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Home My WebLink Aboutpc_04 17 1997LITTLE ROCK PLANNING COMMISSION REZONING HEARING MINUTE RECORD APRIL 17, 1997 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being ten (10) in number. II. Approval of the Minutes of the Previous Meeting The Commission approved the minutes of the March 20, 1997 Planning Commission meeting by a unanimous vote. III. Members Present: Craig Berry Herb Hawn Bill Putnam Suzanne McCarthy Doyle Daniel Hugh Earnest Ron woods Larry Lichty Mizan Rahman Pam Adcock Members Absent: Sissi Brandon City Attorney: Stephen Giles LITTLE ROCK PLANNING COMMISSION REZONING AGENDA APRIL 17, 1997 4:00 P.M. I. DEFERRED ITEMS A. Sports Authority Rezoning R-2 to PCD (Z-6278) B. Kerr Addition Preliminary Plat (5-1130) II. REZONING ITEMS 1. Z-6266 8001 I-30 R-2 to C-4 2. Z-6267 #5 Terrace Place R-2 to C-3 3. Z-6271 710 Kirk Road 0-2 to C-3 4. Z-6282 3914-3918-3922 west 12th R-3 to C-3 5. Z-6283 11121 West Markham R-2 to C-3 6. Z-6284 North of Southwest Hospital R-2 and C-2 to C-4 7. Z -4325-B West of 9600 Block MF -12 and of Stagecoach Road MF -6 to R-2 h Z C) r _ ®C � 3Jod 83Rtl8d W1lnVeMi li eg � w W 01 — — F x V W O O � W NVW830 � E o u � V I NIVW AVMOtl08H HOHtl MOtNOyj 831S3HOtl3H3H0 0 alz ONIN lW _ � o — 0 ¢ c M08000M 3NId Hebb 3Md HV03 NO1lIWVH 11005 0 > SOM.ddS �O NMId H Itl3 ri < ¢f w uo W U r^ vJ A11$83AINn x A11S83AINn SON18d$ 83A30 S314OnH 0 mp v IddISS IW 6 w �d+` � m 100180 �- x MOHHVB NHOf 3 HIOAH3S3H yg. C14 `� °= — cfl 3NM3H SIOBtlS Q _ O80d3lNOtlHS o d31N tlH z � w a y WtlHHtld A3NOOH W r NV MOB r o $11WI1 A110 w w < 35018 AWIA j v N c y�bOJ O U b1S d ° Vit H GQ'�SSP` VCO y 3 =e S v NVAIlln$ ALIO 18tlM31$ 63y OS11WIl W p o c 3 x 3�=nO 3ltlONH33 April 17, 1997 ITEM NO.: A FILE NO.: Z-6278 NAME: Sports Authority Long -Form PCD (Z-6278) LOCATION: Frontage Chenal Parkway and Autumn Road. North of Chenal Parkway and west of Autumn Road. DEVELOPER: Dan Moody III Moody Rambin Interest, Inc. 6100 Hillcroft, Ste. 600 Houston, TX 77081-1006 AREA: 5.93 ACRES ZONING: Existing R-2 Proposed PCD PLANNING DISTRICT: #11 I-430 CENSUS TRACT: 24.04 VARIANCES/WAIVERS REQUESTED: BACKGROUND; ENGINEER• Robert Brown Development Consultants, Inc. 10809 Executive Center Dr. Suite 210 Little Rock, AR 72211-6021 PROPOSED USES: None • Retail Commercial • Office On March 20, 1997 the Planning Commission approved a change in the Land Use plan for this property. The area adjacent to Autumn Road was designated office and the remainder commercial. The rezoning request was delayed two weeks by the Planning Commission to this date. A. PROPOSAL/REQUEST: The developer seeks to divide 5.93 acres into two parcels of Lot 1 consisting of 4.85 acres and Lot 2 containing 1.08 acres. The PCD application also request a 44,818 square foot retail building on Lot 1 and 7,200 square feet one story office building on Lot 2 facing Autumn Road. Hours of operation proposed for The Sports Authority (Lot 1) are: April 17, 1997 ITEM NO.: A (Cont.) FILE NO.: Z-6278 • Business hours 10:00 a.m. - 10:00 p.m. (except 12 p.m. on some holidays) • Deliveries 6:00 a.m. - 4:00 p.m. • Trash pickup 8:00 a.m. - 5:00 p.m. Proposed use breakdown within the The Sports Authority building is 87.6% in sales floor, 6.1% in office area, and 6.3% in receiving and storage areas. Typical goods offered include: clothing, shoes, athletic equipment of all kinds, fishing tackle, boating accessories, hunting apparel, fire arms, diving gear, etc. There are no specific tenants planned for the proposed one-story office building on Lot 2. The developer has proposed the following list of permitted uses for inclusion in the PCD ordinance. They include: • Bank or Savings and Loan. • Church. • Medical oriented clinics, such as health, dental, optical, psychiatric, and other similar counseling or treatment facilities for the care of people. • Community welfare or health center. • Convent or monastery. • Day nursery or day care center. • Duplication shop. • Family care facility. • Laboratory. • Library, art gallery, museum or similar public use. • office - general and professional. • Photography studio. • Private school, kindergarten or institution for special education. • School - business. • Studio - broadcasting and recording. • Studio - art, music, speech, drama, dance or other artistic endeavors. • Travel bureau. • No drive-thru facilities will be allowed. B. EXISTING CONDITIONS: The site is currently vacant. The parcel fronts on Chenal Parkway and Autumn Road. The property wraps -around the Chenal Center project. Best Buys is located immediately to the west. 2 April 17, 1997 ITEM NO.: A (Cont.) FILE NO.: Z-6278 C. NEIGHBORHOOD COMMENTS: The Birchwood Neighborhood Association was notified of this project. Mrs. Georgiana Henry submitted a letter to staff dated March 31, 1997 concerning the project. Mrs. Henry's letter expresses concern about drainage problems in the Birchwood Neighborhood caused by area developments. She says in part ..."All we ask is that the City take care of one problem (drainage) before it contributes to more of the same by allowing additional commercial development adjacent to our neighborhood." D. ENGINEERING COMMENTS: 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. Provide striping plan utilizing 3M 380 & 381 permanent striping tape and signage plans for the development, for Traffic Engineering approval. 3. Dedication to 50 feet from centerline with a 10 foot sidewalk and utility easement will be required as a condition of closure. Chenal dedication must allow for the Master Street Plan required deceleration lane. 4. All driveways shall be concrete aprons per City Ordinance 5. Stormwater detention ordinance applies to this property. 6. Autumn Road is a collector on the Master Street Plan dedication to 30 feet from centerline is required and reconstruction from centerline. The drainage from this site will have an adverse impact on the adjoining residential property unless property engineered. Recommend capture of all drainage to the west and south, them combine with site drainage and direct to new drainage designed to accommodate flows under Autumn to the east. 7. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction on both street frontages. 8. A guardrail may be required adjacent to lane widening on Chenal due to retaining wall location. Recommend extending deceleration to add lane to Autumn intersection. Contact development of adjacent site prior to the construction of improvements including sidewalks. 9. Chenal Parkway has a 1995 average daily traffic count of 21,000. 3 April 17, 1997 ITEM NO.: A (Cont.) FILE NO.: Z-6278 E. UTILITIES/FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. AP&L: Easements required. Arkla: No comment Southwestern Bell: Easements required. Water: The Water Works does not want to extend a public water main through to the west line of this property. A more direct route is requested. A minimum 15, wide utility or waterline easement is required. Fire Department: Check with fire department. LATA: Recommends a bus turnout on Chenal Parkway west of the access drive. F. ISSUES/TECHNICAL/DESIGN: Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. If the two proposed structure sites are to have separate lot lease lines, then a four to six foot wide landscape strip will be required by the Landscape Ordinance along both sides of the property lines except for entrance and exits. Curb and gutter or another approved border will be required to protect all vehicular use areas from vehicular traffic. If dumpsters are to be used, they must be shown on the site plan and screened on three sides with an eight foot high wall or wood fence. Issues: Staff will present illustrations of staff recommended signage. Planning Division: The Planning Commission approved a Land Use Plan change on the property on March 20, 1997. The western portion of the site was charged to Commercial the remainder Office. G. ANALYSIS: As of the preparation of this staff report the meeting with the Birchwood Neighborhood to discuss drainage concerns has not taken place. The proposed rezoning conforms to the Land 4 April 17, 1997 ITEM NO.: A (Cont.) FILE NO.: Z-6278 Use Plan and Section 36-452(3) of the Subdivision and Zoning Ordinance. No variances or waivers are requested. H. STAFF RECOMMENDATIONS: APPROVAL of the rezoning to PCD and a two lot plat per the amended site plan dated April 15, 1997. The approval is also subject to conditions in this staff report and letters defining project restrictions dated February 24 and March 20, 1997 from Development Consultants, Incorporated. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997) Robert Brown presented the project. Staff requested the following information from the applicant: • signage and lighting plan • list of proposed office uses • hours of operation for Sports Authority • dumpster locations • consider providing a turnout for LATA PLANNING COMMISSION ACTION: (APRIL 3, 1997) This item was included in the consent deferral agenda. The rezoning was rescheduled for the April 17, 1997 Planning Commission meeting. The Consent Agenda was approved by a vote of 10 ayes, 0 nays, and 1 absent. PLANNING COMMISSION ACTION: (APRIL 17, 1997) Larry Jones presented the staff report. Project description information included in letters dated February 24, March 20, April 15, and April 17, 1997 from Development Consultants, Inc. was included as conditions. Staff added the following conditions in respect to signage: • Single sign on Chenal Parkway west of the access drive as shown on the project exhibit. Sign is to be a maximum of 8 feet high and 100 square feet total area. • Sports Authority building sign facing Chenal Parkway with dimensions of 10 feet by 60 feet not to exceed 600 square feet in size. The top of the sign will not exceed 36 feet in height when measured from the finished grade elevation. 5 April 17, 1997 ITEM NO.: A (Cont.) FILE NO • Z-6278 Single sign on Autumn Road adjacent to the southern drive as shown on the exhibit. Sign is to be a maximum of 8 feet high and 100 square feet total area. • Sports Authority building sign facing Autumn Road with dimensions of 10 feet by 30 feet not to exceed 300 square feet in size. The top of the sign will not exceed 36 feet in height when measured from the finished grade elevation. David Scherer summarized two meeting that were held in early April with the Birchwood Neighborhood. Drainage and traffic concerns were discussed. Mr. Scherer outlined the Birchwood drainage improvements to be completed by the City this summer. Robert Brown presented the project to the Commission for the applicants. He presented preliminary calculations for this site post development that show stormwater detention volume and discharge rates. Jeff Hathaway, representing the Gamble property, suggested that the final grade be lowered by four feet for the retail building and five feet for the office structure. Ruth Bell spoke in favor of the staff recommendation in respect to signage. She also asked that the developer provide LATA with a bus turnout. A group representing the Birchwood Neighborhood Association spoke in opposition to the rezoning. Fred Cason spoke about what they considered to be an inadequate buffer between residential and commercial/office uses. Ken Davis indicated that traffic cuts through the Birchwood Neighborhood between Chenal Parkway and West Markham. F. B. Boyd is opposed to approval of new projects until existing drainage problems are mitigated. Bill Ruck said that the City Board and Planning Commission has violated the City Code by allowing development adjacent to Birchwood. Commissioners Putnam, Mizan and Hawn asked about preliminary drainage calculations for this site after development. David Scherer stated that he had just received the information and that he could not verify the data. Commissioner Hawn asked if the developer would work with CATA to accommodate the needs of mass transportation. Commissioner Daniel agreed with Commissioner Hawn comments on CATA. Commissioner Earnest asked that the developer meet or exceed the preliminary drainage numbers submitted by Robert Brown. Commissioners Adcock and Putnam agreed with that comment. Motion to approve the rezoning to PCD and the two lot preliminary plat. Subject to conditions in the staff report with staff verbal presentation on signage (in minutes) and with the addition of the following: I- April 17, 1997 ITEM NO.: A (Cont.) FILE NO • Z-6278 • The construction of the office building structure may be delayed up to 3 years from date the rezoning ordinance is approved by the City Board. • The developer will discuss a possible bus turnout location with CATA. • The final drainage system must substantially comply with preliminary calculations presented April 17, 1997 to the Planning Commission for stormwater detention volumes and discharge rates. The motion passed with 10 ayes, 0 nays, and 1 absent. 7 April 17, 1997 ITEM NO.: B FILE NO.: S-1130 NAME: Kerr Addition Preliminary Plat (5-1130) LOCATION: South of 65th Street and immediately east of I-30 DEVELOPER: ENGINEER: Kerr Paper and Supply Co. Pat McGetrick 8100 Scott Hamilton Dr. McGetrick Engineering Little Rock, AR 72209 11225 Huron Lane Little Rock, AR 72211 AREA: 9.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-2 PROPOSED USES: Industrial PLANNING DISTRICT: #13 65th Street CENSUS TRACT: 41.07 VARIANCES/DEFERRAL REQUEST: None A. PROPOSAL/REQUEST: To create one approximately 2 acre parcel to be used for I-2 uses. There will be a 7.12 acre remainder tract. B. EXISTING CONDITIONS: The parcel is vacant. The site is easily accessible to I-30 via the 65th Street interchange. Freeway related commercial activities are located at the interstate. Other land uses are warehousing and industrial. C. NEIGHBORHOOD COMMENTS: Staff has received no responses from the public on this proposed preliminary plat. D. ENGINEERING COMMENTS: Public Works 1. A grading permit and development permit for special flood hazard area are required prior to construction. Minimum Finish Floor elevation of 258 is required. April 17, 1997 SUBDIVISION ITEM NO.: B (Cont.) FILE NO • 5-1130 2. All driveways shall be concrete aprons per City Ordinance. 3. Widen street to minimum 18 feet from centerline or add shoulder per Industrial Street Standards for I-30 access road. Subject to AHTD approval. 4. Stormwater detention ordinance applies to this property. 5. Currently site is located in a sidewalks exclusion zone. E. UTILITIES• Wastewater: Sewer main extension required with easements. AP&L: Approved as submitted. Arkla: No response. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Check with fire department. LATA: Not transmitted. F. ISSUES/TECHNICAL/DESIGN: Landscape• N/A Issues• • None outstanding G. ANALYSIS• The proposed preliminary plat meets the requirements of the Subdivision Ordinance. H. STAFF RECOMMENDATIONS: APPROVAL of the one lot preliminary plat subject to the conditions in this report. No variances, waivers, or deferrals are requested. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997) Pat McGetrick presented the project. Larry Jones asked Mr. McGetrick to demonstrate to staff that the property is a "lot of record". Mr. McGetrick will provide this information to the Planning Department by Wednesday, March 19, 1997 at 5:00 p.m. if the item is to remain on the Planning Commission agenda for April 3, 1997. 2 April 17, 1997 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: 5-1130 The item is to be referred to the Planning Commission meeting on April 3, 1997 if the information noted above is provided to staff. PLANNING COMMISSION ACTION: (APRIL 3, 1997) The item was included in the Consent Deferral Agenda. The plat will be heard April 17, 1997 by the Planning Commission providing that the project engineer submits a revised plat to planning staff by 5:00 p.m. Monday, April 7, 1997. Motion to approve the Consent Agenda. Motion passed with 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The item was included in the Consent Approval Agenda. Motion to approve the Consent Agenda. 0 nays and 2 absent. 3 Motion passed with 9 ayes, April 17, 1997 ITEM NO.: 1 FILE NO.: Z-6266 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: W. L. Huffstutlar Jim Hill 8001 I-30; SW corner of I-30 and Stanton Road Rezone from R-2 to C-4 No specific use proposed .33± acres Vacant building (formerly a convenience store) SURROUNDING LAND USE AND ZONING North - I-30 right-of-way; zoned R-2 South - Single Family residences; zoned R-2 East - Vacant lot; zoned C-4 and nonconforming mobile home park; zoned R-2 west - Vacant lot and office building; zoned C-3 PUBLIC WORKS COMMENTS With construction: 1. Grading permit will be required on this new development, if it disturbs more than one acre. 2. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 3. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. 4. Contact the AHTD for work within the State Highway right- of-way. ight- of-way. 5. Provide in -lieu fee for widening Stanton to collector street standards prior to permit. 6. Stanton Road has a 1995 average daily traffic count of 4100. LAND USE ELEMENT The property is located in the Geyer Springs East District. The Land Use Plan currently recommends Mixed Office Industrial for this site. April 17, 1997 ITEM NO.: 1 (Cont.) FILE NO.: Z-6266 After a review of the area, staff finds that a change in the land use plan from MOI to C is appropriate. This change should include the areas on both sides of the Stanton Road and I-30 access road intersection. The Master Street Plan recognizes Stanton Road as a collector. Staff finds that commercial land use at this intersection is appropriate. This is considered a minor land use plan change. PUBLIC TRANSPORTATION ELEMENT The site is located on a Central Arkansas Transit Bus Route which extends down Stanton Road. STAFF ANALYSIS The request before the Commission is to rezone this .33± acre tract from "R-2" Single Family to "C-4" Open Display district. The site is occupied by a vacant building which once housed a convenience store. The convenience store was in operation at the time of the site's annexation to the City on April 29, 1984 and continued as a nonconforming use for some time. The building has been vacant for several years now and the site has lost its nonconforming status. The applicant has not indicated a specific use for the site once it is zoned to C-4. The property is located at the southwest corner of Stanton Road (a collector street) and the I-30 Frontage Road. There is, however, no direct access to I-30. The nearest access to the freeway is at the Geyer Springs interchange, to the west, and the Scott Hamilton interchange, to the east. The properties fronting onto this portion of the Interstate are zoned C-3, C-4 and I-2. The C-4 property at the southeast corner of Stanton and I-30 is undeveloped. The adjacent C-3 zoned property is undeveloped and an office use is located on the C-3 property further west. The large area of I-2 zoned property on National Drive, to the west, contains uses which are primarily office in nature. A large area of mixed residential uses extends along Stanton Road to the south. These uses range from conventional single family homes to many mobile/manufactured homes. Although this site is appropriate for nonresidential zoning, staff is concerned about the intense level of outside activity permitted with the C-4 district, due to the site's relationship to adjacent residential. Staff believes C-3 to be a more appropriate zoning for this tract. The C-4 district is more appropriately located along heavily traveled major traffic arterials. Neither Stanton Road nor this portion of the Freeway Frontage Road qualify as a heavily traveled major traffic arterial. The C-3 zoning E April 17, 1997 ITEM NO.: 1 (Cont.) FILE NO.: Z-6266 district would allow the existing building to be used in a commercial fashion similar to that for which it was developed. The Land Use Plan currently recommends Mixed Office Industrial for the site. Staff recommends a minor plan change to Commercial for those properties directly at the corner of Stanton and I-30. This would recognize the existing C-3 and C-4 zoning at that location and would accommodate C-3 for this property. STAFF RECOMMENDATION Staff does not recommend approval of the requested C-4 zoning. Staff recommends approval of a minor plan change to Commercial at the intersection and also recommends that this property be zoned C-3. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was present. There were no objectors present. Staff informed the Commission that the application had been amended to C-3. Staff recommended approval of the C-3 zoning request and of a minor amendment to the Land Use Plan to Commercial from Mixed Office Industrial for those properties directly at the southwest and southeast corners of Stanton Road and the I-30 Frontage Road. The rezoning request, as amended to C-3, and the Plan Amendment were placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 April 17, 1997 ITEM NO.: 2 FILE NO.: Z-6267 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Buel Wortham Buel Wortham #5 Terrace Place Rezone from R-2 to C-3 Provide parking for adjacent building at #1 Terrace Place; perhaps build at later date. .31± acres Vacant, gravel covered lot SURROUNDING LAND USE AND ZONING North - Vacant, one-story building; zoned C-3 South - Apartment building; zoned R-2 East - Apartments and vacant lot; zoned R-2 and R-5 West - Vacant lot; zoned R-2 and tavern; zoned C-3 PUBLIC WORKS COMMENTS Right-of-way is 50 feet versus commercial right-of-way of 60 feet. The short cul-de-sac street could be considered a minor commercial street; except it is longer than 300 feet. However, staff will support a waiver of additional right-of- way for Terrace Place. Mann Road right-of-way is as required for this collector. With construction: 1. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. 3. Mann Road has a 1995 average daily traffic count of 4800. LAND USE ELEMENT The property is located in the Geyer Springs West District. The Land Use Plan recommends Multifamily for this site. The request is not in conformance with the land use plan. Staff can not support a commercial land use to intrude into April 17, 1997 ITEM NO.: 2 (Cont.) FILE NO.: Z-6267 the residential neighborhood. The site in question is bordered on three sides by residential land uses. After review of the area, staff finds that a change to the land use plan would not be appropriate. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. STAFF ANALYSIS The request before the Commission is to rezone this .31± acre tract from "R-2" Single Family to "C-3" General Commercial. The lot is currently undeveloped although it is covered with gravel and appears to have been used as a parking lot. The applicant's immediate intent is to develop the site as a parking lot to serve the adjacent, C-3 zoned building. At some later date, a building may be built on the site. The lot is located on the west side of Terrace Place, one lot south of Mann Road. The properties which abut Mann Road are zoned C-3 and contain a variety of commercial uses. The C-3 zoned lot adjacent to the north contains a vacant building which once housed a tavern. A tavern is also located on the C-3 zoned lot to the west which fronts on Mann Road. Other than the lots directly on the corner, all of the remaining properties on Terrace Place are residential; zoned R-2 or R-5. These lots are fairly evenly divided between those which are developed as small apartment buildings and those which are vacant. The adopted Land Use Plan reinforces the existing zoning by limiting commercial to those lots which front onto Mann Road. The remainder of Terrace Place is shown as Multifamily on the Plan. Staff feels it is inappropriate to extend the C-3 zoning any further off of Mann Road. Allowing commercial zoning to extend further down Terrace Place would have a negative impact on the residential neighborhood. If the applicant's primary interest is to provide additional parking, that can be addressed by the Board of Adjustment. This would allow for site plan review and would not result in inappropriately placed C-3 zoning. 2 April 17, 1997 ITEM NO.: 2 (Cont.) FILE NO.: Z-6267 STAFF RECOMMENDATION Staff recommends denial of the requested C-3 zoning. The request is in conflict with the Land Use Plan and could negatively impact the residential neighborhood. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was not present. There was one objector present. A letter of opposition from the West Baseline Neighborhood Association had been presented to the Commission. Staff presented the item and a recommendation of denial. Jim Kester, president of the West Baseline Neighborhood Association, spoke in opposition to the zoning request. A motion was made to approve the requested C-3 zoning. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. 3 April 17, 1997 ITEM NO.: 3 FILE NO.: Z-6271 Owner: E. R. and Leslie Curtis Applicant: Earl Curtis Location: 710 Kirk Road Request: Rezone from 0-2 to C-3 Purpose: Future commercial development; no specific use proposed at this time. Size: 1.9± acres Existing Use: One-story single family residence and accessory building SURROUNDING LAND USE AND ZONING North - Undeveloped tract; zoned 0-2 South - Nonconforming auto repair business; zoned 0-2 East - Undeveloped pasture; zoned 0-2 West - Undeveloped tract; zoned 0-2 and undeveloped PD -O PUBLIC WORKS COMMENTS Kirk Road is a collector street on the Master Street Plan. Dedicate right-of-way to 30 feet from centerline. With construction: 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. Construct collector street widening with sidewalk. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 5.Chenal Parkway at Kirk Road has a 1995 average daily traffic count of 11,000. LAND USE ELEMENT The property is located in the Chenal District. The Land Use Plan recommends Office for this site. April 17, 1997 ITEM NO.: 3 (Cont.) FILE NO.: Z-6271 The request is not in conformance with the land use plan. The area in question is currently being studied by the Kanis Road Study Committee. The Kanis Road Study Committee had requested that no action be taken on this request. The site in question is bordered on three sides by office land uses. After review of the area, staff finds that a change to the land use plan would not be appropriate. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. STAFF ANALYSIS The request before the Commission is to rezone this 1.9± acre tract from "0-2" Office and Institutional District to "C-3" General Commercial District. The property currently contains an older single family residence and an accessory structure. No specific development is proposed at this time. The tract was zoned 0-2 through adoption of the 1987 Chenal valley Zoning Plan. The site is located on the west side of Kirk Road, approximately 1,000 feet north of its intersection with Chenal Parkway. The area is still very rural in nature although new development is occurring along Chenal Parkway. The new Arkansas Systems development is located on the 0-2 zoned property to the north. A post office was approved on the adjacent PD -0 zoned tract. The large area of 0-2 zoned property across Kirk Road to the east is undeveloped. A nonconforming auto repair service is located on the 0-2 zoned property to the south and a newer convenience store is located on a C-3 zoned tract at the corner of Kirk Road and Chenal Parkway. Many of the properties in the area are undeveloped or contain older homesites. The Chenal District Land Use Plan recommends Office use for this tract. Properties to the south, as far as Chenal Parkway, are shown as Neighborhood Commercial. Staff believes the current plan designations are appropriate and this area should remain office. Any commercial should be clustered closer to the intersection and should not be permitted to extend further up Kirk Road. There is available undeveloped, or underdeveloped commercial property in the area. This rezoning request is not driven by a specific development and staff believes it more reasonable to leave the property zoned 0-2. 2 April 17, 1997 ITEM NO.: 3 (Cont.) FILE NO.: Z-6271 STAFF RECOMMENDATION Staff recommends denial of the requested C-3 zoning. The request conflicts with the Land Use Plan and inappropriately extends commercial zoning too far north of the Kirk Road/Chenal intersection. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was not present although he had been present earlier. There was one objector present, John Flake. Staff informed the Commission that the applicant had stated, only minutes before the public hearing for this item, that he wished to withdraw the C-3 rezoning request. A motion was made to withdraw the item. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. April 17, 1997 ITEM NO.: 4 FILE NO.: Z-6282 Owner: Donna Dayer Applicant: Donna Dayer Location: 3914-3918-3922 West 12th Street Request: Rezone from R-3 to C-3 Purpose: No specific development proposed at this time. Size: .41± acres Existing Use: One single family residence, one gravel parking lot, one story brick building (Alert Center), one story block building (barber shop) SURROUNDING LAND USE AND ZONING North - Duplex and single family, vacant lot; zoned R-3 South - Union Rescue Mission Thrift Store; zoned C-3 East - Parking lot and church; zoned R-3 and R-4 West - Beauty shop and pharmacy; zoned C-3 PUBLIC WORKS COMMENTS Dedicate 10 feet of right-of-way on 12th Street as required by the Master Street Plan including a 20 foot radial dedication at intersection prior to building permit, if removal of existing building is planned with redevelopment. With construction: 1. Repair of curb and gutter and/or sidewalk damaged during or prior to construction with construction. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. 3. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 4. Stormwater detention ordinance applies to this property. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Cedar Street has a 1995 average daily traffic count of 5700. April 17, 1997 ITEM NO.: 4 (Cont.) FILE NO.: Z-6282 7. 12th Street has a 1995 average daily traffic count of 9900. LAND USE ELEMENT The property is located in the I-630 District. The Land Use Plan recommends Commercial for this site. The request is in conformance with the land use plan and is appropriate for the area. The site in question is bordered on three sides by other non-residential land uses. There is no land use issue. PUBLIC TRANSPORTATION ELEMENT The site is located on a Central Arkansas Transit Bus Route which extends down West 12th Street. STAFF ANALYSIS The request before the Commission is to rezone these three lots, totaling .41± acres, from "R-3" Single Family to "C -3 - General Commercial. One lot contains a frame single family residential structure, the second lot is a gravel covered parking lot and the third lot contains two buildings; one housing a City of Little Rock Alert Center and the second housing a small barbershop. The applicant proposes no new development at this time. The properties are located at the northeast corner of West 12th Street and Cedar Street. There are many commercial uses along this portion of 12th Street. The C-3 zoned properties across Cedar Street, to the west, contain uses such as a pharmacy and beauty shop. The Union Rescue Mission thrift store is located on the large C-3 zoned property across 12th Street to the south. Other uses in the immediate vicinity include churches and single family homes. The R-3 zoned properties across the alley to the north contain duplex and single family residences. Several of the residential structures in the area are vacant and boarded up. A church and parking lot occupy the R-3 and R-4 zoned properties directly to the east. The I-630 District Land Use Plan recommends Commercial for these lots. The site on the corner has a long history of use as nonresidential and it is extremely unlikely that either this lot or the vacant lot to the east will ever be developed as residential. The commercial and institutional uses surrounding the third lot have made its residential use undesirable. 2 April 17, 1997 ITEM NO.: 4 (Cont.) FILE NO • Z-6282 Staff believes the C-3 request to be reasonable for these lots. The request conforms to the Land Use Plan and commercial use is compatible with the area. An additional 10 feet of right-of-way for 12th Street and a 20 foot radial dedication at the intersection is required to conform to the Master Street Plan. The building on the corner lot has a 0 foot setback from Cedar Street and actually extends .5 feet across the 12th Street property line. The applicant does not desire to dedicate additional right-of-way. The Commission is asked to vote on a request to waive the right-of-way dedication. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. The request conforms to the Land Use Plan and is compatible with other uses in the area. Staff does not support a waiver of the right-of-way dedication. Staff recommends that the required 10 feet be dedicated for the eastern two lots which have the most immediate redevelopment potential. Staff also recommends that the 12th Street and corner radial dedication for the lot at the northeast corner of 12th and Cedar be deferred until such time as this lot is redeveloped. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was present. There were no objectors present. Staff presented the rezoning request and a recommendation of approval. Staff also informed the Commission that the applicant had agreed to staff's recommendation to defer the required 12th Street and corner radial dedication for the lot at the northeast corner of 12th and Cedar until such time as that lot is developed. The right-of-way for the eastern two lots will be dedicated through this rezoning. The C-3 rezoning request and the staff recommended right-of- way deferral were placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 April 17, 1997 ITEM NO.: 5 FILE NO.: Z-6283 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Southwestern Bell Telephone Melanie Gibson, Agent 11121 West Markham Street Rezone from R-2 to C-3 Construct new building for retail sales. 2.07± acres vacant, gravel covered lot SURROUNDING LAND USE AND ZONING North - Auto Sales Lot; zoned C-4 and restaurants; zoned C-3 South - Single Family residences; zoned R-2 and Rock Creek Floodway East - Southwestern Bell Telephone Complex; zoned R-2 West - AP&L (Entergy) Substation; zoned R-2 PUBLIC WORKS COMMENTS 1. Dedicate easement or property to City of Little Rock for Rock Creek floodway. 2. Dedicate right-of-way for Markham Street. Master Street Plan calls for 70 foot of right-of-way. However, this section of Markham needs the continuation of a center turn lane. The turn lane will most likely not be constructed on the north side due to the existing retaining wall. Thus, if a lane is to be added; the construction will likely be on the south side of Markham. Additional dedication is recommended. With construction: 1. Shared driveway as shown needs to be the primary access to site according to Section 31-210. Grade and width may need revisions. 2.A grading permit and development permit for special flood hazard area are required prior to construction. 3.Stormwater detention ordinance applies to this property. 4. Sidewalks shall be shown conforming to Section 31-175 and the "MSP". 5. Driveways shall conform to Section 31-210 or Ordinance 16,577. April 17, 1997 ITEM NO.: 5 (Cont.) FILE NO.: Z-6283 6. Markham Street has a 1995 average daily traffic count of 19,000. LAND USE ELEMENT The property is located in the Rodney Parham District. The Land Use Plan recommends Commercial for this site. The request is in conformance with the land use plan and is appropriate for the area. The site is bordered by other commercial uses. PUBLIC TRANSPORTATION ELEMENT The site is located on a Central Arkansas Transit Bus Route which extends down West Markham Street. STAFF ANALYSIS The request before the Commission is to rezone this 2.07± acre tract from 11R-2" Single Family to "C-3" General Commercial. The site is vacant, with a scattering of gravel. It appears the site has been used for overflow equipment parking by the adjacent utilities. The 2.07± acres were extracted from the larger tract to the east. A preliminary plat will follow at a later date. Once rezoned, the site will potentially be developed for a single user, possibly a furniture store. The property is located on the south side of Markham Street, approximately 1,200 feet west of Shackleford Road. This entire area of Markham Street is developed with a variety of commercial uses ranging from restaurants to auto sales and shopping centers. The R-2 zoned property adjacent to the east is occupied by a large Southwestern Bell Telephone maintenance facility. An AP&L (Entergy) substation occupies the R-2 zoned tract to the west. The Birchwood single family neighborhood is located to the south. The Rock Creek Floodway, some 120 feet wide at this point, separates the Birchwood properties from any development of the subject property. The floodway will be dedicated to the City, either through an easement or fee title. The floodway will be zoned OS and will provide a permanent buffer between the residences and commercial development of this site. Staff believes the C-3 zoning request to be reasonable. C-3 zoning conforms to the adopted Land Use Plan which recommends Commercial for this site. Commercial development of the site is compatible with other uses in the area. 2 April 17, 1997 ITEM NO.: 5 (Cont.) FILE NO.: Z-6283 STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. The floodway should be zoned OS. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was present. There were no objectors present. Staff presented the item and recommended approval of the C-3 rezoning request with the floodway property to be zoned OS. The item was placed on the Consent Agenda and approved for C-3 with the floodway to be zoned OS. The vote was 9 ayes, 0 noes and 2 absent. 3 April 17, 1997 ITEM NO.: 6 FILE NO.: Z-6284 Owner: Safecare Company, Inc. Applicant: Patrick McGetrick Location: North of Southwest Hospital, adjacent to I-30 Request: Rezone from R-2 and C-2 to C-4 Purpose: Future commercial sale and/or development; no specific development proposed at this time. Size: Existing Use: 11.03 acres vacant, heavily wooded tract SURROUNDING LAND USE AND ZONING North - I-30 right-of-way, undeveloped tract and single family; zoned R-2 South - Southwest Hospital; zoned 0-2 East - Undeveloped tract; zoned R-2 West - I-30 right-of-way; zoned R-2 and multi -building commercial development; zoned C-2 PUBLIC WORKS COMMENTS Dedicate right-of-way for the South Loop principal arterial. With construction: 1. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 2.Stormwater detention ordinance applies to this property. 3. Construct South Loop portion or contribute in -lieu fees. 4. Sidewalks shall be shown conforming to Section 31-175 and the "MSP". 5. Driveways shall conform to Section 31-210 or Ordinance 16,577. 6. Contact the AHTD for work within the State Highway right- of-way. ight- of-way. April 17, 1997 ITEM NO.: 6 (Cont.) FILE NO.: Z-6284 LAND USE ELEMENT The property is located in the Otter Creek District. The Land Use Plan shows commercial and public institutional in this area. The land use plan was adopted with the PI shown in the wrong place and the site in question would most likely have not fallen within the PI boundaries. There is a neighborhood action plan study currently being conducted in the area and staff recommends that an amendment to correct the land use plan be brought before the commission at that time. Staff does support the requested C-4 zoning. PUBLIC TRANSPORTATION ELEMENT Central Arkansas Bus Routes extend down Mabelvale West Road and the Freeway Frontage Route to the south and north of this site. STAFF ANALYSIS The request before the Commission is to rezone this 11.03± acre tract from "C-2" Shopping Center District and "R-2" Single Family to "C-4" Open Display district. The property is currently undeveloped and, for the most part, heavily wooded. The western 4± acres is currently zoned C-2 and the eastern 7± acres is zoned R-2. No specific development is proposed for the site at this time. The property is located north of the Southwest Hospital and abuts the junction of Interstates 30 and 430. The proposed South Loop borders the site on the east. The property is located at what will be the new South Loop Interchange off of I-30. Just what form that interchange will take has yet to be finalized by the State Highway Department. Construction of the South Loop, a principal arterial street, will focus development of this site toward the interchange. There are a very few single family homes located to the north of the site. These homes are bordered by the freeway and properties which are zoned office, commercial and industrial. The Land Use Plan recommends light industrial for this small residential area and staff believes these properties will be redeveloped as non-residential with the advent of the South Loop. The Otter Creek District Land Use Plan recommends Community Shopping (CS) and Public Institutional (PI) for the site. The CS designation is reflective of the western 4± acres current C-2 zoning and the PI designation is reflective of the presence of Southwest Hospital. The land use designations do not, however, correctly reflect totally the E April 17, 1997 ITEM NO.: 6 (Cont.) FILE NO.: Z-6284 current zoning and land use directly related to the hospital. The Plan incorrectly identifies as PI only a portion of the hospital site and extends north and east of the hospital property. A neighborhood action plan study is currently being conducted in the area and staff would recommend that an amendment to correct the Land Use Plan be brought before the Commission at the same time as the action plan. Staff does support the requested C-4 at this location and would recommend that the Commission approve the rezoning request with the knowledge that a land use plan amendment will follow at a later date. STAFF RECOMMENDATION Staff recommends approval of the requested C-4 zoning. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was present. There were no objectors present. The Commission was informed that the application had been amended to C-3. Staff also explained the plan issue and recommended that the Commission approve the C-3 rezoning request with the knowledge that a land use plan amendment will follow at the conclusion of the action plan study. The C-3 rezoning request was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. c April 17, 1997 ITEM NO.: 7 FILE NO.: Z -4325-B Owner: Diamond Development Company Applicant: Patrick McGetrick Location: West of 9600 Block of Stagecoach Road Request: Rezone from MF -6 and MF -12 to R-2 Purpose: Develop single family residential subdivision. Size: 19± acres Existing Use: vacant, heavily wooded tract SURROUNDING LAND USE AND ZONING North - Undeveloped; zoned R-2 and MF -12 South - Single Family; zoned R-2 and MF -12 East - Two churches; zoned R-2 and MF -18 and undeveloped tracts; zoned 0-2 and MF -18 West - Undeveloped; zoned R-2 PUBLIC WORKS COMMENTS No issues LAND USE ELEMENT The site is located in the Otter Creek District. The larger area contains the Otter Creek subdivision and scattered single family homes. The land use plan shows Single Family and Multifamily in this area. Staff does not feel an amendment to the land use plan is necessary for the portion of R-2 zoning that is in the Multifamily. April 17, 1997 ITEM NO.: 7 (Cont.) FILE NO.: Z -4325-B PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. TAFF ANALYSIS The request before the Commission is to rezone this 19± acre tract from "MF -6" and "MF -12" Multifamily to "R-2" Single Family. The property is currently undeveloped, and for the most part, is heavily wooded. Once rezoned, the owner proposes to develop the property as a 153 lot single family residential subdivision (S-1131, Stagecoach acres). The area is rural in nature with the predominate land use being large tracts of undeveloped property. The Otter Creek residential subdivision is located to the west of the site. Two churches are located in the vicinity, on the east side of Stagecoach Road. Several older homes are located directly south of the site and a golf driving range was approved as a PD -C to the north. The portion of the site now zoned MF -6 is shown as single family on the Otter Creek District Land Use Plan. The smaller, MF -12 zoned tract is shown within an area designated multifamily. Staff does not believe a land use plan amendment is necessary for that smaller part of the site that is in the multifamily designated area. Staff believes the requested R-2 zoning to be reasonable. Single family development would be compatible with existing uses in the area and staff believes the request is compatible with the land use plan. STAFF RECOMMENDATION Staff recommends approval of the requested R-2 zoning. PLANNING COMMISSION ACTION: The applicant was present. There were Staff informed the Commission that the requested that this item be deferred to agenda to coincide with the hearing for preliminary plat. 2 (APRIL 17, 1997) no objectors present. applicant had the May 15, 1997 a related April 17, 1997 ITEM NO.: 7 (Cont.) FILE NO.: Z -4325-B The item was placed on the Consent Agenda and approved for deferral to the May 15, 1997 Commission meeting. The vote was 9 ayes, 0 noes and 2 absent. 3 0 ui CC W 0 z 5'^ V/ 0 z z z Q CL M .a CV Z3 0 CM W z i 3 IN MEN son �4 A\ (/� W Z z Q Nj Z LLJ J Q Q _ Cl) Z= Nj co N_ Q Q d J` m ZO M ET -co Q� U W> LLli 0 W_ U 0H Q Z CL Q W u1¢mU¢QQ��U¢ O=� M .a CV Z3 0 CM W z i IN MEN son min M .a CV Z3 0 CM W z i April 17, 1997 There being no further business before the Commission, the meeting was adjourned at 5:55 p.m. Date Secretary o PWOMM 90rA