The property is zoned R-2. The applicant
proposes to use the accessory dwelling as a guest house
or as a residence for an elderly parent, as the need
arises. No separate utilities are proposed.
The 420 square foot accessory building is located in
the rear yard of the residence at #5 East Orchard Cove.
The roof of the accessory building extends an
additional 11.5 feet toward the rear property to allow
for the storage of a boat. There are no walls on this
boat storage section.
The 14 foot by 30 foot proposed accessory dwelling is
built up to a 12 foot easement which runs along the
rear property line. The boat storage section extends
into the utility easement. The applicant needs to be
aware that if any of the public utility companies need
access to the easement to service existing lines or lay
new lines, the boat storage section of the building may
need to be removed at the applicant's expense.
All of the existing setbacks exceed ordinance
requirements with the exception of the rear yard
setback, which is .9 foot. Given the fact that the
setbacks are existing and nonconforming, no variance is
needed. The existing rear yard coverage of 36% is also
nonconforming and requires no variance.
The applicant will make no exterior additions to the
accessory building. Only interior remodeling will be
done, which will include addition of bathroom and
kitchen facilities.
The conversion of the accessory building to an
accessory dwelling should prove to be a very minimal
change in the property and should have no adverse
impact on the neighborhood.
K
June 26. 1997
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6319
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Little Rock Wastewater Comment
2. The accessory dwelling will not have separate
utilities, as offered by the applicant.
3. The proposed accessory dwelling will be a total of
420 square feet in area.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
The applicant was not present due to childcare scheduling
problems. Staff was made aware of this prior to the
meeting. Staff gave a brief description of the proposal.
There being no outstanding issues for discussion, the
Committee forwarded the conditional use permit to the full
Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 26, 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 7 ayes, 0 nays and
4 absent.
3
CUP -3-0C-5 I ''�V / l N 0. : I
NOTICE OF PUBLIC HEA
RING BEFORE
THE LITTLE ROCK PLANNING COMMISSION
ON AN APPLICATION FOR CONDITIONAL USE PERMIT
To all owners of lands lying within 200 feet of the boundary of property at:
Address: W ()AcA a/76� CO -4-e- i �
General Location: QZXP
Owned By:
Notice is hereby given that an application for a Conditional Use Permit on the above property has been
filed with the Department of Planning and Development, 723 West Markham, City of Little Rock,
Arkansas to allow use of the property as follows:
PRESENT USE: jr
PROPOSED USE:_ -aMZU-n.t,r,CU .tea r, it ,r+/ -b n i,1- An, 0AALAO.. fl—A
A public hearing on the application will be held in the Chamber of the Little Rock Board of Directors,
2nd Floor, City Hall on:�„i� ,0 V , 19 q1?, at y:60 P.M.
Meetings between the developer, the staff and the neighborhood re. idents can be arranged prior to the
public hearing if desired. The applicant/developer is f�
and can be contacted at the telephone number - 7 X47 _ 3�5 L�
All interested parties may appear and be heard at said time and place, or may notify the reviewing body
of their views by letter. Information about the application may be requested by contacting Department
of Planning and Development, 723 West Markham, Little Rock, Arkansas; 501 371-4790.
Due to a previous commitment, I will be unable to attend the
meeting scheduled for June 26, 1 •I wil a rave ing
out of state at that time. Please accept my statement as
vribb= be±vw. Thank You.
June 12, 1997
Being an interested party to the above mentioned application
for Conditional Use Permit at #5 E. Orchard Cove, let me.
make myself very clear on this subject; it is not the use
of the shop/workshop that concerns me, but rather, the
excessive traffic going to this address for church services.
Drive ways are blocked .... the street is full of parked
vehicles and if an,emergency vehicle was needed at any one
of the several houses in that area, it would be impossible.
To this I do object to and would urge the Crum family to
find another location for their church related activities. `,
June 26, X997
ITEM NO.: 15 FILE NO.: Z-6320
NAME: Montgomery - Conditional Use
Permit
LOCATION: 1323 Booker Street
OWNER/APPLICANT: Earnestine Montgomery
PROPOSAL: A conditional use permit is
requested to allow for the use
of the existing residential
structure as a day care center
for a maximum of 25 children.
The property is zoned R-3.
STAFF NOTE•
The applicant submitted a letter to Staff (dated June 4,
1997) requesting that this item be withdrawn without
prejudice. The applicant noted that she would like to work
out the parking insufficiencies associated with this site
and re -submit the application at a later date.
Staff recommends approval of the request for withdrawal
without prejudice.
PLANNING COMMISSION ACTION:
(JUNE 26, 1997)
The staff informed the Commission that the applicant had
requested that the item be withdrawn without prejudice.
Staff recommended approval of the withdrawal request.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for withdrawal without
prejudice. A motion to that effect was made. The motion
was passed by a vote of 7 ayes, 0 nays and 4 absent.
June 26, 15.1
ITEM NO.: 16 FILE NO.: Z -4653-E
NAME: United Properties Subdivision, Lot 2
Short -Form Revised PD -C
LOCATION: 1308 South Bowman Road
DEVELOPER•
United Properties
c/o Vaughn McQuary
RPM Management Company
1501 North University Avenue, Suite 930
Little Rock, AR 72207
AREA: 0.95 acres NUMBER OF LOTS: N/A FT. NEW STREET: N/A
ZONING: PD -C PROPOSED USES: Veterinary Clinic
PLANNING DISTRICT: Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED: None
On July 2, 1996 the City Board approved Ordinance #17,221 for a
PD -C on this site. The ordinance stated that the project be
limited to fifty (50) percent office - office warehouse and fifty
(50) percent commercial.
A. PROPOSAL•
The rezoning was approved with the following list of
permitted uses:
Antique Shop
Barber and Beauty
Book and Stationery Shop
Camera Shop
Clinic
Clothing Store
Community Welfare or Health Center
Drugstore or Pharmacy
Duplication Shop
Florist Shop
Furniture Shop
Handicraft, Ceramic, Sculpture or Art Work
June 26, 15,/
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO Z 4653 E
Hardware or Sporting Goods
Hobby Shop
Medical Appliance Fittings and Sales
Optical Shop
Paint and Wallpaper
Pet Shop
Photography Studio
Secondhand Store, Used Furniture
Shoe Repair
Tailor
Tool and Equipment Rental (Inside Only)
Travel Bureau
The applicant seeks to add a veterinary clinic to the list
of permitted commercial uses.
B. EXISTING CONDITIONS:
The project has been developed as a 10,000 square foot
multi -tenant building with 31 parking spaces provided. The
building is about half full at the present time.
C. NEIGHBORHOOD COMMENTS:
Parkway Place Neighborhood Associations was notified June 4,
1997 of the proposal to revise this PD -C. There has been no
comments from the public.
D. ENGINEERING COMMENTS:
Not transmitted.
8. UTILITIES AND FIRE DEPARTMENT:
Not transmitted.
F. ISSUES/TECHNICAL/DESIGN:
Issues• None
Landscaipe• N/A
Plannina Division: N/A
G. ANALYSIS•
Staff has received no public comment on this item. Staff is
supportive of this request with the following conditions:
• No boarding of animals allowed.
• Animals are to be kept within the building at all times.
2
June 26, 1. _ /
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z -4653-E
• No exterior animal runs or exercise areas.
• All waste to be properly disposed.
• Signage per approved Ordinance #17,221.
H. STAFF RECOMMENDATIONS:
APPROVAL of a revision to Ordinance 17,221 PD -C for 1308
South Bowman. A veterinary clinic be added to the list of
approved uses subject to conditions in this -staff report.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
This item was not discussed by the Subdivision Committee.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This item was included as part of the Consent Approval Agenda.
Motion to approve the revised PD -C passed with 7 ayes, 0 nays and
4 absent.
3
June 26, 15, l
ITEM NO.: 16 FILE NO.: Z -4653-E
NO GRAPHICS FOR THIS ITEM.
June 26, 1 ,7
ITEM NO.: 17 FILE NO.: Z-6321
NAME: Arkansas Landscape Rezoning - Short -Form ••PCD••
LOCATION: 15603, 15607, 15609 Cantrell Road
DEVELOPER:
George Collins, Jr.
Arkansas Landscape and Sprinkler, Inc.
P. O. Box 25333
Little Rock, AR 72221-5333
AREA: 4.50 acres
ZONING: Existing R-2
PROPOSED: PCD
NUMBER OF LOTS: N/A FT. NEW STREET: 0
USES: C-1 Nonconforming
PROPOSED USES: Retail, Office, and
Storage
PLANNING DISTRICT: #1 River Mountain
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None at this time
STAFF RECOMMENDATIONS:
DEFERRAL: This application was filed as a result of enforcement
action. The proposed rezoning requires a "major" Land Use Plan
change from Transition to Commercial. The plan change will be
heard by the Planning Commission on July 10, 1997. The applicant
needs to work out several concerns that were raised as part of
the Subdivision Committee review on June 5, 1997. Staff
recommends deferral of this item to the July 17, 1997.
Subdivision Committee and August 7, 1997 Planning Commission.
SUBDIVISION COMMITTEE COMNENT:
(JUNE 5, 1997)
The applicant was present and he asked a number of questions
concerning requirements of the Public Works Department. Items
discussed included number and spacing of driveways, proposed
gravel parking, and the rear floodway area. Planning Staff
summarized their concerns including the need for a "major" Land
Use Plan change.
June 26, i7
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO • Z-6321
The Subdivision Committee determined that this item be deferred
to the July 17, 1997 committee meeting and a August 7, 1997
public hearing at the Planning Commission.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The applicant had requested that the item be withdrawn. This
rezoning was part of the Consent Withdrawal agenda. Motion to
accept the withdrawal request passed with 7 ayes, 0 nays and
4 absent.
2
June 26, 1 7
ITEM NO.: 18 FILE NO.: Z-6317
NAME: Clean Tech Ventures Rezoning - Short -Form PID
LOCATION: 8020 Baseline Road
DEVELOPER•
ENGINEER•
Mike Berg McClelland Consulting Engineers, Inc.
RPM Realty 900 East Markham
1501 North University Little Rock, AR 72201
Little Rock, AR 72205
AREA: 1.95 acres NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: Existing: R-2 & I-2 USES: Existing: Residential
Proposed: PID and Vacant
Proposed: Self service
carwash, lube
& detail
PLANNING DISTRICT: #15 Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS/DEFERRALS REQUESTED: None
BACKGROUND•
The subject property is zoned R-2 and I-2. The Land Use Plan
designation is Industrial.
A. PROPOSAL•
The applicant seeks to rezone the 1.95 acre site to PID.
The proposed uses are self-service car -wash, auto lube and
detail shop. The car,wash will be open 24 hours a day. The
auto lube and -detail shop will operate "normal hours." The
detail shop is shown on the exhibit as phase II. One
driveway each is planned from Baseline Road and Production
Drive.
B. EXISTING CONDITIONS:
An older home (8020 Baseline Road) and several out buildings
are currently on the site. Uses to the north and west are
June 26, 1 7
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6317
industrial. Across Production Drive to the east are several
scattered residential units within R-2 zoning.
C. NEIGHBORHOOD COMMENTS:
All landowners within 200 feet of the subject property were
noticed as required by Ordinance. Staff has received no
public comment.
D. ENGINEERING COMMENTS:
PUBLIC WORKS:
1. Grading permit will be required on this new development,
if it disturbs more than one acre.
2. Stormwater detention ordinance applies to this property.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Dedication of right-of-way to 45 feet from centerline for
Baseline Road and 30 feet from centerline for Production
Drive with a 20 foot radial dedication at intersection is
required per Master Street Plan.
5. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP."
6. Contact AHTD for work within the State Highway right-of-
way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available
AP&L: No response
Arkla: No response
Southwestern Bell: No Comment
water: No objection. Meter location should be coordinated
with the Water Works. There may be some
restrictions on the meter location. RPZ backflow
prevention will be required.
Fire Department: Show fire hydrants. Make all drive 20
feet wide.
County Planning: No response.
CATA: Not transmitted.
F. ISSUES/TECHNICAL/DESIGN:
Issues:
• Show dimensions on exhibit.
• Submit proposal for single pole sign on Baseline Road.
• All lighting to be directed away from residences.
K
June 26, 1 7
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO • Z-6317
• No outside public address facilities, speakers, or music
system
Planning Division: The Land Use Plan designation is
Industrial.
Landscape•
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Curb and gutter or another approved border will be required
to protect all landscaped areas from vehicular traffic.
The dumpster enclosure must be an eight foot high wall or
wood fence on three sides.
G. ANALYSIS•
The applicant has agreed to modify the project to include
the items listed in Paragraph F of this report. No
variances, waivers or deferrals are requested. There has
been no adverse public comment. The rezoning conforms to
Section 36-452(4) "Planned Zoning Industrial Districts of
the Subdivision and Zoning Ordinance."
H. STAFF RECOMMENDATIONS:
APPROVAL of the rezoning to PID to accommodate the uses
stated in this report in two phases. Approval is subject to
staff conditions listed in paragraphs D, E, and F of this
report.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
Gary Brown represented the applicant. Staff summarized items
that they are requesting be added to the exhibit. Mr. Brown
agreed to provide the revisions. Mr. Jones stated that no
variances, waivers or deferrals are requested.
The Subdivision Committee forwarded the proposed rezoning to the
full Planning Commission on June 26, 1997 for consideration.
PLANNING COMMISSION ACTION:
(JUNE 26, 1997)
This item was included as part of the Consent Approval Agenda.
Motion to approve the rezoning to PID passed with 7 ayes, 0 nays
and 4 absent.
3
June 26, 1_,7
ITEM NO.: 19 FILE NO.: Z-6323
NAME: The Village at Rahling Road Rezoning Long -Form PCD
LOCATION: East of Chenal Parkway and South of Rahling Road.
Part of Section 36, T -2-N, R -14-W.
DEVELOPER•
ENGINEER -
Deltic Timber Corp. White-Daters and Associates
#7 Chenal Club Blvd. 401 Victory Street
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 33.27 acres NUMBER OF LOTS: N/A FT. NEW STREET: 1,960 LF
ZONING: Existing: R-2 USES:
Proposed: PCD
PLANNING DISTRICT: #20 Pinnacle
CENSUS TRACT: 42.06
Existing: Vacant
Proposed: Shopping Center
VARIANCES/WAIVERS/DEFERRALS REOUESTED: None
A. PROPOSAL•
The applicant proposes to create a shopping center with C-2
zoning uses. Four buildings are shown on what is coined Lot
1. The site is one lot and a preliminary plat will be
submitted at a later date. The design is described by the
developer as "French Quarter" theme. A design manual is
included as part of this report. It includes standards for
roof pitch, sidewalks, parking lots, landscaping, setbacks,
et al.
B. EXISTING CONDITIONS:
The site is vacant and has been cleared of all vegetation
except for a wooded strip along Chenal Parkway.
C. NEIGHBORHOOD COMMENTS:
Staff has received no adverse public comments on this
proposed rezoning.
June 26, 1_ .7
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-6323
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The Loop Street may be a public street with parallel on -
street parking (36 feet wide). Right-of-way will be to
back of curb with a parallel pedestrian access easement
adjacent to each side of street. There is no public need
to use Cross Street as a public street (recommends this
be a private street with variances).
The access to Chenal Valley will not be acceptable as
indicated. Must provide a break in the access so that
cut through traffic is not encouraged. All utilities
will be at rear of lots in access easements. Also,
parking spaces adjacent to the entrance drives will be
limited due to sight distance and turning movements for
single -unit trucks. The access drives need to be 27 feet
wide to accommodate these trucks. Across from Rahling
Road the property will not be allowed drives that create
conflicting left turn movements with the required stack
spaces for the two intersections being created by these
streets with limited block spacing.
2. 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.
3. Stormwater detention ordinance applies to this property
design facility for complete project versus detention on
individual lots is recommended to provide effect
detention control.
4. Prepare letter for street lights as required by Section
31-403.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer main extension required with easements.
AP&L: No response.
Arkla: No response.
Southwestern Hell:
Water: Water main extension required. Easements will be
required for water facilities. Fire hydrants will
be private. Acreage charge of $300/acre applies in
addition to normal connection charges.
Fire Department: Are buildings to be sprinkled? Show new
fire hydrants per code.
CATA• N/A
2
June 26, 1-1
1
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-6323
F. ISSUES/TECHNICAL/DESIGN:
Issues•
• Replace lot number references with area 1, 2, 3 etc.
• Number buildings within area 1.
• Show square footage of each building on detail.
• Show dumpster locations with screening.
Planning Division: The Land Use Plan designation for this
site is Community Shopping Center.
Landscape•
This project must meet with Landscape Ordinance requirements
before a building permit is obtained. These requirements
include, a six foot wide landscape strip between vehicular
use areas and adjacent properties or public rights-of-way, a
total of six percent of the interior of the vehicular use
areas be landscaped with interior islands, a three foot wide
building landscaping area be provided between public parking
areas and the building they serve (some flexibility with
this requirement is allowed). If there are to be separate
lot lease lines within the proposed development for Lot 1,
then a four to six foot wide landscape strip will be
required either side of said lease lines associated with
vehicular use areas. Curb and gutter or another approved
border will be required,to protect landscaped areas from
vehicular traffic.
If dumpsters are to be used, they are required to be
screened on three sides with an eight foot high wall or wood
fence. A six foot high opaque screen either a wood fence
with its face directed outward, wall or dense evergreen
plantings are required to help screen this site from
adjacent residential properties to the south, east and
northeast. The City Beautiful Commission recommends that as
many existing trees be saved as feasible. Extra credit can
be given for saving trees of six inch caliper or larger.
G. ANALYSIS•
The applicant seeks to develop a unique shopping center
using setback and design criteria that do not conform to C-2
zoning classification a PCD will allow the shopping center
to permit C-2 uses within nontraditional development
standards.
3
June 26, 1 7
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO Z-6323
H. STAFF RECOMMENDATIONS:
APPROVAL of a rezoning to PCD. Approval is subject to
conditions listed in paragraphs D, E and F of this report.
In approving this PCD rezoning the Planning Commission is
also approved architectural design elements entitled -The
Village of Rahling Road- dated June 11, 1997.
SUBDIVISION COMMITTEE COMMENT:
Joe White presented the project.
following information.
(JUNE 5, 1997)
Planning Staff request the
• Provide a list of uses.
• Signage and lighting
• Design criteria
• Show building envelopes.
• Public or private streets?
• Show all dimensions.
• Is a preliminary plat to be filed?
• Dumpster locations
There was a great deal of discussion in respect to roadway
requirements. David Scherer indicated that prior to Planning
Commission he may revise his conditions after talking with Bill
Henry and the applicant.
The item was referred to the Planning Commission for
consideration on June 26, 1997.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The Chairman recognized Larry Jones, of the Staff, for purposes
for presenting the item and offering staff recommendation. Mr.
Jones identified the project as being somewhat unusual especially
in that it is particularly unlike typical shopping centers that
have been reviewed by the Commission in the past. Mr. Jones
stated that unless there were specific questions of staff, that
the staff would like the applicant or his engineer to present the
unique aspects of this proposal.
Mr. Tim Daters, of White-Daters Engineers, came forward acting
for the applicant. Mr. Daters stated that the property has been
involved in their office for sometime with the planning and
development. He indicated that this is a 38 acre site currently
zoned a C-2 shopping center district and that it was approved
originally as a preliminary plat over a year ago. Mr. Daters
4
June 26, 1
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-6323
then moved to some graphics that he presented for the Planning
Commission's use and benefit and identified the project. He
stated that his project was begun utilizing the preliminary plat
that was previously approved. He then moved to a discussion of
the buildings and their proximity to the street, their elevation
and the uniqueness of their placement on the properties and to
each other. He stated that the building would have wide walkways
and overhanging roofs. He stated that the project proposed
parallel parking along the curb all the way around the entire
project and that supplemental parking is provided to the interior
of the project. He identified this as a shopping center of point
of destination and it is not the type that you drive by and see
and stop for an impulse purchase. The property is somewhat
screened from Chenal Parkway, by an open space strip. He made
the point that this is not the conventional shopping center that
is normally observed about the City.
He then moved his commentary to more specifics of the architectural
design of the project. Mr. Daters made reference to a larger
village complex that had originally been proposed in Chenal on the
west side of Chenal Parkway stating that this is a considerably
reduced version of that proposal. Mr. Daters also gave a brief
overview of the perimeter lots that are proposed in this development
as being lots that will be compatible and a designed architecture
central core center which is the primary issue discussed today. In
a response to a question from Commissioner Rahman, Mr. Daters stated
that the streets would be 36 feet back to back on the curb but that
there would be parking on the street. Mr. Daters also pointed out
that there would not be conventional landscaping on the interior
part of this development but that there would be streetscaping.
In a response to a question from Commissioner Putnam about the
grades on the property, Mr. Daters stated that the property was
completely flat. This project would contain no steps but is at
grade. In a response to a question from Chairman Lichty, Mr. Daters
produced some elevations of the buildings and proceeded to identify
various architectural elements. When Mr. Daters completed his
comments, Chairman Lichty asked if there were further questions from
the Commission. He also pointed out that there were no objectors of
record. At this point, Commissioner Lichty stated that he would
entertain a motion•on the application. A motion was then made to
approve the application as proposed. The motion was seconded and
passed by a vote of 8 ayes; 0 nays and 3 absent.
5
Architectural
Design Elements
The
Village at
Rahling
Road
Chenal Valley
Little Rock, Arkansas
June 11,1997
07/01/97 TUE 15.59 FAX 501 821 5656 AG CHENAL/DELTIC 0 003
Architectural Design Elements
The Village at Rahling Road
A. Building Height
• Buildings may be one or two stores.
• Two story buildings may not exceed thirty-five feet in height.
• One story buildings with roof pitches less than 2:12 must have roofs enclosed by
parapets not less than forty-two inches high.
B. Roofs
• Principal buildings roofs which are pitched shall be symmetrical gables or hips, pitched
between 5:12 and 8:12_
• Vaulted, pyramidal or conical roof forms are also permitted.
• Greenhouse or other glazed roofs conforming to these guidelines are permitted.
• Shed (monopitch) roofs must be attached on their upper end to the wall or pitched
roof of the principal part of the building. The pitch of a shed roof shall be no less than
3:12.
• Lot slope or "flat" roofs must be concealed by parapets as described under Building
Heights. See also Mechanical Equipment below.
• Dormers may be wall or roof dormers. Shed, symmetrical gable or hipped dormers are
permitted.
• Gutters shall be ogee profile.
• Visible pitched roofs (with slopes between 5:12 and 8:12) may be clad with standing
seam metals, flat concrete or terra cotta tiles, slate, or simulated slate (such as
products by Eternit, Fibre Chem southern Slate or Euro Slate, or Supradur Slate 11,
Heritage Slate or Hexagonal (are permitted)
C. Glazed Openings, Windows and Doors
• Windows and doors of aluminum, wood or steel or permitted.
• Reflective glass is not permitted. Clear, gray or bronze glass is permitted.
• Divided lite appearance, if used, must be achieved with true divided lite framing or by
grid applied to both sides of the glass.
• Glazed openings may be fixed or operable.
• Operable windows shall be hinged casement, single or double hung.
• Windows and fixed glazed openings may be square or vertical in proportion. For
glazed areas and all other openings in a facade, the height must be equal to or greater
than the length. Additionally, windows and faxed glazed openings may be circular or
topped with a low rise arch. Half -round arches are not permitted.
• The glazed area and all other openings in a facade shall not exceed 55% of the total
area of such facade, with each facade being calculated independently.
• Bay windows must be habitable spaces carried to the ground.
• All doors except garage doors must be hinged.
V1 V1, '41 ILL 10.z)V t..A.A. aUl 6G1 ubJ)i rib CHhi�AL/DELI 1C VJ004
D- Building Wails
• Building walls may be finished in brick approved by the Architectural Control
Committee.
• Building walls may be made of full split -face concrete block, pre cast concrete, cast or
cut stone, or stone laid in coursed broken face pattern.
• Building walls may be finished in exterior finishing and insulation systems. (ElFS), or
exterior finishing system (EFS). Where such systems are used to create the
appearance of cut stone, they shall have a smooth or fine texture.- Where they are used
as wall surfaces, finishes with rougher textures are permitted. Aggregate finishes are
not permitted.
• Exposed foundation walls must be finished with approved materials. Exposed poured
concrete is not permitted.
• Unless pre cast concrete or cast stone is used exclusively, all building exteriors must
employ brick to a minimum height or thirty-six inches above first floor level.
• This development code encourages the combination of two or more wall materials on
one facade, primarily in a horizontal fashion. Such changes in materials should be
accompanied by a change in the plane of the facade. Horizontal banding or different
colored brick may be used without changing the plane of the facade.
• Lintels, water tables, beveled trim, sills and similar items may be made of the same
back as that adjacent o it, or may be made of cast stone, pre cast concrete or E.1(FS.
Contrasting brick should not be used too evoke such trim.
• Copings of brick, cast stone or pre cast concrete are encouraged. EIFS or EFS wall
systems with copings that mimic the appearance or stone copings are also encouraged.
Painted metal copings are discouraged.
• Windows, doorways and other features at the entry level of the building, if recessed
from the plane of the facade, must be recessed at least 8."
• Brick, cast or cut stone, ENS or EFS arches shall be no less than 12" in depth.
• Columns or piers shall be rectangular or square in cross section and no less than 12" X
12."
E. Decks/Terraces/Balconies
• EIevated, freestanding wood decks are not permitted.
• At -grade terraces or decks are permitted.
• Second floor terraces above habitable space below are permitted. They may be either
recessed into the plan of the facade or set above a one story element which projects
from the face of the two story massing. Such terraces must be at lease eight feet in
depth.
• Second level terraces above covered walks or loggias are permitted.
• Balconies shall not exceed three feet in depth_
F. Railings
• Railings may be made of steel or aluminum sections.
• Steel railings shall not exceed 4" on center vertical. Additional horizontal or other
decorative elements are permitted overlaying the vertical railings.
ur;Ul%yr 1Uh lU:UU h` -,L bul rizl 5ti6ti AG CHENAL/1)EL11C - 0005
• Horizontal pipe rail systems are not permitted.
• Spindles and balusters on balconies, porches or terraces shall not exceed 5" on center.
G. Awnings
• Back lit awnings are not permitted.
• Standing seam metal awnings are permitted. Aluminum awnings are not permitted.
• Painted army duck, vinyl -coated cotton, vinyl -laminated polyester, solution -dyed
acrylic, vinyl coated polyester, acrylic -coated polyester, vinyl -coated polyester cotton
blends and solution -dyed modacrylic fabrics are permitted.
• Retractable awnings are permitted.
If awnings are provided, they must be provided for windows individually and not
ganged.
• Dome, marquee and standard awnings are permitted. Standard awnings may have a
straight front edge with a depth not to exceed 8". The sides of a standard awning may
•
be open or closed. The slope of a standard awning may not exceed 45 degrres.
Bullnose and convex awnings are not permitted.
• The front edge of a dome, marquee or standard awning may be used for signage.
H. Mechanical Equipment
• Heating, ventilating and air conditioning equipment located on the exterior of a
building shall be shielded from view. Ground mounted equipment shall be contained in
a exterior accessory structure constructed of the same materials as the building's
exterior surface. Roof top mounted equipment shall be concealed in roof well.
Unscreened roof top package units will not be permitted. Perforated or open slat
metal screening will not be permitted.
I. Color
• Information regarding colors for all construction is .required on the application
submitted to the Architectural Control Committee. The Committee shall determine
the appropriateness of colors for all construction.
J. Signage/Graphics
• Hanging signs suspended from breezeway are permitted. A 7'0" height clearance is
required for all areas. Signs shall not be greater than 3" thick. All sides must be
finished.
• ' Signs are not allowed on building wall or roof.
• Graphics on awnings is permitted. Letters shall be 12" or less tall.
• Signs that blink or make any noise or not permitted.
• Graphics on windows are allowed. The area cannot be more than 20% of the window
area.
• Ground mounted directional signs are not allowed.
K. Lighting
• Paring lot lights shall be an antique style fixture. Light fixture and pole shall be
aluminum, cast iron or metal- Mounting height not to exceed W-0."
ItJ V U v
• Lighting for breezeway signs is permitted.
• Fixtures mounted to building and or breezeway shall be antique style.
L. Parking Lot
• All stripping shall be white unless city code requires alternative.
• Concrete curb shall be 6' high and match adjacent streets.
M. Sidewalks
• All walks shall be concrete with a Iight broom finish 4" thick.
• Sidewalks shall be a minimum width of 5'-0". Walks in front of buildings and other
sides where public access is provided must have a minimum of an 8'-0" X 8'0" square
brick border in concrete every 10'-0." Walks less than 10'0" wide shall have brick
border sized to allow a 1'-0" concrete band before setting brick border.
N. Landscaping
• All lawn areas shall be zoysia solid sod.
• All shrubs shall be a minimum of 3 gallon size at planting. (25% of the shrubs shall be
30" in height or larger).
• All trees shall be a minimum of 3" caliper.
O. Site Furniture
• All trash receptacles, benches, and bike racks shall match. the antique style light
fixtures.
• Planters shall be a traditional style and made of concrete, fiberglass, polyresin or metal
P. Setbacks
• Buildings on perimeter of loop drive must be located within 13'-0" of back of curb.
• At least 50% of the buildings shall front the loop drive.
June 26, 1. 1
ITEM NO.: 20 FILE NO.: Z-6316
NAME: Blackmon Rezoning Short -Form PRD
LOCATION: Southeast corner of Kavanaugh Blvd. and Polk Street
DEVELOPER: ENGINEER:
Tom Blackmon McGetrick Engineering
5216 Kavanaugh Blvd. 11225 Huron Lane, Suite 200
Little Rock, AR 72207 Little Rock, AR 72211
AREA: 0.48 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING• R-2
PLANNING DISTRICT: #4 Heights -Hillcrest
CENSUS TRACT: 16
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant seeks to redevelop a 150 feet X 140 feet site
at the southeast corner of Polk Street and Kavanaugh Blvd.
The applicant is asking for a rezoning from R-2 to PRD. The
proposed uses are office and single family residential. The
office building will be single use and three story with
vehicle access from Polk Street. The three condominiums
will be owner occupied two story units will access from a
public alley via Kavanaugh Blvd.
A summary of the land uses on site include:
Office Condominiums
1,650 sq. ft. 3,148 sq. ft.
2,912 sq. ft.
2,924 sq. ft.
B. EXISTING CONDITIONS:
There is commercial development to the west and north across
Polk Street and Kavanaugh Blvd. The area to the south and
the land across the alley to the east in residential.
June 26, 1, 1
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO • Z-6316
C. NEIGHBORHOOD COMMENTS:
Staff has noticed the Heights and Hillcrest Neighborhood
Associations. Staff has received no adverse public comment
on this proposed rezoning.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate 20 feet radial areas at intersection of Polk
Street and Kavanaugh Boulevard and improve corner radius
to 25 feet per City ordinance. Construct new concrete
alley apron and overlay alley to 18 feet in width with
construction. Where will mail collection be located?
Currently Solid Waste does service this alley.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer available
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment.
Water: A water main extension may be required.
Fire Department: Show fire hydrants.
LATA: Not transmitted.
F. ISSUES/TECHNICAL/DESIGN:
Issues•
• AIA to work with staff to preserve mature trees on
residential site.
• File a preliminary plat at a later date.
• Provide a signage and lighting plan.
• Dumpster locations and screening.
• Condominium units to be sold and owner occupied.
• Office use limited to Tom Blackmon Auctioneers
Planning Division: The Land Use Designation is Single
Family.
Landscape:
The land use average buffer width required along the
southern perimeter is 7 1/2 feet but at no point less than a
width of 6 feet. A portion of the proposed parking area
extends all the way to the southern property line.
2
June 26, 1_ /
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO • Z-6316
The average buffer width required along Polk Street is 7
feet but at no point less than 6 feet. A portion of the
proposed buffer is only 2 feet wide.
A 6 foot high opaque screen, either a wooden fence, wall or
dense evergreen -plantings will be required to help screen
this property from the residential property to the south.
G. ANALYSIS•
The applicant has met with adjacent land owners to discuss
the project.
He made a several changes to accommodate neighborhood
concerns. Staff has received no.comments from the
neighborhood association or adjacent property owners. Staff
supports the request for a single use office building and
three single family residential units.
H. STAFF RECOMMENDATIONS:
APPROVAL of the rezoning to PRD as filed subject to
conditions listed in paragraphs D, E and F of this staff
report.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Pat McGetrick indicated that he was representing Mr. Blackmon.
Planning Staff requested the following information:
• Name and address of developer and landowners on exhibit
• Add township, range and section.
• Vicinity map
• Elevations and design
• Phasing line
• How many legal lots? Provide survey.
• Project description information on exhibit
• Signage and lighting plan
• Adjacent owners and zoning
• Address of existing building
• North arrow on exhibit
• Number parking spaces, show handicap slots
• Dumpster locations and screening,
• Are the residential units for rental or sale.
• How many users in the office structure?
• Provide list of "office" uses.
• Are the residential units multistory?
3
June 26, 1, 1
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO • z-6316
The item was referred to the Planning Commission for
determination based on the assumption that all materials would be
provided.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
This item was included in the Consent Approval Agenda. Motion to
approve the rezoning passed with 7 ayes, 0 nays and 4 absent.
4
June 26, 1__/
ITEM NO.: 21 FILE NO.: Z-6318
NAME: Dairyland Shopping Center
a) Rezoning to Long -Form PCD
b) Preliminary Plat
LOCATION: South of Chenal Parkway and east of Kirk Road
DEVELOPER: ENGINEER:
Joe D. Whisenhunt Development Consultants, Inc.
Whisenhunt Investments 2200 North Rodney Parham Road
Rt. 2, Box 150 Little Rock, AR 72212
Bee Branch, AR 72013
AREA: 25.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: N/A
ZONING: R-2 PROPOSED USES: Commercial
PLANNING DISTRICT: #18 Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS/DEFERRAL RE VESTED:
1. Reduced spacing of driveways along Kirk Road.
2. Additional driveway on Kanis Road for service access.
3. Median cut on Chenal Parkway for western driveway.
BACKGROUND:
The applicant has requested a change in the Land Use Plan from
Mixed Office Warehouse to Commercial. Planning Staff recommended
a change to Mixed Office Commercial. The item was heard by the
Planning Commission on June 12, 1997. A motion to change the
Land Use Plan to Commercial failed with 4 ayes, 5 nays and
2 absent.
A. PROPOSAL:
The applicant proposes a one lot preliminary plat and a
rezoning to PCD on 25 acres. Phase I will be constructed
upon approval. Phase II will be initiated within a 3 year
period.
June 26, 19-v1
SUBDIVISION
ITEM NO 21 (Cont.) FILE NO.: Z-6318
Phase I
• 64,650 sq. ft. Kroger market
• 6,000 sq. ft. retail shops
• 9,100 sq..ft._freestanding retail
• 1.07 acre lease parcel #1
• 702 parking spaces
Phase II
• 125,000 sq. ft. multiple use retail
• 1.25 acre lease parcel #3
• 1.17 acre lease parcel #2
• 318 parking spaces
Proposed uses are compiled from an edited listing of C-3
users and are as follows:
I. PERMITTED USES
a. Amusement, (commercial, inside).
b. Animal Clinic (enclosed).
C. Antique shop.
d. Appliance repair.
e. Auto parts and accessories.
f. Bakery or confectionary shop.
g. Bank or savings and loan office.
h. Bar, lounge or tavern.
i. Barber and beauty shop.
j. Beverage shop.
k. Book and stationery store.
1. Butcher shop.
M. Cabinet and woodwork shop.
n. Camera shop.
o. Catering, commercial.
P. Church.
Q. Cigar, tobacco and candy store.
r. Clinic (medical, dental or optical).
S. Clothing store.
W. Community welfare or health center.
X. Convenience food store with gas pumps and enclosed
car wash.
aa. Custom sewing and millinery.
bb. Day nursery or day care center.
CC. Drugstore or pharmacy.
dd. Duplication shop.
ee. Eating place without drive-in service.
ff. Establishment for the care of alcoholic, narcotic or
psychiatric patients.
gg. Establishment of a religious, charitable or
philanthropic organization.
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June 26, 1_ 1
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO • Z-6318
hh. Feed store.
ii. Florist shop.
jj. Food store.
kk. Furniture store.
mm. Handicraft, ceramic sculpture or similar artwork.
nn. Hardware or sporting goods store.
oo. Health studio or spa.
pp. Hobby shop.
qq. Hospital.
Be. Jewelry store.
tt. Job printing, lithographer, printing or blueprinting.
uu. Rey shop.
VV. Laboratory.
ww. Laundromat or pickup station.
yy. Lawn and garden center, enclosed.
ZZ. Library, art gallery, museum or similar public use.
bbb. Medical appliance fittings and sales.
ccc. Mortuary or funeral home.
eee. Office (general and professional).
fff. Office, showroom with warehouse (with retail sales,
enclosed.
ggg. Office equipment sales and services.
hhh. Optical shop. .
iii. Paint and wallpaper store.
111. Pet shop.
mmm. Photography studio.
nnn. Private school, kindergarten or institution for
special education.
000. Private club with dining or bar service.
ppp. Recycling facility, automated.
qqq. Retail uses not listed (enclosed).
rrr. School (business).
see. School (commercial, trade, or ctaft).
ttt. School (public or denominational).
uuu. Seasonal and temporary sales, outside.
www. Service station.
xxx. Shoe repair.
yyy. Studio (art, music, speech, drama, dance or other
artistic endeavors).
zzz. Shoe repair.
cccc. Tool and equipment rental (inside display only).
dddd. Travel bureau.
II. CONDITIONAL USES (TO BE ALLOWED BY RIGHT)
a. Ambulance service post.
e. Auto rental or leasing (no service, sales or repair).
i. Car wash (full service).
k. Glass or glazer. Installation, repair, and sales.
1. Home center.
M. Landscape service.
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June 2 6, 1. l
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-6318
n. Lawn and garden center, open display.
P. Miniwarehouse (conditioned space).
r. Office warehouse.
t. Service station with limited motor vehicle repair.
V. Swimming pool sales and supply.
Chenal Parkway driveways are requested to be as follows:
0 The western drive is proposed to have a median cut and be
a full functioning access for right and left turn
movements. A left turn lane is shown to be painted in
with the street improvement work.
The eastern drive will be right turn in and out and will
be constructed per Master Street Plan (MSP) standards.
No median cut is requested.
Two driveways are shown with access to Kanis Road. The
southern drive is primarily a service drive for trucks. The
northern drive is the main access to Kroger and lease parcel
#1. Both Kanis driveways serve the 9,100 square feet
freestanding retail/restaurant.
There are two phase II access points from the proposed
extension of Kirk Road via Chenal Parkway. These driveways
allow traffic to flow into the proposed phase II parking
areas.
B. EXISTING CONDITIONS:
The property is vacant. Portions of the parcel have
recently been filled with dirt from the new target site on
Chenal Parkway at West Markham.
C. NEIGHBORHOOD COMMENTS:
The Parkway Place Neighborhood Association was noticed on
June 4, 1997 of this rezoning. Staff has received no
adverse public comments on this matter.
D. ENGINEERING COMMENTS:
PUBLIC WORKS:
1. Construct Chenal Parkway curb to 33 feet from
centerline, the entrances are to have deceleration
lanes, islands and are limited to right -turn -out only
per adopted Master Street Plan. Construct 7 foot island
(1/2 of complete island for length of property).
Dedicate right-of-way to 60 feet from centerline.
2. Lease parcels #1, 2, and 3 will not be allowed access to
public streets per ordinance. Future drives should not
create "T" intersections.
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June 26, l5j7
SUBDIVISION
ITEM NO • 21 (Cont.) FILE NO.: Z-6318
3. Kirk Road intersection shall be constructed to Master
Street Plan adopted standards with islands and
acceleration lanes. Kanis Road intersection shall be
constructed to same standard.
4. Two driveways will be acceptable on Kanis Road, as long
as, South Drive -is 27 feet wide and has limited access
for vehicles and is designated as trucks only - remove
parking and parking isle connections.
Kirk Road Drives are acceptable as long as - south
driveway is 27 feet wide and marked "trucks only."
5. Dedicate easement for floodway.
6. A grading permit and development permit for special
flood hazard area are required prior to construction.
Contact the ADPC&E for approval prior to start of work.
Contact the USACE=LRD for approval prior to start of
work.
7. All driveways shall have concrete aprons per City
Ordinance.
8. Provide striping and signage plans for the development,
for Traffic Engineering approval.
9. Master Street Plan revision for Kirk Road alignment
required prior to Planning Commission approval of 2-
6318.
10. Chenal Parkway has a 1995 average daily traffic count of
11,000.
11. Stormwater detention ordinance applies to this property.
12. Prepare letter for street lights as required by Section
31-403.
13. Plans of -all work in right-of-way shall be submitted for
approval prior to start of work.
14. Sidewalks shall be shown conforming to Section 31-175
and the "MSP".
E. UTILITIES•
Wastewater: Sewer main extension required with easements.
SID 247 Reimbursement Fees required for this project.
Contact Little Rock Wastewater Utility for details.
AP&L: No Comment.
Arkla: No Comment.
Southwestern'Bell: No Comment.
Water: On site fire protection required. Pro rata front
footage of $15/ft. applies, also acreage charge of
$300/acre. If relocation of any water facilities is
required relocation will be done at the expense of the
developer.
Fire Department: Are buildings to be sprinkled?
5
June 26, 1 7
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO • Z-6318
CATA-
Outside service area though long-term we believe will be
asked to extend service to these growth areas perhaps using
large buses 35, to 401, or maybe with smaller buses or vans.
For transit to be effective, provisions should be made for
Pedestrian access to and within the development. For future
transit service, there should be an appropriate circulation
pattern within the development for buses, or a clear,
accessible, and well-defined pathway from Chenal to the main
part of the retail building. There should be a bus turnout
on both sides of Chenal if there is the possibility for a
safe pedestrian crossing at the location.
In general, we would like to see developments sited so that
bus patrons can access the development within a reasonable
walking distance of the major street.
F. ISSUES/TECHNICAL/DESIGN:
Issues•
• Applicant has not requested possible use of drive-thru
facilities. Drive-thrus will not be permitted.
• Adjacent landowners within a 200 foot radius were noticed
14 days prior to hearing date. Fifteen day minimum is
required by Planning Commission By -Laws Article IV
4b.(2).
• The Land Use Plan Amendment issue has not been resolved.
Landscape•
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Opaque screening, either a wood fence, wall or dense
evergreen plantings are required to also help screen this
site from the residential property to the southeast.
The City Beautiful recommends saving a many existing trees,
including those along Chenal Parkway, as feasible. Extra
credit toward fulfilling Landscape Ordinance requirements
can be given when existing trees of six inch caliper or
larger are saved.
Planning Division: Major Land Use Plan change required to
Commercial to accommodate this rezoning request. Planning
Commission hearing June 12, 1997.
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June 26, 1_ j7
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO • Z-6318
G. ANALYSIS•
Staff is not prepared to proceed with this requested
rezoning. The Land Use Plan designation for the site is not
resolved at the time this staff report is being prepared.
Adjacent land owners were not noticed as required by
Planning Commission Bylaws. The Subdivision Committee
concurred with staff's request for a deferral.
The applicant's representative offers the following written
response to the request for a deferral:
"We do not wish to have our PCD hearing
deferred unless there are further design issues
that could be resolved. If the plan amendment
we proposed is not approved as commercial, we
will still want to proceed through the PCD
process for a hearing at the Planning
Commission."
H. STAFF RECOMMENDATIONS:
"DEFERRAL of the rezoning request to PD -C and a one lot
preliminary plat. The Planning Commission should determine
an appropriate public hearing date.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Dairvland Shopping Center (Z-6318)
a. Rezoning to Long -Form PCD
b. Preliminary Plat
Plannina Staff Comments:
• Show city boundary line on exhibit.
• Show adjacent owners and zoning.
• Provide a list of proposed uses.
• Elevations and design.
• Number all parking spaces.
• Chenal Parkway driveways should be right turn in and right
turnout.
• Only one driveway will be allowed on Ranis.
• Possible deferral of item. The applicant has requested a
change in the Land Use Plan from Mixed Office Warehouse to
Commercial. Staff has recommended denial and suggested Mixed
Office Commercial. The public hearing at the Planning
Commission is June 12, 1997. If anything other than
7
June 26, 1 �7
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO • Z-6318
commercial is approved by the Planning Commission than the
rezoning and plat will be deferred.
• Dumpster locations.
Planning Staff requested a deferral of this item. Chairman
Putnam agreed that the item be deferred.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
Staff presented the project by indicating that the applicant did
not agree with the staff request for a deferral. Chairman Lichty
stated that the Commission initially would discuss if a deferral
was appropriate.
Robert Brown and Joe Whisenhunt stated that they wanted to
proceed with the hearing on the PCD request. Chairman Lichty,
Hawn, Brandon and Rahman all stated during a discussion period
that the item should be deferred.
Mr. Whisenhunt said that he might add a small percentage of
office to the project. Jim Lawson said the applicant has taken a
all or nothing approach in respect to the proposed commercial
uses. After more discussion back and forth the applicant agreed
to a deferral to examine a mixed office and commercial
development.
Motion to defer the item to August 7, 1997 Planning Commission
meeting. Motion passed with 7 ayes, 0 nays, 1 abstention, and
3 absent.
8
June 26, 1 .,7
ITEM NO.: 22 FILE NO.: G-23-267
Name: Highland Park Exclusive Right -
of -Way Abandonments
Location: South of West 12th Street,
between Jackson and Adams
Streets
Applicant: McCormack Baron and
Associates, Inc.
Reguest: To exclusively abandon the
existing rights-of-way within
the Highland Park PRD
development. The abandonment
includes the existing utility
easements.
STAFF REVIEW•
1. Public Need for this Right-of-Wav
Three (3) of the five (5) public utility companies expressed
a need for dedication of new easements for the development.
This will be done through the final plat. The ordinance
exclusively abandoning these rights-of-way will be
conditioned on the completion of the final plat.
2. Master Street Plan
The Master Street Plan reflects no need for these rights-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
Some of the rights-of-way are vacant and undeveloped, with
others containing pavement and were used in the past as part
of the Highland Courts development.
5. Development Potential
Once abandoned, the areas of proposed abandonment will be
incorporated into the Highland Park PRD development. New
rights-of-way and utility and drainage easements will be
dedicated through the final plat.
June 26, 1_-,7
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO • G-23-267
6. Neighborhood Land Use and Effect
The properties to the south, east and west are single-family
residential in nature. The properties across west 12th
Street to the north contain a mixture of office and
commercial uses.
7. Neighborhood Position
All of the abutting property owners as well as the Hope
Neighborhood Association were notified of the public
hearing.
8. Effect on Public Services or Utilities
Fire Department - No objections.
AP&L - No objection to abandonment. Dedicate new easements.
Arkla - No objections.
Southwestern Bell - No objections.
L.R. water works - No objection to abandonment. Dedicate
new easements.
L.R. wastewater - No objection to abandonment. Dedicate new
easements and relocate old mains.
9. Reversionary Rights
All reversionary rights will extend to the Housing Authority
of the City of Little Rock.
10. Public welfare and Safety Issues
Abandoning these rights-of-way will not adversely affect the
public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval subject to the ordinance being
conditioned on the final plat being filed and dedicating the new
rights-of-way and utility and drainage easements.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
Tom Fennell was present, representing the application. Staff
gave a brief description of the proposal.
2
June 26, i_j7
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: G-23-267
There was a brief discussion regarding the dedication of new
rights-of-way and utility and drainage easements.
The Committee accepted the presentation and forwarded the issue
to the full Commission for final action.
PLANNING COMMISSION ACTION: (JUNE 26, 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 7 ayes, 0 nays and 4 absent.
3
June 26, 1 7
ITEM NO.: 23 FILE NO.: G-23-268
Name•
Location•
Owner/Applicant:
Reauest
STAFF REVIEW•
Victory Street, Garland Street
and Cove Street Right -of -Way
Abandonments
South of North Street
Choo Choo Partnership/
Joe White, Jr.
To abandon a portion of
Victory Street, Garland Street
and Cove Street rights-of-way
located immediately south of
North Street.
1. Public Need for this Right-of-Wav
There is no public need for these rights-of-way.
2. Master Street Plan
The Master Street Plan reflects no need for these rights-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 rights-of-way are currently vacant and undeveloped.
5. Development Potential
Once abandoned, the areas of right-of-way abandonment will
be incorporated into the adjacent property for a future
office development.
6. Neighborhood Land Use and Effect
The property to the east and west is currently vacant and
undeveloped and is part of the Cantrell Center preliminary
plat (future office development). The property to the south
is the Union Pacific Railroad right-of-way. The property to
the north, across North Street, contains a mixture of
commercial, office and residential uses. The proposed
May 15, 1 �
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: G-23-268
abandonments should have no adverse effect on the
surrounding properties.
7. Neighborhood Position
All abutting property owners as well as the Downtown
Neighborhood Association have been notified of the public
hearing. No neighborhood position has been voiced.
8. Effect on Public Services or Utilities
Fire Department - No objection.
AP&L - No objection to abandonment. Retain existing
easements.
Arkla - No objections.
Southwestern Hell - No objections.
L.R. Water Works - No objection to abandonment. Retain 15
foot easements for all water mains located in this area.
L.R. Wastewater - No objections.
9. Reversionary Rights
All reversionary rights will extend to Choo Choo
Partnership.
10. Public Welfare and Safety Issues
Abandoning these rights-of-way should have no adverse effect
on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed right-of-way
abandonments subject to the utility easements being retained as
noted by AP&L and Little Rock Water Works.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 5, 1997)
Joe White, Jr. was present, representing the application. Staff
gave a brief description of the proposal.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for final action.
2
May 15, 1S
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO • G-23-268
PLANNING COMMISSION ACTION: (JUNE 26, 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 7 ayes, 0 nays and 4 absent.
3
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June 26, 1997
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 6:05 p.m.
Date
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