HomeMy WebLinkAboutpc_04 30 1998subI.
II.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
APRIL 30, 1998
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being eleven in number
(all members).
Approval of the Minutes of the March 19, 1998 and
April 2, 1998 Meetings. The minutes were approved
as mailed.
Members Present:
Members Absent:
City Attorney:
Richard Downing
Craig Berry
Rohn Muse
Judith Faust
Hugh Earnest
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Obray Nunnley
Pam Adcock
None
Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
APRIL 30, 1998
I. DEFERRED ITEMS:
A. Chenal Office Plaza -- Short -Form POD (Z -3292-C)
B. Blair -- Short -Form PD -C (Z -4167-D)
C. Scarbrough Subdivision - Preliminary Plat (S-1170)
II. PRELIMINARY PLATS:
1. Chenal Valley - Tract 6 (S -867 -MMM)
2. Chenal Valley - Phase II Commercial (S -867 -NMN)
3. Berta - Time Extension (S-1110)
4. Trinity Subdivision - Tract B (S -1139-A)
5. Highland Office Complex (S-1185)
6. Bowman Office Park (S-1186)
III. PLANNED ZONING DEVELOPMENTS:
7. Marcie Heien - Revised POD (Z -2058-C)
8. Hunter's Green - Revised PD -R (Z -4587-B)
9. The Oaks of Chenal - Revised PRD (Z -5588-B)
10. Gray - PRD Re-establishment (Z -5661-A)
11. Egbosimba -- Short -Form PCD (Z -6239-A)
12. Newkirk -- Short -Form POD (Z-6472)
13. Hagood -- Short -Form PCD (Z-6473)
14. Maxmart #2 -- Short -Form PCD (Z-6476)
15. Highland Office Complex -- Short -Form POD (Z-6479)
16. Bowman Office Park -- Short -Form POD (Z-6480)
17. Breshear's -- Short -Form PD -C (Z-6481)
18. Cathedral School -- Long Form POD (Z-6483)
Agenda, Page Two
IV. SITE PLANS REVIEW:
19. Cathedral School - Subdivision Site Plan (S -57 -DD)
20. Handling Systems - Revised Subdivision Site Plan (S -1054-A)
21. Bush - Subdivision Site Plan (S-1183)
22. Turtle Creek Apts. - Revised Subdivision Site Plan (S-1184)
23. Riverwalk Apts. - Revised Subdivision Site Plan (S-1187)
24. Chenal Place (Lots 1-4) - Zoning Site Plan (Z -5802-B)
25. Pleasant Ridge West - Zoning Site Plan (Z-6477)
25A. Hanson - Subdivision Site Plan (S-1189)
V. CONDITIONAL USE PERMITS:
26. Wal-Mart - Revised Conditional Use Permit (Z -3442-F)
27. Barrow Rd. Church of Christ - Conditional Use Permit
(Z -5966-A)
28. Chenal Valley Montessori School - Revised Conditional
Use Permit (Z -6096-A)
29. Odom's - Conditional Use Permit (Z-6470)
30. Johnson Day Care Center - Conditional Use Permit (Z-6471)
31. Cooley and Wilson Manufactured Home - Conditional Use Permit
(Z -6474-A)
32. McMurry Accessory Dwelling - Conditional Use Permit (Z-6475)
33. Herndon Accessory Dwelling - Conditional Use Permit
(Z-6478)
VI. OTHER MATTERS:
34. Z-6474 - 3521 Longcoy - Rezoning from C-3 to R-3
35. Capitol Avenue - Street Name Change (G-25-174)
36. Alley Right -of -Way Abandonment -- Block 20, Gibralter
Heights Addition (G-23-285)
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April 30, 998
ITEM NO.: A FILE NO.: Z -3292-C
NAME: Chenal Office Plaza - Short -Form P.O.D.
LOCATION: Southwest corner of West Markham Street and
Atkins Road
DEVELOPER• ENGINEER:
Ramsey Ball Pat McGetrick
11225 Huron Lane McGetrick Engineering
Little Rock, AR 72211 11225 Huron Lane
Little Rock, AR 72211
AREA: 4.88 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: 0-3 ALLOWED USES: General Office
PROPOSED USE: General Office and C-3
Permitted uses
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND•
This property was rezoned from Single -Family to 0-3 Office on
January 16, 1979. A rezoning request to C-3 was denied by the
Planning Commission on March 26, 1985. Part of the property was
proposed to be rezoned to PCD in 1993. That request was
withdrawn.
A. PROPOSAL•
The applicant proposes to rezone the 4.88 acre tract to POD.
The applicant proposes to construct two (2) buildings on the
property with an associated parking lot. The larger
building will be two -stories in height and contain 40,500
square feet of office space. The other building will be one
story and contain 18,000 square feet of office and
commercial space.
The applicant also proposes a tower pad to be located along
the west property line. This would be for a tower site for
April 30, 198
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z -3292-C
one of the tenants of the office building. There are 310
parking spaces shown on the site plan.
B. EXISTING CONDITIONS:
The site is vacant and undeveloped. Most of the trees have
been removed from the site over time.
The property across Atkins Street to the east and West
Markham Street to the north is zoned Commercial. Adjacent
zoning to the west include R-2, 0-3 and C-3. Single-family
residential zoning and uses are located to the south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Parkway Place Neighborhood Association was notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way will be required to 30 feet
from centerline of West Markham Avenue, and Atkins Road.
A 20 feet radial dedication is required at northwest
corner of property.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks.
3. Parking lot -T" intersection must be 75 feet minimum
from right-of-way for entrances from West Markham and
Atkins.
4. Move West Markham entrance to 100 feet minimum from'
Atkins right-of-way.
5. Stormwater Detention Ordinance applies to this property.
6. Applicant must request closure of Lorena Avenue and
Malekin Street through Public Works.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available on site. Contact Little Rock
Wastewater Utility for details.
AP&L: Easements requested:
15 feet along the east and north property lines.
20 feet along the south property line.
Arkla: No comments received.
Southwestern Bell: A 10 foot easement required along the
south and west property lines.
Water: The Water Works has a main in Lorena Dr. We
request Lorena Dr. be retained as a utility easement. On
site fire protection may be required.
E
April 30, )98
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z -3292-C
Fire Department: Show fire hydrants.
County Planning: No Comment - inside city limits.
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Ellis Mountain District and is shown on
the Plan for Office. The area to the south of the site
along Lorena Avenue is Single Family on the Land Use Plan.
There needs to be well designed buffering to protect the
Single Family from the vast amount of parking. The
placement of the dumpster at the southwest corner adjacent
to this single family is inappropriate and should be moved
to an internal placement within the development. As the
site is shown as Office the northern 18,000 square feet
building should not be developed as a strip commercial
center and should have office as its majority use.
Landscape Issues:
The plan submitted does not provide for the 14 foot wide
street buffer along Atkins Road. To comply with this full
buffer requirement it would be necessary to delete the
proposed front row of parking facing Atkins Road. Also, the
land use buffer where Malekin Street is to be closed should
not drop below a width of 9 feet. Additional building
landscaping between the public parking areas and building is
required by the Landscape Ordinance.
The areas set aside for interior landscaping only meets with
the bare minimums of the Landscape Ordinance. Therefore, it
is recommended that additional interior landscaping be
installed to help brake up the sea of asphalt.
The proposed dumpster located toward the southwest corner of
the property should be moved further away from property with
residential use. A possible location could be adjacent to
the other dumpster located toward the center of the site.
A 6 foot high opaque screen is required to screen all
adjacent residential zones. If there are to be no windows
or doors (other than those required by the Fire Department)
west of the proposed northernmost building no additional
screening in that area is required. Prior to a building
permit being issued, three copies of a detailed landscape
plan must be submitted to and approved by Bob Brown, Plans
Review Specialist. He may be reached at 371-4864.
3
April 30, J98
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -3292-C
G. ANALYSIS:
There are several issues left to be resolved. Those include
the following:
1. Details on the tower issue.
2. Site lighting.
3. Signage plan.
4. Dumpster location.
5. Number of parking spaces.
6. Amount of commercial uses and specific uses.
7. Buildings' design characteristics.
Following the Subdivision Committee meeting, the applicant
requested a deferral of this item in order to address these
issues and the issues noted in paragraphs D, E and F.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the deferral request. The item
will be deferred to the March 19, 1998 agenda. A revised
site plan will need to be presented to the Subdivision
Committee prior to February 26, 1998.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick and Ramsey Ball were present, representing the
application. Staff gave a brief review of the rezoning.
The various staff concerns and Public works Comments were
discussed. Bob Brown discussed the landscape and buffer
requirements.
The applicants indicated that a revised plan would be worked out
and submitted to staff.
The Committee accepted the presentation after further discussion
and forwarded the issue to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Staff informed the Commission that the applicant had requested a
deferral of the item to the March 19, 1998 agenda.
The Chairman placed the item on the Consent Agenda for deferral.
The item was deferred to the March 19, 1998 agenda by a vote of
11 ayes, 0 noes and 0 absent.
4
April 30, I98
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -3292-C
STAFF UPDATE:
On February 26, 1998, the applicant submitted a letter to staff
requesting that the item be deferred to the April 30, 1998
agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (MARCH 19, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the April 30, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the April 30, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
STAFF UPDATE•
On April 10, 1998, the applicant submitted a letter to staff
requesting that this item be withdrawn, without prejudice. The
applicant has not decided how to proceed with the development of
the property. Staff recommends approval of the withdrawal
(without prejudice) request.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be withdrawn without prejudice.
Staff supported the withdrawal as requested.
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 passed by a vote of
11 ayes and 0 nays.
A
April 30, )98
ITEM NO.: B FILE NO.: Z -4167-D
NAME: Blair - Short -Form PD -C
LOCATION: 9715 Colonel Glenn Road
DEVELOPER•
ENGINEER•
Daniel Utility Pat McGetrick
9715 Colonel Glenn Road McGetrick Engineering
Little Rock, AR 72204 11225 Huron Lane
Little Rock, AR 72211
AREA: 1.02 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: 0-3 ALLOWED USES: Office
PROPOSED USE: Office, inside storage of
equipment and supplies
(warehouse), parking of
service trucks (3/4 ton or
less).
VARIANCES/WAIVERS REQUESTED:
None requested.
BACKGROUND•
The property was rezoned from R-2 to 0-3 on March 20, 1984
(Ordinance #14,623). On May 30, 1989 the Planning Commission
denied a requested zoning to C-4. On August 22, 1989 the
Commission also denied a re -zoning request to Short -Form PCD.
The applicant was proposing to utilize the property for temporary
storage of repossessed vehicles. Staff recommended denial of
both rezoning requests as being inappropriate to this area.
On September 10, 1991 the Planning Commission approved a
conditional use permit to allow an office, showroom/warehouse on
the property. This approval was for a business which provided
and serviced cable boxes for cable companies. Currently, a
utility business is operating in violation of the approved
conditional use permit and the Zoning Ordinance. This is due to
the fact that there is outdoor storage of vehicles and materials
which extends well onto the R-2 zoned property to the south.
April 30, )98
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z -4167-A
A. PROPOSAL:
The applicant proposes to rezone the 1.02 acre site to PD -C.
The applicant proposes the continuing operation of a utility
maintenance business at this location. There would be 5,800
square feet of building addition for the enclosed storage of
equipment and supplies. Additional parking is proposed for
employees as well as service trucks.
The applicant states that there will be no additional
signage on the property. Any site lighting will be low-
level and directed away from the adjacent R-2 zoned
properties.
B. EXISTING CONDITIONS:
The site currently contains an office/warehouse building and
associated parking areas. There is a large amount of
outside storage of equipment and materials in the side and
rear yards, extending approximately 200 feet onto the R-2
zoned property immediately south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Westbrook and Barrow Neighborhood Associations were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
2. Provide design of left turn lane with 75 feet stacking
and 100 feet transition on Colonel Glenn Road conforming
to "MSP" (Master Street Plan). Construct one-half
street improvements to these streets including 5 foot
sidewalks, or provide in -lieu contribution.
3. Stormwater detention ordinance applies to this property.
4. A grading permit and development permit for special
flood hazard area are required prior to construction.
5. Provide striping and signage plans for the development,
for Traffic Engineering approval.
6. Colonel Glenn has a 1995 average daily traffic count of
5,800 vehicles.
7. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
8. Contact the AHTD for work within the State Highway
right-of-way.
2
April 30, 198
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z -4167-A
9. Parking lot cannot extend into right-of-way (55 feet
from centerline).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: The Fire Department needs to evaluate this area to
determine whether an additional public and/or private
fire hydrant(s) will be required.
Fire Department: Show fire hydrants.
County Planning: No Comment - inside city limits.
LATA: POSSIBLE AFFECT. Route #14 is in the vicinity of
the proposed PDC. It looks as though there would be
sufficient R -O -W for bus stop, however, it is some distance
for a pedestrian to walk from the street to the
office/storage space.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
Shown on the Plan as Single Family in the 65th Street West
District, this site was denied an amendment to the Plan to
Commercial by the Planning Commission (0 for, 10 nays, 1
absent). The area west of Panther Creek is shown on the
Plan for Light Industrial use. The area is a mix of
industrial and single family uses. The creek has a large
flood plain, which is shown on the City Parks Master Plan as
a First Priority acquisition Open Space. The area east of
the creek is vacant; where developed use is mixed. The Plan
uses the creek as the dividing line between nonresidential
and single family uses.
Currently, Colonel Glenn is a two lane "rural" road. To the
east is the intersection of Colonel Glenn and Stagecoach
Roads which is a major intersection (two principal
arterials). The Land Use Plan recommends Commercial use at
this intersection. Between the Creek and this commercial
area is Marigold. This street is a residential, single
family, area of about a dozen homes. In 1997, the
Commission was asked to rezone a vacant parcel at Marigold
and Colonel Glenn Road to commercial. The Land Use Plan
recommended the change; however, the residents were strongly
opposed. After much debate the zoning request was denied.
3
April 30, 398
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z -4167-A
The Commission indicated they wished the Plan to be changed
from Neighborhood Commercial to Single Family. At the
request of the Neighborhood and Commission, Staff prepared a
plan amendment to make this change. The Board of Directors
approved the Plan change in June of 1997.
The site in question represents about a third of the
property between the Marigold residential and the creek.
The City's previous actions of supporting the single family
require the opposition to a change to commercial here.
Staff recognizes that some of the site is already zoned
office. However, if the City is serious about preserving
and strengthening the existing residential area, no•change
from residential can be supported.
Landscape Issues:
With the additional right-of-way dedication, the proposed
plan does not provide the required 31 foot average on site
buffer width required along Colonel Glenn Road. The minimum
width required at any given point is 6 feet.
Six percent of the interior of the vehicular use area must
be landscaped with interior islands.
A 6 foot high opaque screen, either a wood fence with its
face side directed outward or dense evergreen plantings are
required to screen business activity from adjacent
residential properties.
This site will be required to be brought into compliance
with the Landscape Ordinance. Prior to a building permit
being issued, three copies of a detailed landscape plan must
be submitted to and approved by Bob Brown, Plans Review
Specialist. He may be reached at 371-4864.
G. ANALYSIS:
The applicant submitted a revised site plan on January 22,
1998 which appears to address most of the technical issues
as raised by the Subdivision Committee. However, the area
of pavement for vehicular parking has been expanded and now
extends well onto the R-2 zoned tract immediately south of
the current 0-3 zoning. Part of the proposed new building
also extends onto the R-2 tract.
The applicant also submitted a letter with the revised plan
stating that they have agreed to the right-of-way dedication
and will contribute 15% in -lieu for street improvements to
Colonel Glenn.
4
April 30, 998
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z -4167-A
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the rezoning request. The
proposed zoning does not conform to the City's Future Land
Use Plan and staff feels that the proposed use would be
inappropriate to the area.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
The Public Works Comments were discussed. This included the
dedication of additional right-of-way and street improvements to
Colonel Glenn Road. Mr. McGetrick indicated that the applicant
would apply for a waiver of street improvements.
After a brief discussion of other technical issues, including
landscape requirements, the Committee forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that the applicant had requested a
deferral of the item to the March 19, 1998 agenda.
The Chairman placed the item on the Consent Agenda for deferral.
The item was deferred to the March 19, 1998 agenda by a vote of
11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (MARCH 19, 1998)
Staff gave a brief description of the proposal and a
recommendation of denial.
Pat McGetrick was present, representing the application. Mr.
McGetrick passed out photos and information relating to the site.
He stated that the property owners have been working with the
neighbors and have made revisions in the site plan. He stated
that there were still a few items that needed to be worked out
and requested a deferral to the April 30, 1998 meeting.
Staff informed the Commission that this would be the applicant's
second deferral.
A motion was made to defer the item to the April 30, 1998 agenda.
The motion passed by a vote of 10 ayes and 1 nay.
5
April 30, i98
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z -4167-A
STAFF UPDATE:
On April 9, 1998, Pat McGetrick submitted a revised site plan to
staff at the Subdivision Committee meeting. The revised plan
shows a 2,400 square foot building to be used as covered parking
for utility vehicles. The plan also shows the addition of a 6
foot wood fence east and west of the existing building across the
front of the lot. The parking area near the northwest corner of
the property line has been redesigned to include a larger
landscaped area. All of the other proposed buildings and parking
areas have not changed.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pat McGetrick and Don and Donna Blair were present, representing
the application. There were two persons present to oppose the
application. Staff gave a brief description of the proposal with
a recommendation of denial, based on the fact that the proposed
use does not conform to the City's Land Use Plan.
Pat McGetrick addressed the Commission in support of the
application. He stated that the property owners have met with
the neighbors and have revised the site plan based on the
neighbor's comments. Mr. McGetrick thoroughly described the
proposed site plan with the revisions.
Donna Blair addressed the Commission in support of the
application. She submitted photographs to the Commission showing
the property at the present time and showing the property before
any improvements were made.
Dennis Sobba also spoke in favor of the application. He stated
that the business has been a quiet one and has caused no problems
to the neighborhood.
JoAnn Kennedy spoke in opposition to the proposed rezoning. She
stated that she owns the property directly across Colonel Glenn
from this property. She stated that the proposed commercial
buildings would be unsightly and that she did not want the
buildings across from her property.
Terry Drew also spoke in opposition to the application. She
stated that she owns the property immediately west of this site
and has lived there for 17 years. She stated that the business
which exists on the property has grown tremendously over the past
several years. She stated that the proposed large-scale
commercial use of the property would not be compatible with her
residential property.
G
April 30, !98
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z -4167-A
There was a brief discussion regarding the condition of the
property prior to the current development, and the location of
the property in relation to Mrs. Kennedy's property.
Commissioner Nunnley asked if any additional expansions would be
proposed.
Mr. Blair stated that he did not think that there would be any
further expansions.
Commissioner Muse asked if the applicant would work with the
neighborhood to choose an exterior color for the proposed
buildings which would be most desirable for the neighbors.
Mr. Blair stated that the proposed buildings would be beige in
color. He stated that he would work with the neighbors if they
wanted a different color.
Commissioner Berry asked what the land use plan showed for the
site.
Tony Bozynski, Assistant Director of Planning and Development,
explained that the land use plan showed the site as single-
family. He went on to remind the Commission that they denied a
land use plan amendment for the property previously, and that
staff did not support the rezoning request.
There was a brief discussion concerning the land use plan, the
applicant's improvement of the property, and the previously
approved conditional use permit.
A motion was made to approve the PD -C rezoning. The motion
passed with a vote of 6 ayes and 5 nays.
7
April 30, X98
ITEM NO.: C FILE NO.: S-1170
NAME: Scarbrough - Preliminary Plat
LOCATION: Southwest corner of Arch Street Pike and Harley Road
DEVELOPER•
ENGINEER•
John R. Brock Ben Rittler, Jr.
701 N. Reynolds Rd.
Bryant, AR 72022
AREA: 1.73 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: Not zoned
PLANNING DISTRICT: 14
CENSUS TRACT: 41.07
VARIANCES/WAIVERS REQUESTED:
None Requested.
A. PROPOSAL•
The applicant is proposing to subdivide 1.73 acres into two
(2) lots. The applicant is subdividing the property so that
Lot 2 can be sold to a separate party for the construction
of a new building.
B. EXISTING CONDITIONS:
Lot 1 contains an existing single-family residential
structure. Lot 2 is undeveloped but cleared. Some site
work has been done. Lot 2 is below the existing grade of
Arch Street and Harley Road.
The general area contains a mixture of residential,
commercial and industrial uses.
April 30, X98
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1170
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Arch Street Pike is listed on the Master Street Plan as
a principal arterial. A dedication of right-of-way will
be required to 55 feet from centerline.
2. Harley Road has a 20 foot wide pavement, dedication of
right-of-way to 30 feet from centerline for this
commercial street will be required.
3. A 20 foot radial dedication of right-of-way is required
at the intersection.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development or provide in -lieu contribution.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. All driveways shall be concrete aprons per City
Ordinance.
7. Obtain permits (barricade/street cut) for improvements
Master Street Plan as a minor within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
8. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
9. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
10. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
11. Arch Street has a 1995 average daily traffic count of
6700.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary. No comment.
AP&L: No Comment.
ARKLA: No comment received.
Southwestern Bell: No comment received.
K
April 30, J98
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO • S-1170
Water: If water service is not existing, execution of
Preannexation agreement and approval of the City or
annexation to the City is required. If water meters
are existing, they must be adjacent to the parcel
served. Relocation of meter(s) may be required.
Fire Department: No Comment.
County Planning: The second lot of this plat actually
accesses Harley Road which is a private drive, no county
maintenance at this time. Has right-of-way been dedicated
for Harley Road? Perhaps this area should be addressed by
confirmation of a 50 foot dedicated right-of-way as outlined
on the plat. Suggesting that the plat reflect document
number for easement dedication or reference deed which
dedicates right-of-way.
CATA: The property is on Central Arkansas Transit's Dixon
Road Express #23 bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
G. ANALYSIS:
On March 5, 1998, the applicant submitted a letter to staff
requesting that the item be deferred to the April 30, 1998
Planning Commission agenda. The applicant stated that
issues related to the deed of the property need to be worked
out as well as issues raised by the Subdivision Committee.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the deferral request. The item
will be deferred to the April 30, 1998 agenda.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998)
The applicant was not present. He had previously informed staff
that he would be out of town at this time.
Staff presented the item and informed the Committee that the
applicant would meet with staff on February 27, 1998 to discuss
the outstanding issues associated with the plat.
The Committee forwarded the issue to the full Commission for
final action.
3
April 30, /98
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO • S-1170
PLANNING COMMISSION ACTION: (MARCH 19, 1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the April 30, 1998
agenda. Staff supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the April 30, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
STAFF UPDATE:
On April 21, 1998, the applicant submitted a letter requesting
that the item be deferred to the June 11, 1998 agenda. The
applicant is continuing to work out details associated with the
property. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
4
April 30, !98
ITEM NO.: 1 FILE NO.: S -867 -MMM
NAME: Chenal Valley Tract 6 - Preliminary Plat
LOCATION: Northwest corner of Rahling Road and Chenal
Valley Drive
DEVELOPER:
ENGINEER•
Deltic Timber Corp. White-Daters and Assoc.
7 Chenal Club Cr. 401 S. Victory
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 14.8 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
ZONING• 0-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant proposes to subdivide 14.8 acres into 4 lots
ranging in size from 3.05 acres to 4.20 acres. The property
is zoned 0-2. The applicant proposes to final plat the
property one lot at a time as each lot is sold.
B. EXISTING CONDITIONS:
The property is undeveloped and heavily wooded. There is an
apartment complex under construction to the north along
Chenal Valley Dr. There is undeveloped C-3 zoned property
to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment.
April 30, J98
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO S -867 -MMM
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved. Applicant shall show FIRM
Community Panel Number, effective date and flood zone
information on the preliminary plat.
2. Stormwater detention ordinance applies to this property.
3. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
4. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
S. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 10 foot easement is requested along
the north property line of Tracts 6A, 6B and 6D and the
west property line of Tract 6A.
Water: An acreage charge applies in addition to normal
charges in this area. The maximum floor elevation to be
served off the West Markham System is 620 feet msl. On
site fire protection may be required.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
2
April 30, j98
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • S -867 -MMM
G. ANALYSIS•
The applicant submitted a revised preliminary plat on April
10, 1998. The revised copy addresses all of the comments
made at the Subdivision Committee meeting. The driveway
locations shown on the revised plat conform to ordinance
standards. There are no issues left to be resolved.
H. STAFF RECOMMENDATIONS:
Staff recommends approval subject to the conditions noted in
paragraphs D and E of this report. Also, there will be no
more than one curb cut for each lot along Rahling Road and
Chenal Valley Drive.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Joe White was present, representing the application. Staff
briefly described the preliminary plat.
Mr. White noted that the lots would be final platted one at a
time.
Bruce Remmet, of Public Works, suggested that the driveways for
lots 6A and 6B be combined. Staff asked Mr. White to show
proposed driveway locations on the plat.
Mr. White stated that he would rather have a separate drive for
each lot and that there was enough street frontage to meet
ordinance requirements.
After a brief discussion, the Commission forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
3
April 30, 998
ITEM NO.: 2 FILE NO.: S-867-NNN
NAME: Chenal Valley Phase II Commercial - Preliminary Plat
LOCATION: Southeast and southwest corners of Highway 10 and
Chenal Parkway
DEVELOPER•
ENGINEER:
Deltic Timber Corp. White-Daters and Assoc.
7 Chenal Club Cr. 401 S. Victory
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 53.3 Acres NUMBER OF LOTS: 20 FT. NEW STREET: 2,725
ZONING: C-2, C-3, 0-2, R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to subdivide 53.3 acres into 20 lots.
The majority of the property is zoned C-3, with small
portions of 0-2, C-2 and R-2. The average lot size is
68,750 square feet. The applicant is also proposing 2,725
linear feet of new streets. The lots will be final platted
one at a time, as each is sold.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded.
The property to the east, west and south is undeveloped R-2
zoned property, with the exception of the Duquesne
Subdivision which is developing to the southwest of this
property.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Aberdeen Court Neighborhood Association was
notified of the public hearing.
April 30, 98
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S-867-NNN
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved. Applicant should provide
FIRM Community Panel Number, effective date and flood
zone information.
2. Provide design of Chenal Parkway (from Hwy. 10 to south
boundary) per the Chenal Parkway Master Street Plan
including sidewalks and right turn lanes. Also provide
Hwy. 10 improvements and commercial streets per the
Master Street Plan. Construct streets improvements with
planned development.
3. The blocks are less than 600 feet as required in Sec.
31-285 which causes traffic circulation problems.
4. Radius on Germay Drive is less than 275 foot minimum
required per Sec. 31-209 and 283.
5. Stormwater detention ordinance applies to this property.
6. Easements for proposed stormwater detention facilitates
are required.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
11. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
12. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
13. Developer shall fund one-half of the cost for future
signal installation at Hwy. 10 and Chenal Parkway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Water main extensions will be required. Existing
waterline easements should be required.
2
April 30, J98
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S-867-NNN
Fire Department: Fire hydrants must be placed per code.
Contact Dennis Free at 918-3752 for further details.
County Planning: No Comments.
LATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
Staff has received no revised preliminary plat since the
Subdivision Committee meeting. The applicant has informed
staff that he is working on a revised plat which addresses
the Public Works issues, primarily the location of the new
streets. The applicant noted that a deferral would be in
order.
H. STAFF RECOMMENDATIONS:
Staff recommends deferral of the preliminary plat to the
June 11, 1998 Planning Commission agenda. The revised
preliminary plat will need to be reviewed by the Subdivision
Committee on May 21, 1998.
SUBDIVISION COMMITTEE COMMENT:
Joe White was present, representing the application. Staff gave
a brief description of the preliminary plat. Mr. white noted
that the lots would be final platted one at a time as each is
sold.
The Public Works comments were reviewed. Bruce Remmet noted that
Miramont Street is located too close to the Hwy. 10/Chenal
Intersection. The future traffic signal at that intersection was
also discussed. Mr. Remmet noted that this developer will be
responsible for 50 percent of the signals cost.
After additional discussion, the item was forwarded to the full
Commission for final action.
3
April 30, j98
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S 867 MNN
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of 11 ayes and 0 nays.
4
April 30, 998
ITEM NO.• 3 FILE NO.• S-1110
NAME: Berta -- Preliminary Plat - Final Plat time extension
LOCATION: 13702 Kanis Road
DEVELOPER:
ENGINEER•
Robert and Jewell Hawkins 011en Dee Wilson
13702 Kanis Road 2523 North Willow
Little Rock, AR 72211 No. Little Rock, AR 72114
AREA: 2.75 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2
PLANNING DISTRICT: 18
CENSUS TRACT: 42.06
A. BACKGROUND•
On October 10, 1996, the Planning Commission approved a
preliminary plat for the subdivision of a 2.75 acre parcel
with an existing single-family home into two lots. The
approval was subject to conditions noted by staff.
On November 7, 1996, the Board of Directors approved a
conditional waiver of street improvements to Kanis and
Asbury Roads, and on April 15, 1997 a resolution was passed
granting a driveway access to Kanis Road.
According to Chapter 31 of the Little Rock Code of
Ordinances Section 31-94(e), "A preliminary plat approved by
the Planning Commission shall be effective and binding upon
the Commission for one (1) year from the date of approval or
as long as work is actively progressing, at the end of which
time the final plat application for the subdivision must
have been submitted to the Planning Staff."
"The Planning Commission may extend the original preliminary
approval, for a period not to exceed one (1) year from the
date of approval, when it can be demonstrated that there are
no changes in the plat design or neighborhood that warrant a
complete review." As of this date, the final plat
application for the subdivision has not been submitted to
the Planning Staff.
April 30, !98
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO • S-1110
H. PROPOSAL•
The applicant has submitted a letter to staff requesting a
one year extension for the submittal of a final plat
application, until April 15, 1999. The reasons and
justification for the time extension are outlined in the
attached letter. There have been no changes to the original
plat design as approved by the Planning Commission.
C. STAFF RECOMMENDATIONS:
Staff recommends approval of the one (1) year time extension
as requested by the applicant. The applicant will have
until April 15, 1999 to submit a final plat application to
staff.
There are no graphics for this item.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
2
March 12, 1998
Mr. Monte Moore
Subdivision Administrator
Department of Neighborhoods & Planning
City of Little Rock
Re: Case 5-1110
Dear Mr. Moore:
In August, 1996 my wife and I started plans to give our daughter
and son-in-law one acre of land out of our parcel of 2.70 acres.
We talked to Larry Jones about the procedure to split the lot,
starting with a survey. We had the survey done by a surveyor out
of Russellville. Mr. Jones suggested, very strongly, that we
should use a local person, so we obtained the services of Mr. Dee
Wilson of North Little Rock.
We talked to Mr. Jones again and went through the application
process and on Sept. 5, 1996 we paid the $131.00 fee for filing
the preliminary plat. Mr. David Sheerer to us about the long
range plans for Kanis Road, thus building up to their refusing to
authorize a drive way exit onto Kanis from the proposed new lot on
Kanis.
On Oct 10, 1996 we had a hearing with the Planning Commission re-
garding our preliminary plat. The staff recommended approval only
if we agreed to grant an easement on the North end of our lot for
a driveway to the new lot. The staff refused to recommend a drive
way opening onto Kanis. Between then (10-10-96 ) and February,
1997 we had several discussions regarding the driveway issue. The
2.76 acres was divided the only way it could be because of the
septic tank field lines for both lots. The field lines were laid
out according to the Health Department regulations and approved by
them. Because of the difference in cost between a driveway onto
Kanis and the driveway off Asbury, we appealed the decision to the
Little Rock City Directors.
The meeting was held April 15, 1997 and the result was the City
passed a resolution authorizing a new residential subdivision
titled Berta Replat and authorized a driveway exit onto Kanis
Road. This approval is resolution number 9,960. After this
meeting we took our survey etc, to Mr. Jones and he told us we had
one year to file the final plat with the City and County. He had
considered the action on 4-15-97 as the date the preliminary plat
had been approved.
The home to be build on the new lot was to be built with low
interest bond money issued for building homes for "middle income",
first time home buyers. Because of the delays caused by the
driveway issue, we missed 2 bond issues. The third bond issue was
missed because the qualifications changed and we could not
qualify. The regular interest rates got down as low as the bond
rate, but we now have other problems. I have had 2 heart attacks
since then, and at the present time my wife has a cancer problem.
She also has a problem with her kidney that will probably require
some time to correct.
In view of the above circumstances I would like to request an
extension of time for filing our final plat with the City of
Little Rock. It is my understanding that you can grant such an
extension of 12 months. This would give us until April 15, 1999 to
file our final plat. I understand that the Planning Commission
will meet March 19, 1998 and this can be considered at that
meeting to be referred to the Directors meeting in April, 1998.
Please schedule this accordingly.
Thanking you in advance, I remain
Si erely yours,
Robert L. Hawkins
.2;2C;- 1/$2o
MAR 13 1998
April 30, J98
ITEM NO.: 4 FILE NO.: 5-1139-A
NAME: Trinity Subdivision - Preliminary Plat
LOCATION: Southwest corner of Rahling Road and Taylor Loop Road
DEVELOPER:
ENGINEER:
Trinity Presbyterian Church McGetrick Engineering
1520 Market Street 11225 Huron Lane
Little Rock, AR 72211 Little Rock, AR 72211
AREA: 2.65 Acres NUMBER OF LOTS: 7 FT. NEW STREET: 0
ZONING• R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The applicant proposes to subdivide 2.65 acres into seven
(7) single-family residential lots. Each lot will have rear
access from a 20 foot wide paved alley which will run from
Taylor Loop Road to Rahling Road. There will be only one
curb cut on Rahling Road.
H. EXISTING CONDITIONS:
The 2.65 acre site is undeveloped and mostly wooded. There
is a creek which runs along the west side of the property.
The old Alfolter Lane access runs through the property.
Alfolter Lane was previously used to access the property on
the east side of Rahling Road.
Single-family residential property exists to the north,
south and west. The future Trinity Presbyterian Church
development is to the east, across Rahling Road.
April 30, 998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • 5-1139-A
C. NEIGHBORHOOD COMMENTS:
No neighborhood comments have been received by staff. The
Westchester Neighborhood Association was notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Applicant shall provide FIRM Community Panel Number,
effective date and flood zone information on the
preliminary plat.
2. Restrict access to one driveway onto Rahling Road for
new residences. Construct 20 feet pavement in 30 feet
access easement if solid waste pick-up desired at access
easement in the rear of property. Fences are not
permitted in easement area.
3. Channelize the creek to handle 100 year storm event.
Provide hydraulic calculations for approval.
4. Taylor Loop Road is listed on the Master Street Plan as
a collector street. Dedicate right-of-way to 30 feet
from centerline and construct one-half street
improvements with planned development.
5. A 20 foot radial dedication of right-of-way is required
at the corner of Taylor Loop and Rahling Road.
6. The driveway on Rahling Road may be in conflict with
existing curb inlet.
7. Obtain permits for improvements within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
8. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
9. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: A water main extension will be required to serve
most of these parcels. An acreage charge of $150 per
acre applies. Water Works will participate in extension
of the water main south across the southern lot to tie
into the existing main.
Fire Department: No Comment.
E
April 30, ,998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • S -1139-A
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS:
The applicant submitted a revised preliminary plat on April
15, 1998. The revised plat complies with the comments
raised at the Subdivision Committee meeting. There are no
further issues for resolution.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the comments in paragraphs D and E of this
report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the plat.
Bruce Kemmet reviewed the Public works Comments with the
Committee. The main topics of discussion were the street
improvements to Taylor Loop Road and the 20 foot wide alley
access to the single-family lots. Mr. Kemmet indicated that the
proposed 20 foot wide rear access would be acceptable.
Staff noted that a 35 foot platted front building line would be
required along Rahling Road. Mr. McGetrick stated that the plat
would be revised to show the 35 foot platted building line.
There being no further issues for discussion, the Committee
forwarded the item to the full Commission for final action.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Pat McGetrick was present, representing the application. There
were two persons present to oppose the application. Staff gave a
brief description of the proposal and a recommendation of
approval with conditions.
3
April 30, 998
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • 5-1139-A
Pat McGetrick addressed the Commission in support of the
application. He briefly described the preliminary plat.
Ralph Jones addressed the Commission. He stated that his main
concern was how the creek would be treated. He stated that he
would like the creek to remain in its current state and follow
the existing channel. He said that he would like for the trees
to remain.
Mr. McGetrick stated that the creek would remain in its natural
state as much as possible. He said that he would comply with the
City's drainage requirements which will require some
channelization.
James Owen also stated that he had concerns with the proposed
plat. He said that his concerns were essentially the same as Mr.
Jones' concerns. He stated that he had no opposition to the
development of the site, but wanted the creek to remain in as
close to its natural state as possible.
Mr. McGetrick stated that as soon as the plans were developed for
the treatment of the creek, as required by the City, he would
contact the property owners and show them the plans.
Commissioner Earnest asked Public works about the channelization
of the creek.
Bob Turner, Assistant Director of Public Works, stated that there
is an existing 40 foot drainage easement running through the
property and the creek must be channelized in a way to maintain a
100 year flood within the 40 foot easement area.
There was a brief discussion concerning the drainage easement and
its effect on adjacent property.
A motion was made to approve the preliminary plat as recommended
by staff. The motion passed with a vote of 11 ayes and 0 nays.
4
April 30, J98
ITEM NO.: 5 FILE NO.• S-1185
NAME: Highland Office Complex - Preliminary Plat
LOCATION: End of Embassy Drive; south of Chenal Parkway and
north of Kanis Road
DEVELOPER• ENGINEER•
Boen Family LLC McGetrick Engineering
P. O. Box 22407 11225 Huron Lane
Little Rock, AR 72221 Little Rock, AR 72211
AREA: 3.70 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 650
ZONING• R-2
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCESMAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to subdivide 3.70 acres into two (2)
lots with 650 linear feet of new street. The applicant also
proposes to rezone the property to POD to accommodate an
office development (see item #15). Embassy Drive will be
constructed with an alignment approved by Public Works. The
new portion of Embassy will align with Centerview Drive on
the south side of Kanis Road. The southern portion of the
currently platted Embassy Drive will be abandoned and the
west 15 feet of the old right-of-way will be incorporated
into Lot 2 for development.
B. EXISTING CONDITIONS:
The site is currently developed and heavily wooded. Embassy
Suites Hotel and Pinnacle Point Hospital are located to the
north with Kanis Road to the south. There is a scattering
of single-family residences to the east with a single-family
residence and a day care center located to the west.
April 30, .998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO • S-1185
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The Birchwood Neighborhood Association was
notified of the public hearing..
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Grading permit will be required on this new development,
if it disturbs more than one acre.
2. Kanis Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required including an additional 10
feet for a right turn lane onto Embassy Drive.
3. Embassy Drive is listed as a collector on Master Street
Plan. Dedicate 60 feet wide right-of-way.
4. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
5. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
6. All driveways shall be concrete aprons per City
Ordinance.
7. Stormwater detention ordinance applies to this property.
8. Provide access to properties east of portion of right-
of-way to be abandoned.
9. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
10. Street Improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
11. Kanis Road has a 1996 average daily traffic count of
7,900.
12. Obtain permits for improvements within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
13. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
15. Coordinate design of traffic signal upgrade with
proposed street improvements. Plans to be forwarded to
Traffic Engineering for approval. Add conduit at
intersection of Embassy Drive and Kanis Road install
junction boxes at turn -ups.
2
April 30, _998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO • S-1185
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot easement is requested along the
north and west property line of Lot 1, and the east
property line of Lot 2.
Water: On site fire protection will be required. Acreage
charge of $150 per acre applies in addition to normal
connection charges.
Fire Department: Contact Dennis Free at 918-3752 regarding
on-site fire protection.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
The applicant submitted a revised preliminary plat on
April 17, 1998. The revision conforms to the comments made
by the Subdivision Committee with one exception. The source
of title for the property must be shown on the plat.
The applicant will need to submit a right-of-way abandonment
application for the southern portion of Embassy Drive.
Public Works has indicated to the applicant that the city
can assist in obtaining the additional right-of-way needed
for the construction of the northern section of Embassy
Drive.
H. STAFF RECOMMENDATIONS:
Staff recommends approval subject to compliance with the
comments noted in paragraphs D, E and G of this report.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the preliminary plat.
3
April 30, 998
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO • S-1185
Staff noted several minor deficiencies in the plat. Mr.
McGetrick noted that a revised plat would be submitted addressing
the deficiencies.
There was a detailed discussion relating to the Embassy Drive
alignment and construction. Mr. McGetrick noted that additional
right-of-way was needed for the construction of the northern
section of Embassy Drive.
Staff noted that the south platted section of the street would
have to be abandoned, and that the property owner would only gain
the west 15 feet of the right-of-way. Mr. McGetrick noted that
the plat would be revised, taking the abandonment into
consideration.
After further discussion relating to the right-of-way the
Committee forwarded the issue to the full Commission for final
action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the preliminary plat and POD, with a
recommendation of approval with conditions. Staff noted that the
items were placed on the regular agenda in order to discuss the
construction of Embassy Drive as shown on the site plan and the
abandonment of the southern portion of the old platted right-of-
way.
Bob Turner, Assistant Director of Public Works, informed the
Commission that Public Works has required that the applicant
construct Embassy Drive so that it lines up with Centerview Road
at its Ranis intersection. He stated that the site plan complies
with that requirement. He stated that the problem comes in with
the property that the applicant does not control, the property to
the east. He stated that the applicant has agreed to build the
entire street and that Public Works will work with the applicant
in obtaining the necessary right-of-way for road construction.
There was a brief discussion concerning the road construction and
the adjacent property to the east.
Commissioner Berry asked if there would be a need for
signalization of the Ranis Road - Embassy Drive intersection.
Mr. Turner stated that a traffic signal would be installed if the
increase in traffic after the road construction warranted the
signal. He stated that the traffic generated by the proposed
development alone would not be enough to warrant the signal.
4
April 30, J98
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1185
Pat McGetrick addressed the Commission in support of the
application. He described the current platted right-of-way and
the proposed construction of the new right-of-way.
There was a brief discussion concerning the construction of
Embassy Drive.
Commissioner Adcock asked about the Public Works comment
concerning the coordinating of the traffic signal.
Pat McGetrick stated that when the improvements are made to Ranis
Road and the construction of Embassy Drive, conduit will be
installed for the future traffic signal and the street will not
have to be disturbed with the installation of the new signal.
There was a brief discussion concerning the future traffic
patterns with the construction of Embassy Drive. There was also
additional discussion of a future traffic signal, and a possible
contribution by the applicant.
It was determined that due to the fact that the applicant was
constructing the entire street, a contribution for the future
traffic signal was not needed.
A motion was made to approve the application as recommended by
staff. The motion passed with a vote of 10 ayes and 1 nay.
5
April 30, /98
ITEM NO.• 6 FILE NO.• 5-1186
NAME: Bowman Office Park - Preliminary Plat
LOCATION: West side of Bowman Road, approximately 600 feet south
of Ranis Road
DEVELOPER:
ENGINEER•
Rees Development Co. McGetrick Engineering
12115 Hinson Road 11225 Huron Lane
Little Rock, AR 72212 Little Rock, AR 72211
AREA: 5.40 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PCD and R-2
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL•
The applicant proposes to plat 5.40 acres into a single lot.
The applicant is proposing to rezone the property for an
office development (see item #16).
B. EXISTING CONDITIONS:
The site is mostly cleared and contains two vacant single-
family residences. There are several mature trees on the
site.
There is a commercial strip center and mini -warehouses to
the north with single-family residences located to the west
and south. There is an ice skating rink along with office
and commercial uses to the east across Bowman Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Parkway Place and Gibralter Heights/Point
April 30, J98
SUBDIVISION
ITEM NO.• 6 (Cont.) FILE NO S-1186
West/Timber Ridge Neighborhood Associations were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
5. All driveways shall be concrete aprons per City
Ordinance.
6. Stormwater detention ordinance applies to this property.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
11. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot easement is requested along the
north, south and west property lines.
Water: On site fire protection will be required as
specified by the Little Rock Fire Department. A special
development fee will apply for service to this property
in addition to normal charges.
Fire Department: Contact Dennis Free at 918-3752 regarding
on-site protection.
K
April 30, J98
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • S-1186
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
The applicant submitted a revised preliminary plat on April
14, 1998. The plat has a few minor deficiencies. The
following items need to be shown on a revised copy of the
plat and submitted to staff within 60 days of Planning
Commission approval:
1. Source of title.
2. Names of all abutting property owners.
3. Zoning within Lot 1.
Otherwise, there are no outstanding issues involved with the
preliminary plat.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
the comments noted in paragraphs D, E and G of this report.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick, John Rees and Melanie Gibson were present,
representing the application. Staff gave a brief description of
the preliminary plat.
Staff noted several minor items that needed to be shown on the
plat.
The Public Works Comments were briefly reviewed.
The preliminary plat received little discussion, as the majority
of the discussion related to the proposed POD (Item #16).
The Committee forwarded the plat to the full Commission for final
action.
3
April 30, j98
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • S-1186
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pat McGetrick was present, representing the application. There
were no objectors present. Staff gave a brief description of the
preliminary plat and POD, with a recommendation of approval of
the preliminary plat and denial of the site plan. Staff
explained that the site plan design would not be compatible with
the existing adjacent residential uses.
Pat McGetrick addressed the Commission in support of the
application. Mr. McGetrick explained the revisions which were
made in the site plan to address staff's concerns. These
included two smaller buildings instead of one large building,
increased landscaping, a pitched roof instead of a flat roof, and
a building exterior which is more residential in character.
Staff noted that they had not seen the revised site plan.
Commissioner Putnam asked the land use plan designation for the
property.
Tony Bozynski, Assistant Director of Planning and Development,
stated that the land use plan showed the property as Transition.
Commissioner Putnam asked about the building's setback from the
residential property. There was a brief discussion concerning
the setback from residential.
Commissioner Muse asked about saving existing trees on the site.
Mr. McGetrick responded that most of the trees within the west
buffer area would remain.
Commissioner Hawn suggested that the item be deferred to allow
staff time to review the revised site plan. Staff responded that
a six week deferral would be supported.
A motion was made to approve the preliminary plat as recommended
by staff. The motion passed with a vote of 11 ayes and 0 nays.
A motion was made to defer the POD to the June 11, 1998 agenda.
The motion passed by a vote of 11 ayes and 0 nays.
4
April 30, X98
ITEM NO.: 7 FILE NO.: Z -2058-C
NAME: Marcie Heien - Revised POD
LOCATION: 2121 Watt Street
DEVELOPER• ENGINEER•
William Ball None
2121 Watt Street
Little Rock, AR
AREA: 0.344 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: POD ALLOWED USES: Office/Showroom, Storage and
Residence
PROPOSED USE: Office/Showroom and Storage
VARIANCES/WAIVERS REQUESTED: None
On June 7, 1994 the Board of Directors passed Ordinance #16,687
establishing the Marcie Heien Short -Form POD.
The approved site plan included a new two-story building which
would be used for an office/showroom and storage for an energy
consulting, installation and sales business, plus a residential
use which would be a solar -powered demonstrational living
quarters.
The approved site plan included a driveway from -T- Street into
the parking area and two driveways from Watt Street accessing the
storage area within the building.
A. PROPOSAL/REQUEST:
The applicant is proposing to make the following revisions
to the previously approved POD:
1. The applicant has determined that the demonstrational
living quarters is not feasible and wishes to change
this area to a general office use and additional
storage.
April 30, J98
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z -2058-C
B.
C.
E.
2. The applicant is also proposing to construct an
additional parking area to the rear of the building.
The applicant has stated that more parking will be
needed with the additional office space. He has
confirmed that a parking lot once existed in this area
and served the building that previously stood on the
property.
EXISTING CONDITIONS:
The new building and north parking area have been
constructed on the site. The required landscaping has also
been installed.
The area contains a mixture of commercial and office uses to
the north and east. Miss Selma's School is located to the
west, across Watt Street. Two single-family residences are
located to the south, between the site and "S" Street. A
new screening fence has been constructed along the south
property line.
NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site were
notified of the public hearing. Staff has received no
neighborhood comment as of this writing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
A 20 foot radial dedication of right-of-way is required at
the corner of Watt Street and "T" Street or provide proof of
dedication.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located on South property line.
Contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment.
LATA: The site is within one block of Central Arkansas
Transit's bus route #22 (Pleasant Valley Route).
2
April 30, J98
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z -2058 -C
F.
G.
H.
ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the West Little Rock
District. The Plan recommends Office. There is no Plan
issue. However with single family adjacent to the south,
the southern boundary treatment is important along with
signage, lighting, dumpster location.
Landscape Issues: Area set aside for buffers and
landscaping fully meet with ordinance requirements.
ANALYSIS:
There are no outstanding issues
As a result of the Subdivision
plan was required.
STAFF RECOMMENDATIONS:
associated with this.item.
Committee, no revised site
Staff recommends approval of the revised POD request subject
to the following conditions:
1. Compliance with the Public Works Comment
2. Compliance with the Wastewater Comment
3. Any site lighting must be low-level and directed away
from adjacent property.
SUBDIVISION COMMITTEE COMMENT:
William Ball was present, representing the application. Staff
gave a brief description of the requested revisions for the
existing POD.
Mr. Ball explained that the residential portion of the previously
approved plan would be changed to general office and additional
storage. The proposed parking area to the south of the building
was also discussed.
Bruce Kemmet, of Public Works, reviewed the requirement for a 20
foot radial dedication of right-of-way at the corner of Watt and
"T" Streets.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for final action.
3
April 30, J98
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO • Z -2058-C
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
it ayes and 0 nays.
4
April 30, J98
ITEM NO.: 8 FILE NO.: Z -4587-B
NAME: Hunter's Green -- Revised Long -Form PD -R
LOCATION: End of Hunter's Glen Blvd., west of Napa Valley Road
DEVELOPER•
ENGINEER•
Hunter's Green Development Co. The Mehlburger Firm
16 Hunter's Green Dr. 201 S. Izard Street
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 10 Acres NUMBER OF LOTS: 58 FT. NEW STREET: 1,765
ZONING: PD -R ALLOWED USES: Single -Family Residential
PROPOSED USE: Single -Family Residential
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
On April 18, 1995, the Board of Directors passed Ordinance
#16,872 establishing the Hunter's Green PD -R. The approved
development included 50 single-family residential lots and a
large common area. Also included in the development was a 6 foot
high brick fence, built around the perimeter of the property.
A. PROPOSAL/REOUEST:
The applicant proposes to revise the original site plan to
include increasing the height of the 6 foot brick wall
(behind lots 9, 10 and 11) to 9 feet. The applicant is
making the request to satisfy the wishes of the adjacent
property owner to the east. This is the only proposed
revision to the original plan.
B. EXISTING CONDITIONS:
The site has been cleared and construction is taking place
or has been completed on a number of the single-family
residences.
This development is surrounded by residential uses with a
church to the northeast.
April 30, -498
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO • Z -4587-B
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative comments from the
neighborhood as of this writing. The Hunter's Cove and
Marlow Manor Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS: No Comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Chenal District.
The Plan recommends Single Family. There is no plan issue.
Landscape Issues: No Comment.
G. ANALYSIS•
The only outstanding issue is related to the brick fence
height. As a general rule, staff supports increased
fence/wall heights to a maximum of 8 feet.
Staff has no problem with the revision as long as the fence
height is a maximum of 8 feet and the applicant submits
information to staff confirming that the foundation of the
existing fence will support the added height and weight.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the increased fence height to a
maximum of 8 feet. The applicant will need to submit the
above referenced information on the existing fence's
foundation.
SUBDIVISION COMMITTEE COMMENT:
Frank Riggins was present, representing the application. Staff
gave a brief description of the proposal.
Staff noted that the applicant might consider submitting
elevations to support the requested fence height.
After a brief discussion, the Committee forwarded the issue to
the full Commission.
2
April 30, X98
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO Z 4587 B
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Frank Riggins was present, representing the application. There
were no objectors present. Staff gave a brief description of the
proposal and recommended approval with a maximum fence height of
8 feet.
Frank Riggins addressed the Commission in support of the
application. Mr. Riggins explained to the Commission why the 9
foot fence height was needed, primarily because of the existing
grade. He noted that the 9 foot fence height was requested by
the applicant as well as the adjacent property owner to the east.
He explained that an 8 foot fence would not provide the necessary
screening. Mr. Riggins noted that if approved, the engineering
details would be worked out with the City's Building Code staff.
A motion was made to approve the revised PD -R t
screening fence with a maximum height of 9 feet
9, 10 and 11 of the Hunter's Green development.
passed by a vote of 10 ayes and 1 nay.
3
o include a
adjacent to Lots
The motion
April 30, J98
ITEM NO.: 9 FILE NO.: Z -5588-B
NAME: The Oaks of Chenal -- Revised PRD
LOCATION: Southwest corner of Chenal Parkway and Chenal
Club Blvd.
ENGINEER•
Deltic Timber Corp. White-Daters and Assoc.
7 Chenal Club Cr. 401 S. Victory
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 6.30 Acres NUMBER OF LOTS: 36 FT. NEW STREET: 1,040
ZONING: R-2 ALLOWED USES: Single -Family Residential
PROPOSED USE: Single -Family Residential
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
In January of 1992, the Oaks of Chenal - PRD was approved. The
approval included a single-family lot layout for Tracts A, B and
G. Tracts C, D, E, F and H were approved for future single-
family development. There were also several tracts set aside for
park/open space/buffer areas. Several single-family residences
have been constructed or are being constructed within Tract A.
A. PROPOSAL/REQUEST:
The applicant is proposing to revise the previously approved
PRD by recombining and adding single-family residential
lots. After recombining the lots in Tract G and Tract B and
adding lots in Tract C, there is a net increase of 10 lots.
There are 36 total lots within Tracts B, C and G. The
applicant is also proposing several tracts for park/open
space/buffer areas (Tracts I, J, R, L, M, N, O and P).
Other tracts (D, E, F, and H) are proposed for future
single-family revisions to the PRD.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded with the
exception of Tract A, where several single-family residences
April 30, -998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -5588-B
have been constructed or are in the process of being
constructed.
The Chenal Golf Course is located south and east of the
property. Chenal Parkway is located to the north, with
Chenal Club Blvd. to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comments. There was no neighborhood association to notify.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
2. Provide turn -a -round for all dead-end streets shown.
3. Remove islands from the middle of the cul-de-sacs.
4. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP . 11
5. Pipe stem lots must be a minimum of 30 feet of frontage
and have 30 feet wide access.
6. Construct sidewalks on Chenal Parkway.
7. Provide minimum radius on residential streets and 50
feet of right-of-way on Circle Drive.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. Obtain permits for improvements within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering:
11. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment
Water: A water main extension
most of these parcels. An ac
acre applies in addition to
pipestems shall be a minimum
K
received.
will be required to serve
reage charge of $150 per
normal charges. Width of
of 30 foot.
April 30, X998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z -5588-B
Fire Department: Fire hydrants must be placed per code.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment.
LATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Chenal District.
The Plan recommends Single Family. There is no Plan issue.
Landscape Issues: No Comments.
G. ANALYSIS•
The applicant did not submit a revised site plan as a result
of the Subdivision Committee meeting. The applicant has
been working with Public Works to resolve right-of-way
related issues. Public Works notes that all garbage pick-up
will be on one side of the street only, in the areas between
lots G-4 thru G-7 and Lots B-1 thru B-4. Public Works
indicates that all other issues can be worked out at staff
level. As noted previously, Lot G-10 will need a minimum
pipestem width of 30 feet.
Otherwise, staff feels that there are no issues to be
resolved and the revised PRD will have no adverse effect on
the general area. There are no use issues associated with
this proposal.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PRD subject to
compliance with the comments noted in paragraphs D, E and G
of this report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Joe White was present, representing the application. Staff
briefly described the revised PRD.
There was a detailed discussion concerning the issues mentioned
in paragraph G of this report. Mr. White indicated that he would
proceed with the plan as proposed, and try to work out the
details with Public Works.
After further discussion, the Committee forwarded the issue to
the full Commission for final action.
K,
April 30, _998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z -5588-B
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
4
April 30, x.998
ITEM NO.: 10 FILE NO.: Z -5661-A
NAME: Gray - PRD Re-establishment
LOCATION: 2016 N. Van Buren Street
ENGINEER•
James H. Gray 011en Dee Wilson
and Nancy P. Wade 2523 N. Willow Street
2016 N. Van Buren Street N. Little Rock, AR 72114
Little Rock, AR 72207
AREA: 0.161 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Two Single -Family Residences
PROPOSED USE: Two Single -Family Residences
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
On April 20, 1993, the Board of Directors approved Ordinance
#16,403 establishing the Gray -- Short -Form PRD. The proposal
was to divide the single 50 foot by 140 foot lot, on which two
single family residences are presently situated, to allow
separate financing and ownership of the two residences. The
developer also was approved for a building addition to the
southernmost structure.
A. PROPOSAL/REQUEST:
The previous PRD has expired and the applicant is requesting
to re-establish it. This is due to the fact that the lots
were not final platted nor was the building addition done.
The proposed site plan is the same as previously approved
with one exception. The proposed building addition to the
southernmost residence is approximately 50 percent less than
was previously approved.
April 30, X998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • Z -5661-A
B. EXISTING CONDITIONS:
The site contains two single family residences. There are
single-family residences to the north, east and west.
Commercial uses exist to the south, along Kavanaugh Blvd.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Heights Neighborhood Association was notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC_ WORKS CONDITIONS:
1. Show FIRM Community Panel #050181 0004E, effective
November 3, 1993 flood zone on plat.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Appropriate handicap ramps will be required per current
ADA standards.
4. Obtain permits for improvements within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
5. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located on south property line.
Contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is within one block of Central Arkansas
Transit's bus route's #1 (Pulaski Height) and #21 (Pleasant
Valley).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Heights/Hillcrest
District. The Plan recommends Single Family. There is no
Plan issue.
2
April 30, X998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • Z -5661-A
Landscape Issues: No Comment.
G. ANALYSIS•
There are no outstanding issues associated with the site
plan. Public Works has withdrawn the request for a 20 foot
radial dedication, as it has been determined that adequate
right-of-way currently exists. Parking exists on the site
to serve the southernmost dwelling. The occupants of the
other dwelling will continue to utilize on -street parking as
they have for a number of years. There should be no parking
problems.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PRD with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Wastewater Comment
3. Both lots must be final platted.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
James Gray and Nancy Wade were present, representing the
application. Staff gave a brief description of the proposal.
The main topic of discussion was the required 20 foot radial
dedication. The applicants indicated that a waiver would be
requested. However Public Works has withdrawn the request for
dedication as noted above.
There being no further issues for discussion, the Committee
forwarded the issue to the Commission for resolution.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
3
April 30, X998
ITEM NO.: 11 FILE NO.: Z -6239-A
NAME: Egbosimba -- Short -Form PCD
LOCATION: 3700 Block of Asher Avenue
DEVELOPER•
ENGINEER•
Lynton Egbosimba Laha Engineers
2608 S. Maple Street P. O. Box 190251
Little Rock, AR 72204 Little Rock, AR 72219
AREA: 0.30 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-3 ALLOWED USES: Single -Family Residential
PROPOSED USE: C-1 Neighborhood Commercial
uses and beverage shop.
VARIANCES/WAIVERS REQUESTED:
1. A deferral of street improvements to Asher Ave. and Oak
Street.
BACKGROUND:
The applicant previously requested rezoning of this property to
PCD for auto sales. On April 3, 1997, the Planning Commission
denied the rezoning request due to the fact that the application
filing was incomplete and the applicant was not at the public
hearing.
A. PROPOSAL•
The applicant is proposing to rezone the property from R-3
to PCD. The applicant is wishing to construct a
neighborhood grocery store and associated parking area. He
is also requesting all C-1 permitted uses and beverage shop
as alternate uses.
The site plan includes a 5,260 square foot building and
parking for 12 vehicles.
B. EXISTING CONDITIONS:
The site is mostly cleared and some site preparation work
has been done over the years.
April 30, ..998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • Z -6239-A
There are commercial uses to the east (convenience store)
and west along the north side of Asher Avenue. There are
single-family residences to the north and west across Oak
Street. Undeveloped commercial property exists to the south
across Asher Avenue.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment. The Garland School and Midway Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Asher Avenue is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. A 20 foot radial dedication of right-of-way is required
at the corner of Asher Avenue and Oak Street.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
4. Appropriate handicap ramps will be required per current
ADA standards.
5. All driveways shall be concrete aprons per City
Ordinance.
6. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7. Dedication of right-of-way is required to 30 feet from
centerline for Oak Street and widen to 18 feet from
centerline for commercial street standard.
8. Construct 8 feet X 20 feet back out from parking area
for two north parking areas.
9. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
10. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
11. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
12. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
13. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E
April 30, -998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • Z -6239 -A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment.
LATA: The site is within 2 blocks of Central Arkansas
Transit's bus route #14 (Rosedale Route).
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division: The request is in the I-630 District.
The Plan recommends Mixed Use. A neighborhood Plan process
has just started in this area. As long as the Commercial
use is "compatible with residential", this is appropriate.
Signage, dumpster location, lighting, massing, parking lot
location and neighborhood "friendly" (C-1 type uses)
commercial are all critical issues.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements except for building landscaping. A
three foot wide building landscaping strip is required
between the proposed parking area and building. Some
flexibility with this requirement is allowed.
A 6 foot high opaque screen either a wood fence with its
face side directed outward or dense evergreen plantings, is
required along the northern perimeter.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
The site plan submitted to staff has a number of problems.
Staff feels that the applicant is trying to overbuild the
site and that there is not enough parking on the site for
the proposed use. Staff feels that the building should be
reduced in size and the parking area should be redesigned to
3
April 30, X998
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • Z -6239-A
provide more spaces. Staff also feels that "beverage shop"
should be eliminated from the list of proposed uses. There
are also other minor deficiencies in the site plan (dumpster
location, signage, screening, etc.)
The applicant needs to submit
the above issues before staff
revised site plan will need to
Subdivision Committee.
H. STAFF RECOMMENDATIONS:
a revised site plan addressing
can support the project. The
be reviewed by the
Staff recommends deferral of the item to the June 11, 1998
agenda; also recommended by the Subdivision Committee.
SUBDIVISION COMMITTEE COMMENT:
The applicant was not present. Staff gave a brief description of
the proposal, noting the deficiencies in the site plan.
The Subdivision Committee recommended that the item be deferred
due to the fact that the applicant was not present to fully
discuss the site plan.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote 11 ayes and 0 nays.
4
April 30, _998
ITEM NO.: 12 FILE NO.: Z-6472
NAME: Newkirk.-- Short -Form POD
LOCATION: 811 N. Spruce Street
DEVELOPER:
ENGINEER•
Linda Newkirk None
#2 Robinwood
Little Rock, AR 72227
AREA: 0.16 Acre NUMBER OF LOTS: 1
FT. NEW STREET: 0
ZONING: R-5 ALLOWED USES: Multifamily Residential
PROPOSED USE:
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
Two Single -Family Residences
and Office
The present zoning of the property is R-5 would allow up to 5
single-family dwelling units.
In the past, the larger structure has been used for at least two
single-family residential units and the smaller structure
contains a garage apartment.
A. PROPOSAL/REQUEST:
The applicant proposes to use the first floor (1,900 square
feet) of the larger structure as a quiet office for Sell -
Harden Design and the second floor (1,900 square feet) as a
single-family residence. The smaller structure will
continue to be used as a garage apartment.
The following is the applicant's description of the proposed
office use:
"Sell -Harden designs logos, invitations, corporate images
and, on occasion, web pages. It is a low profile group
consisting of 4 persons who work Monday through Friday, 8:00
a.m. until 5:00 p.m. Most of the correspondence is done
electronically and the business contacts are made at the
April 30, X998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z-6472
B.
C.
LEI
E.
customer's site and not the design site. The work is
generally delivered to the customer."
The applicant has also stated that there will be no exterior
changes made to the property except for the addition of
landscaping.
EXISTING CONDITIONS:
The site contains a two-story, 3,800 square foot brick and
frame residential structure and a one-story, 385 square foot
detached apartment structure.
The general area contains a mixture of residential, office
and commercial uses. There is a mixture of office and
commercial uses to the south, along the north side of
Kavanaugh and an office/commercial building to the west,
across Spruce Street. There are single-family residences to
the north and multifamily residential across the alley to
the east.
NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site as well as
the Hillcrest Neighborhood Association were notified of the
public hearing. As of this writing, staff has received no
adverse comments.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
2. All driveways shall be concrete aprons per City
Ordinance.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: No objection. Contact the Water Works if
additional meter(s) are required.
Fire Department: No Comment.
County Planning: No Comment.
E
April 30, -998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6472
CATA: The site is within one block of Central Arkansas
Transit's bus route's #1 (Pulaski Heights) and #22 (Pleasant
Valley).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Heights/Hillcrest
District. The Plan recommends Multifamily. A neighborhood
Plan process is underway in this area. As long as at least
50 percent of the use area is residential, the request would
meet the spirit of the Plan and the neighborhoods desire to
encourage mixed development.
Landscape Issues: No Comment.
G. ANALYSIS•
There are no outstanding issues associated with this item.
Based on the Subdivision Committee Comments, no revised site
plan was required.
The site plan shows a concrete parking area which will
accommodate 4 vehicles. Parking should not be a problem
given the fact that there is also on -street parking in the
area.
With residential use being maintained as the dominate use of
the property (2,285 square feet residential.and 1,900 square
feet office -maximum) and signage being kept to a minimum,
the proposed use of the property should have no adverse
impact on the area.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning request subject to
the following conditions:
1. Signage should not exceed the ordinance allowances for
residential property (one ground -mounted sign not to
exceed 1 square foot in area and 6 feet in height; one
building -mounted sign not to exceed 1 square foot in
area).
2. The maximum area to be used as office shall be 1,900
square feet.
3. Compliance with the Public Works Comments
SUBDIVISION COMMITTEE COMMENT:
Linda Newkirk was present, representing the application. Staff
gave a brief description of the rezoning request.
3
April 30, _998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z-6472
Staff reviewed comments relating to signage and noted that
residential use must remain the dominate use of the property,
with a maximum of 1,900 square feet being used for office.
Mrs. Newkirk stated that there would be no exterior changes made
to either building. She stated that some additional landscaping
would be installed.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Barbara Soell was present, representing the application. There
was one objector present. Staff gave a brief description of the
proposed POD and a recommendation of approval with conditions.
Barbara Soell addressed the Commission in support of the
application. Mrs. Soell described the proposed office use and
noted that the existing parking on the site would be sufficient
for the office due to the fact that the use generates no customer
traffic.
Ruth Bell addressed the Commission in opposition to the item.
She asked if the property owner will reside on the property.
Mrs. Soell noted that the two residential units on the property
would be rented. She stated that there was a possibility that
she would reside in one of the apartments at a later date.
Chairman Lichty noted that the predominant use of the property
will be residential.
Mrs. Bell stated that, in her opinion, the office use would be
too intensive for the property.
There was a brief comment by Commissioner Putnam relating to
office/residential uses.
There was a discussion pertaining to the fact that the Hillcrest
Neighborhood Association was notified and had no comment on this
item. Staff noted that the representative from the neighborhood
called the day of the hearing and asked that the item be deferred
and that this was the only comment received from the
neighborhood. Staff also noted that the notice was mailed to the
neighborhood association approximately 30 days prior to this
public hearing.
A motion was made to approve the POD as recommended by staff.
The motion passed by a vote of 11 ayes and 0 nays.
4
April 30, .998
ITEM NO.• 13 FILE NO.: Z-6473
NAME: Hagood -- Short -Form PCD
LOCATION: 8801 Arnold Street
ENGINEER•
James and Bessie Hagood None
8801 Arnold Street
Little Rock, AR 72209
AREA: 0.26 Acre
NUMBER OF LOTS:
1 FT.
NEW STREET: 0
ZONING: R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Single -Family Residence and a
One -Chair Beauty Shop
VARIANCES/WAIVERS REQUESTED:
1. A waiver of the additional five (5) foot right-of-way
dedication for Arnold Street.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a 331 square foot
addition to the existing residence at 8801 Arthur Street to
be used as a one -chair beauty shop. The remainder of the
structure will continue to be used as a single-family
residence, occupied by the property owner.
The proposed hours of operation are as follows:
8:00 a.m. to 5:00 p.m., Tuesday through Friday and
6:30 a.m. to 12:00 noon, Saturday
The beauty shop will serve approximately 6-12 customers per
day, Tuesday through Friday, and 5-7 customers on Saturdays.
The customers will be taken by appointment only.
B. EXISTING CONDITIONS:
The site contains a 1,570 square foot, one-story single-
family residence.
April 30, ._998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z-6473
C.
E.
F.
The general area contains a mixture of office and commercial
uses and zoning to the east and south, along the north side
of Baseline Road, with a mix of office, commercial and a
school on the south side of Baseline Road. There are nine
other single-family residences to the north and west along
Arnold Street, with a multifamily complex further west.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment. The Cloverdale Neighborhood Association was
notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate additional 5 foot of right-of-way on Arnold
Street to meet commercial street standards.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: A reduced pressure zone backflow preventer will be
required prior to the first outlet on the domestic water
service. This device is required whenever a beauty shop
is served.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is within one block of Central Arkansas
Transit's bus route #17 (Mabelvale-Downtown) and #17A
(Mabelvale-UALR).
ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Geyer Springs West
District. The Plan recommends Single Family. The request
is for a home occupation (one hair care chair). As long as
PA
April 30, _998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z-6473
the primary use is single family (owner occupied) with
residential standards for signage etc. there is no Plan
issue.
Landscape Issues: No Comment.
G. ANALYSIS•
The site plan shows a concrete parking area which will
accommodate 3-4 vehicles. Staff feels that the proposed
parking arrangement will be adequate to serve the proposed
use.
As long as the primary use of the property is single-family
(owner occupied) with residential standards for signage, the
proposed use should have no adverse effect on the area.
The applicant is requesting a waiver of the additional
5 foot right-of-way dedication for Arnold Street. Public
Works has not indicated support of the waiver request.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD with the following
conditions:
1. The beauty shop will be a one -chair operation only,
using a maximum of 331 square feet.
2. The remainder of the structure will be maintained as a
single-family residence.
3. Signage should not exceed the ordinance allowances for
residential property (one ground -mounted sign not to
exceed 1 square foot in area and 6 feet in height; one
building -mounted sign not to exceed 1 square foot in
area).
4. Compliance with the Public Works Comments
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
James and Bessie Hagood were present, representing the
application. Staff gave a brief description of the rezoning
request.
Staff noted the signage requirements and the hours of operation.
Mrs. Hagood stated that customers would be taken by appointment
only.
There was a detailed discussion relating to the required 5 foot
additional right-of-way dedication. Mr. Hagood stated that he
3
April 30, -998
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO Z-6473
did not know whether he would dedicate the right-of-way or
request a waiver.
After additional discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
James and Bessie Hagood were present, representing the
application. There was one objector present. Staff gave a brief
description of the proposal with a recommendation of approval
with conditions.
Bessie Hagood addressed the Commission in support of the
application. Mrs. Hagood gave a detailed description of the
single -chair beauty shop operation. She noted that customers
will be taken by appointment only and that there will be only a
minimal amount of.traffic.
James Hagood also addressed the Commission in support of the
application. He concurred with the comments made by Mrs. Hagood.
Troy Laha addressed the Commission in opposition to the
application. He stated that the proposed use does not comply
with the neighborhood action plan for the area.
There was a general discussion concerning the neighborhood plan.
Commissioner Muse asked about the waiver of right-of-way
dedication.
Staff noted that the applicant had agreed to construct street
improvements, primarily a concrete apron, which will equal 15% of
the building construction cost. Therefore, Public Works supports
the right-of-way waiver request.
Commissioner Berry asked Mr. Laha if the neighborhood plan made
any allowances for small businesses in homes.
Mr. Laha responded that the plan does not.
The hours of operation were briefly discussed.
Commissioner Adcock asked if the PCD could be restricted to the
current property owner only.
Staff responded that the condition restricting a PCD to a certain
property owner has been made in the past.
Commissioner Nunnley asked the Hagoods if they were aware of the
neighborhood plan or if they had any input on the plan.
4
April 30, j98
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO Z-6473
Mrs. Hagood responded that she was not aware of the plan.
Chairman Lichty asked Mrs. Hagood if she had any problem limiting
the PCD to the current ownership of the property.
Mrs. Hagood responded that she had no problem with that
condition.
There was a brief discussion concerning the PCD proposal in
general.
A motion was made to approve the PCD as recommended by staff with
the added condition that the PCD zoning run with Mr. and Mrs.
Hagood as the property owners only. The motion passed with a
vote of 7 ayes and 4 nays. Commissioner Putnam noted that he
voted in the negative based on the neighborhood action plan.
A motion was made to approve the waiver of right-of-way
dedication. The motion passed with a vote of 9 ayes and 2 nays.
5
April 30, J98
ITEM NO.• 14 FILE NO.: Z-6476
NAME: Maxmart #2 -- Short -Form PCD
LOCATION: 19,500 Cantrell Road (Northwest corner of Cantrell
Road and Chenal Parkway)
DEVELOPER•
ENGINEER:
Pinnacle Properties Convenience Design, Inc.
Barksdale McKay P. O. Box 164070
P. O. Box 22837 Little Rock, AR 72216
Little Rock, AR 72221-2837
AREA: 1.76 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Convenience Store with gas
pumps and car wash, branch
bank, two fast food restaurants
VARIANCES/WAIVERS REQUESTED:
1. Deferral of street improvements to Hwy. 10 until the Chenal
Parkway improvements are underway.
BACKGROUND•
On February 5, 1998, the Planning Commission approved the Maxmart
-- Short -Form PCD located at 19,424 Cantrell Road (northeast
corner of Cantrell Road and Chenal Parkway). The approval
included the deferral of street improvements to Cantrell Road.
The applicant deferred the PCD ordinance at the Board of
Directors level in order to pursue this alternate location. The
site plan submitted for this site (19,500 Cantrell Road) is
essentially the same as was approved for 14,424 Cantrell Road.
If the PCD for this site is approved, the other will be
withdrawn.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property to PCD for the
construction of a convenience store (3,000 square feet)with
gas pumps and a car wash. Also included within the
April 30, !98
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z-6476
B.
C.
convenience store will be a small branch bank (300 square
feet) and two small fast food restaurants (600 square feet
total).
The site will be accessed by utilizing two driveways from
Chenal Parkway and one driveway from Hwy. 10. The site plan
includes 33 parking spaces.
The issue was submitted
size of the lot is less
setbacks cannot be met.
9, Northwest Territory
application.
EXISTING CONDITIONS:
as a PCD based on the fact that the
than 2 acres and all of the Hwy. 10
A revised preliminary plat for Lot
Subdivision is part of the
The site is currently undeveloped and wooded. There is
undeveloped commercial property to the west, north and south
across Hwy. 10. There is a mini -warehouse complex being
developed to the east and an AP&L substation further east.
There is also some undeveloped office and multifamily
property in the general area.
NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments on this item.
The Aberdeen Court Neighborhood Association was notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
3. All driveways shall be concrete aprons per City
Ordinance.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development or request a deferral.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Stormwater detention ordinance applies to this property.
7. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
2
April 30, J98
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z-6476
8. The driveways on Chenal Parkway must have 300 foot
spacing with 100 foot minimum from Cantrell Road right-
of-way.
ight-
of-way.
9. With preliminary plat approved applicant agreed to full
minor arterial improvements to Chenal Parkway with
development of lot that this PCD is taken from.
Widening of Chenal Parkway will be deferred until any of
the remaining portion of Lot 9 is developed or as stated
in original deferral, 5 years or 12,000 VPD.
10. Provide terracing plan required per Section 29 and show
cross sections.
11. Developer shall Fund 20% of future traffic signal
installation as part of Northwest Territory Preliminary
Plat.
12. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
13. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
14. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
15. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
16. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
17. Coordinate design of traffic signal upgrade with
proposed street improvements. Plans to be forwarded to
Traffic Engineering for approval.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Completion of annexation or execution of a Pre -
Annexation Agreement is required prior to service. An
RPZ BFP will be required prior to the first outlet on the
water service for the carwash. Special Development Fee
applies for connections off Hwy. 10.
Fire Department: No Comment.
County Plannina: No Comment.
CAM The site is not on a Central Arkansas Transit bus
route.
3
April 30, J98
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z-6476
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Pinnacle District.
The Plan recommends Commercial. There is no Plan issue.
Landscape Issues:
The Highway #10 Overlay District requires a landscape buffer
along the western perimeter of the site with an average
width of 25 feet.
A 3 foot wide landscape strip is required between the public
parking and building. Some flexibility is allowed with this
requirement.
The landscape strip along Chenal Parkway is required to be
a minimum width of 7 feet. The plan submitted allows for 6
1/2 feet.
A sprinkler system to water plants will be required.
If there are to be over fifteen parking spaces, then six
percent of the interior of the vehicular use area must be
landscaped with interior islands.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
On April 15, 1998, the applicant submitted a revised site
plan to staff. The revised site plan conforms to the
comments made by staff at the Subdivision Committee meeting.
Public Works has indicated that the driveway design is
acceptable.
The applicant is requesting a deferral of street
improvements to Highway 10 until the Chenal Parkway Street
improvements are underway. Public Works supports the
deferral request. There are no other outstanding issues
associated with this item.
The applicant was required to submit a revised preliminary
plat for Lot 9, Northwest Territory Subdivision as part of
the PCD rezoning request. There are no issues relating to
the revised preliminary plat.
4
April 30, J98
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6476
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F.
2. Staff recommends approval of the deferral of street
improvements.
3. Lot 9A, Northwest Territory Subdivision must be final
platted.
4. All site lighting must be directed away from adjacent
property.
5. All signage will comply with the Hwy. 10 Overlay
Ordinance, as proposed by the applicant.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Ed Willis and Joe White were present, representing the
application. Staff gave a brief description of the PCD request.
Staff noted that additional parking needed to be designated on
the plan. Staff also noted that the signage will conform to the
Hwy. 10 Overlay Ordinance.
The Public Works Comments were reviewed. The primary discussion
items were the future traffic signal and the driveway design.
Internal vehicular circulation on the site was discussed in
relation to the driveway locations.
After a brief discussion, the item was forwarded to the full
Commission for final action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
it ayes and 0 nays.
5
April 30, _998
ITEM NO.• 15 FILE NO.• Z-6479
NAME: Highland Office Complex -- Short -Form POD
LOCATION: End of Embassy Drive; south of Chenal Parkway and
north of Kanis Road
DEVELOPER• ENGINEER•
Boen Family LLC McGetrick Engineering
P. O. Box 22407 11225 Huron Lane
Little Rock, AR 72221 Little Rock, AR 72211
AREA: 3.70 Acres
NUMBER
OF LOTS:
2 FT.
NEW STREET: 650
ZONING: R-2
ALLOWED
USES:
Single -Family
Residential
PROPOSED USE: 0-3 permitted uses and
C-3 permitted uses
VARIANCES/WAIVERS REQUESTED: None
The applicant has submitted a preliminary plat, subdividing the
3.70 acres into two (2) lots with 650 linear feet of new street
(see item #5). Lot 1 is 2.46 acres and Lot 2 is 0.61 acre.
The applicant proposes to construct Embassy Drive with an
alignment approved by Public Works. The new portion of Embassy
Drive will align with Centerview Drive on the south side of Kanis
Road.
The applicant also proposes to abandon the south platted portion
of Embassy Drive, with the west 15 feet being incorporated into
Lot 2 for the construction of the proposed building.
A. PROPOSAL/REOUEST:
The applicant proposes to rezone the property to POD. The
applicant proposes a 51,750 square foot building and 192
parking spaces as Lot 1 and a 6,250 square foot building and
18 parking spaces on Lot 2.
The applicant proposes 0-3 permitted uses for Lot 1 and C-3
permitted uses for the much smaller building on Lot 2. This
April 30, _998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6479
is an arrangement very similar to the site plan recently
approved for the Arkansas Systems development on Chenal
Parkway.
B. EXISTING CONDITIONS:
The site is currently undeveloped and heavily wooded.
Embassy Suites Hotel and Pinnacle Point Hospital are located
to the north with Kanis Road to the south. There is a
scattering of single-family residences to the east with a
single-family residence and a day care center located to the
west.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The Birchwood Neighborhood Association was
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Grading permit will be required on this new development,
if it disturbs more than one acre.
2. Kanis Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline including an additional 10 feet for
right turn lane at Embassy Drive.
3. Embassy Drive is listed as a collector on Master Street
Plan. Construction to 36 feet width with dual sidewalks
required in a 60 feet right-of-way.
4. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
5. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
6. All driveways shall be concrete aprons per City
Ordinance.
7. Stormwater detention ordinance applies to this property.
8. Provide access to properties east of portion of right -
orf -way to be abandoned.
9. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
10. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
11. Kanis Road has a 1996 average daily traffic count of
7,900.
2
April 30, _998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6479
E.
F.
12. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
13. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot easement is requested along the
north and west property lines of Lot 1, and the east
property line of Lot 2.
Water: On site fire protection will be required. Contact
Dennis Free at 918-3752 for details. An acreage charge
of $150 per acre applies in addition to normal charges
for water service.
Fire Department: Driveways to the south are too long.
Provide turnaround for fire vehicles. Contact Dennis
Free at 918-3752 for details.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The request is in the I-430 District. The Plan recommends
Office. The request is to concentrate all the allowable
commercial in one structure and make the other structure
totally Office use. This request is similar to one approved
for the "Arksys" development area along Chenal. The request
meets the technical requirement as interpreted in the
aforementioned -case.
Landscape Issues:
A 3 foot wide landscape strip between public parking areas
and the building is required. Some flexibility is allowed
with this requirement.
The landscape buffer adjacent to residential properties must
not drop below a width of 6 feet.
3
April 30, _998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO • Z-6479
G.
H.
A 6 foot high opaque screen is required along the eastern
and western perimeters. This screen may be a wooden fence
with its face side directed outward or dense evergreen
plantings.
If building #2 is to have a dumpster, its location must be
shown and screened on three sides to a height of 8 feet.
Curb and gutter will be required to protect all landscaped
areas from vehicular traffic.
Existing trees must be left in required buffers adjacent to
residential areas. The City Beautiful Commission recommends
saving as many existing streets on the site as feasible.
Extra credit can be given when saving trees of 6 inch
caliper or larger.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
ANALYSIS•
On April 17, 1998, the applicant submitted a revised site
plan to staff. The site plan addresses most of the issues
raised by the Subdivision Committee. The screening fence
shown east of Lot 2 should be placed on the centerline of
the old platted right-of-way, and the sign locations need to
be shown.
Typical ordinance requirements for parking would be for 123
spaces. The applicant is proposing 210 parking spaces.
There should be no outstanding issues associated with
parking as ample parking will exist on the site.
The applicant will need to submit a right-of-way abandonment
application for the southern portion of Embassy Drive to
allow for construction of the building on Lot 2. Public
Works has indicated to the applicant that the City can
assist in obtaining the additional right-of-way needed for
the construction of the northern section of Embassy Drive.
Otherwise, there should be no outstanding issues associated
with the site plan, and the proposed development should have
no adverse effect on the surrounding property.
STAFF RECOMMENDATIONS:
Staff recommends approval of the POD subject to the
following conditions:
4
April 30, -998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6479
1. Compliance with the comments noted in paragraphs D, E,
F, and G.
2. Any site lighting shall be low-level and directed away
from adjacent property.
3. Any signage must conform to.office standards (as allowed
by ordinance).
4. A right-of-way abandonment application must be submitted
for the south portion of the platted right-of-way.
5. The office aspect of the plan (Lot 1) must be developed
prior to or in conjunction with the commercial aspect
(Lot 2).
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the POD.
Staff noted several items which needed to be shown on the site
plan.
As with Item #5, there was a detailed discussion relating to the
right-of-way issue and the site development. Mr. McGetrick
stated that a revised site plan for Lot 2 would be done, taking
the right-of-way abandonment issue into consideration.
After a brief discussion, the Committee forwarded the item to the
full Commission for final -action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the preliminary plat and POD, with a
recommendation of approval with conditions. Staff noted that the
items were placed on the regular agenda in order to discuss the
construction of Embassy Drive as shown on the site plan and the
abandonment of the southern portion of the old platted right-of-
way.
Bob Turner, Assistant Director of Public Works, informed the
Commission that Public Works has required that the applicant
construct Embassy Drive so that it lines up with Centerview Road
at its Kanis intersection. He stated that the site plan complies
with that requirement. He stated that the problem comes in with
the property that the applicant does not control, the property to
the east. He stated that the applicant has agreed to build the
entire street and that Public Works will work with the applicant
in obtaining the necessary right-of-way for road construction.
5
April 30, _998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6479
There was a brief discussion concerning the road construction and
the adjacent property to the east.
Commissioner Berry asked if there would be a need for
signalization of the Ranis Road - Embassy Drive intersection.
Mr. Turner stated that a traffic signal would be installed if the
increase in traffic after the road construction warranted the
signal. He stated that the traffic generated by the proposed
development alone would not be enough to warrant the signal.
Pat McGetrick addressed the Commission in support of the
application. He described the current platted right-of-way and
the proposed construction of the new right-of-way.
There was a brief discussion concerning the construction of
Embassy Drive.
Commissioner Adcock asked about the Public Works comment
concerning the coordinating of the traffic signal.
Pat McGetrick stated that when the improvements are made to Ranis
Road and the construction of Embassy Drive, conduit will be
installed for the future traffic signal and the street will not
have to be disturbed with the installation of the new signal.
There was a brief discussion concerning the future traffic
patterns with the construction of Embassy Drive. There was also
additional discussion of a future traffic signal, and a possible
contribution by the applicant.
It was determined that due to the fact that the applicant was
constructing the entire street, a contribution for the future
traffic signal was not needed.
A motion was made to approve the application as recommended by
staff. The motion passed with a vote of 10 ayes and 1 nay.
6
April 30, 998
ITEM NO.: 16 FILE NO.: Z-6480
NAME: Bowman Office Park -- Short -Form POD
LOCATION: West side of Bowman Road, approximately 600 feet
south of Kanis Road
ENGINEER•
Rees Development Co. McGetrick Engineering
12115 Hinson Rd. 11225 Huron Lane
Little Rock, AR 72212 Little Rock, AR 72211
AREA: 5.40 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PCD and R-2 ALLOWED USES: Mini -warehouses and
Single -Family Residential
PROPOSED USE: 0-3 permitted and
accessory uses, office
showroom/warehouse
VARIANCES/WAIVERS REQUESTED: None
On February 18, 1997, the Board of Directors approved ordinance
#17,403 rezoning part of this property to PCD. The PCD was for a
mini -warehouse development which included an office and six mini -
warehouse buildings. The remainder of the property is zoned R-2.
A. PROPOSAL•
The applicant is proposing to rezone the property to POD.
The applicant proposes to construct a 59,600 square foot
building with 207 parking spaces. The applicant proposes
the following uses for the property:
50%
of
the
building
- permitted 0-3 uses
40%
of
the
building
- office showroom/warehouse
10%
of
the
building
- 0-3 accessory uses
The applicant proposes to maintain a 34 foot buffer area
along the west property line, adjacent to the single-family
residences.
April 30, j98
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO • Z-6480
B. EXISTING CONDITIONS:
The site is mostly cleared and contains two vacant single-
family residences. There are several mature trees on the
site.
There is a commercial strip center and mini -warehouses to
the north with single-family residences located to the west
and south. There is an ice skating rink along with office
and commercial uses to the east across Bowman Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Parkway Place and Gibralter Heights/Point
West/Timber Ridge Neighborhood Associations were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
5. All driveways shall be concrete aprons per City
Ordinance.
6. Stormwater detention ordinance applies to this property.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
10. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
2
April 30, J98
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO • Z-6480
E.
F.
11. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot easement is requested along the
north, south and west property lines.
Water: On site fire protection will be required as
specified by the Little Rock Fire Department. A special
development fee will apply for service to this property
in addition to normal charges.
Fire Department: On site fire protection may be required.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Ellis Mountain
District. The Plan recommends Transition. As long as the
office development is "compatible" with residential, there
_should be no Plan issue. Careful review of signage,
massing, lighting, dumpster location, connection to
residential, etc. is important.
Landscape Issues:
The proposed street buffer along Bowman Road drops 8 feet
below the 28 feet required by ordinance.
The westernmost dumpster location intrudes into the required
30 foot wide land use buffer along the western perimeter of
the site.
The proposed southern buffer drops below the full width
requirement of 17 feet most of the way.
A total of six percent of the interior of the vehicular use
area must be landscaped with interior islands. The plan
submitted appears to be 1,878 square foot short of this
requirement.
A 3 foot wide landscape strip is
parking areas and the building.
requirement is allowed.
3
required between public
Some flexibility with this
April 30, J98
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6480
G.
A 6 foot high opaque screen is required along the western
and southern perimeters adjacent to residential properties.
This screen may be a wooden fence with its face directed
outward or dense evergreen plantings.
Existing trees should be left along the western perimeter
adjacent to residential use. Provide the method to be
employed to protect existing trees in this area.
Because of the grade difference along the western perimeter,
it will be necessary to provide a detail of how this
difference will be dealt with.
Curb and gutter or another approved border will be required
to protect landscape areas from vehicular use.
An 8 foot high opaque screen will be required to screen
three sides of the dumpster(s).
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
ANALYSIS•
The applicant submitted a revised site plan to staff on
April 16, 1998. The revised plan addresses some of the
issues raised by the Subdivision Committee.
However, staff is not supportive of the proposed site plan.
Staff feels that the site plan as proposed does not meet the
spirit and intent of the City's land use plan.
The City's land use plan designates the property as
Transition. The following is the definition of Transition:
"Transition is a land use plan designation
which provides for an orderly transition
between residential uses and other more intense
uses. Transition was established to deal with
areas which contain zoned residential uses and
nonconforming nonresidential uses. A Planned
Zoning District is required unless the
application conforms with the Design Overlay
standards. Uses which may be considered are
low density multifamily residential and office
uses if the proposals are compatible with
quality of life in nearby residential areas. -
4
April 30, X98
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO • Z-6480
Staff feels that the proposed site plan does not meet the
intent of the definition of Transition for the following
reasons:
1. Staff feels that the large scale building does not allow
the -orderly transition- between the residential uses to
the west and south and the proposed office uses.
2. Instead of one rather large building, staff feels that
there should be a massing of two or more smaller
buildings.
3. The buildings should have more of a residential
character and appearance.
4. There should be increased interior landscaping between
the buildings.
S. Other factors that should be considered: site lighting,
perimeter landscaping, dumpster location, signage,
building height and hours of operation.
If the applicant wishes to pursue the rezoning, the site
plan will need to be redesigned (with the above concerns in
mind) to make the development more compatible with the
nearby residential areas. The site plan (if revised) will
need to be reviewed by staff and resubmitted to the
Subdivision Committee.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the POD zoning. Staff feels that
the proposed development is not compatible with nearby
residential areas.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick, John Rees and Melanie Gibson were present,
representing the application. Staff gave a brief description of
the proposed POD.
Staff noted several concerns relating to the proposed site plan.
Staff stated that the site plan needed to be redesigned to meet
the intent of the land use plan definition of Transition. The
applicant indicated that the site plan would not be revised.
Bruce Remmet, of Public Works, reviewed the Public Works
requirements with the Committee, primarily driveway placement.
Bob Brown, of Planning Staff, indicated that interior and
building landscaping were deficient.
5
April 30, j98
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO • Z-6480
After a brief discussion, the Committee forwarded the issue to
the full Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pat McGetrick was present, representing the application. There
were no objectors present. Staff gave a brief description of the
preliminary plat and POD, with a recommendation of approval of
the preliminary plat and denial of the site plan. Staff
explained that the site plan design would not be compatible with
the existing adjacent residential uses.
Pat McGetrick addressed the Commission in support of the
application. Mr. McGetrick explained the revisions which were
made in the site plan to address staff's concerns. These
included two smaller buildings instead of one large building,
increased landscaping, a pitched roof instead of a flat roof, and
a building exterior which is more residential in character.
Staff noted that they had not seen the revised site plan.
Commissioner Putnam asked the land use plan designation for the
property.
Tony Bozynski, Assistant Director of Planning and Development,
stated that the land use plan showed the property as Transition.
Commissioner Putnam asked about the building's setback from the
residential property. There was a brief discussion concerning
the setback from residential.
Commissioner Muse asked about saving existing trees on the site.
Mr. McGetrick responded that most of the trees within the west
buffer area would remain.
Commissioner Hawn suggested that the item be deferred to allow
staff time to review the revised site plan. Staff responded that
a six week deferral would be supported.
A motion was made to approve the preliminary plat as recommended
by staff. The motion passed with a vote of it ayes and 0 nays.
A motion was made to defer the POD to the June 11, 1998 agenda.
The motion passed by a vote of 11 ayes and 0 nays.
6
April 30, _998
ITEM NO.: 17 FILE NO.• Z-6481
NAME: Breshears -- Short -Form PD -C
LOCATION: 600 N. Tyler Street
DEVELOPER:
ENGINEER•
D. R. Breshears None
600 N. Tyler
Little Rock, AR 72205
AREA: 0.14 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-3 ALLOWED USES: Deli and Gift Shop -
Nonconforming C-1
PROPOSED USE: Deli and Gift Shop -
Nonconforming C-1
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND•
The property at 600 N. Tyler Street is zoned R-3 and has a
nonconforming C-1 status. This is due to the fact that the
building has been used commercially since the 1920'x, primarily
as a grocery store.
Most recently, the building was refurbished and is being used as
a deli, including the sale of collectibles. Restaurant -style
seating was also added.
City zoning officials notified the applicant and informed him
that a restaurant was not a C-1 permitted use and that a rezoning
would be in order.
A. PROPOSAL/REOUEST:
The applicant is requesting that the property be rezoned
from R-3 to PD -C. The building will continue to be used as
a deli (including the sale of collectibles) with restaurant -
style seating for 36 people. The hours of operation are
from 11:00 a.m. to 6:30 p.m., daily.
April 30, j98
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO • Z-6481
The applicant also proposes to add a 20 foot by 17 foot deck
to the rear of the building. The deck will not be used for
outdoor seating.
B. EXISTING CONDITIONS:
The site contains a one-story 1,373 square foot frame
commercial building with a 16 foot by 10 foot deck on the
rear corner.
There are single-family residences to the north, west and
south, across Woodlawn Avenue. Fairpark Elementary School
is located to the east, across Tyler Street.
C. NEIGHBORHOOD COMMENTS:
As, of this writing, no negative comments have been received
from the neighborhood. The Hillcrest Neighborhood
Association was notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedicate corner diagonal area for right-of-way at the
street intersection.
2. Dedication of additional 5 foot of right-of-way for both
streets required by Ordinance. Seek deferral until
redevelopment of site allows for dedication.
3. Remove fence from public right-of-way.
4. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Utilities: No Comment.
Fire Department: No Comment.
County Plannina: No Comment.
LATA: The site is within one block of Central Arkansas
Transit's bus route #8 (Rodney Parham Route).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The request is in the Heights/Hillcrest District. The Plan
recommends Single Family. A neighborhood Plan process is
underway in this area. The use is existing and is asking -to
2
April 30, J98
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO • Z-6481
be made conforming. The neighborhood wishes to encourage a
mixed use pattern with a more "urban" fabric. While the
request is not technically in conformance with the Plan, the
past history and desires for a mixed pattern should be
considered.
Landscape Issues: No Comment.
G. ANALYSIS:
The applicant is proposing to use the property essentially
the same way it has been for a number of years with the
exception of the addition of restaurant -style seating. The
site is also nonconforming in its relationship to parking,
as there are no off-street parking spaces. Staff has no
problem with the continued use of the on -street parking
spaces in the area.
The applicant has stated that the proposed deck will not be
used for outdoor seating. This condition was recommended by
staff.
Public Works is requesting dedication of an additional 5
feet of right-of-way for both street frontages. Public
Works' Staff indicated at the Subdivision Committee meeting
that a deferral of the dedication until redevelopment of the
site would be supported. The applicant is requesting the
deferral.
There appears to be no other unresolved issues.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the application, subject to the
following conditions:
1. Compliance with the Public works Comments
2. There will be a maximum of 36 restaurant -style seats on
the interior of the building.
3. There will be no outdoor seating.
4. Staff recommends approval of the deferral of right-of-
way dedication until redevelopment of the site occurs.
SUBDIVISION COMMITTEE COMMENT:
Don Breshears was present, representing the application. Staff
gave a brief description of the rezoning.
The hours of operation and maximum number of seats was discussed.
The prohibition of outdoor seating was also discussed.
3
April 30, J98
ITEM NO.: 17 (Cont.) FILE NO.: Z-6481
The Public works comments were reviewed, primarily the required
dedication of right-of-way for both street frontages. Public
works staff indicated that a deferral of the dedication until
redevelopment of the site would be supported.
After a brief discussion, the Committee forwarded the rezoning to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Staff informed the Commission that the applicant had requested
that the item be deferred to the June 11, 1998 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the June 11, 1998
agenda. A motion to that effect was made. The motion passed by
a vote of it ayes and 0 nays.
4
April 30, _._998
ITEM NO.: 18 FILE NO.: Z-6483
NAME: Cathedral School (Cantrell Site) -- Long -Form POD
LOCATION: South side of Cantrell Road, west of North Street
DEVELOPER:
ENGINEER•
The Cathedral School White-Daters and Assoc.
c/o Ron Tabor 401 S. Victory
425 W. Capitol Avenue Little Rock, AR 72201
Little Rock, AR 72201
AREA: 35.90 Acres
NUMBER OF LOTS:
1
FT. NEW STREET: 0
ZONING: I-3
ALLOWED USES:
Heavy
Industrial
PROPOSED USE: Private Middle School/
High School
VARIANCES/WAIVER_S REOUESTED: None
BACKGROUND•
The present Cathedral School is a R through 6 facility which will
remain at 17th and Spring Streets in Little Rock. It currently
has approximately 330 students.
Beginning in the late summer of 1998, the Cathedral Middle School
will open its doors with 6th and 7th grades, in temporary
quarters. There will be approximately 60 students total the
first year. By the late summer of 1999, the 8th grade will be
added, and still in temporary quarters, the enrollment will grow
to approximately 90 students.
The target for development of the new campus is that the initial
facility will be ready to open its doors to students in the late
summer of 2000, with Phase I of its campus completed. At that
time, the student body will include 6th, 7th, 8th, and 9th
grades, with 10th, 11th and 12th grades added the following three
years.
A. PROPOSAL/REOUEST:
The following is the applicant's proposal for the school
campus development:
April 30, _.498
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6483
Middle School
6th, 7th and 8th Grades
High School
9th, 10th, 11th and 12th Grades
Total projected enrollment
Number of teacher and staff at
full enrollment(including part-time)
Total Classrooms
Phasinc
240 students
320 students
560 students
90
28
Although the actual scope of Phase I will depend upon the
success of meeting enrollment projections and capital campaign
goals, the projected pace of development is as follows:
Phase I - Completed Summer. 2000 Approximate Sizes
Middle School general
classrooms and related
19,370
SF
special
classrooms and related
3,900
SF
High School general
classrooms
12,000
SF
special
classrooms
5,700
SF
Administration offices, etc. 5,800 SF
Library 7,500 SF
Cafeteria 10,100 SF
Gymnasium 18,000 SF
track with football and soccer field (lighted)
soccer/practice field (not lighted)
five (5) tennis courts
Phase II Approximate Sizes
High School additional general classrooms 45,000 SF
special classrooms
Phase III Approximate Sizes
Auditorium/Theater 15,500 SF
Chapel 14,000 SF
Future Gym Expansion, Pool 18,700 SF
Phase IV Approximate Sizes
Classroom Expansion 20,000 SF
Phase V Approximate Sizes
additional general and special
classroom space 28,750 SF
April 30, J98
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6483
Daily Operation:
School day, rough projection
Faculty and Staff begin arriving at 7:00 a.m.
Students dropped off or arrive 7:30 - 8:00 a.m.
60% students leave at 3:00 p.m.
(all middle school students are picked up)
40% students remain for:
athletics, library, misc. activities until 6:00 p.m.
20% students involved in evening events till 9:00 P.M.
Parkina•
Staff and Faculty 90 spaces
Daily Visitors 20 spaces
Students
Middle School
High School - 50% of 10th, 11th and 12th graders
120 spaces
Total parking on site plan 291 spaces
Special Events Parking
The buildings on the Cantrell Center site are a mixture of one
and two story. The academic buildings are grouped around a
large sheltered space creating a landscaped courtyard. The
gym and future pool buildings, Chapel and Auditorium are at
the rear part of the campus, near the majority of the parking.
The majority of the -parking is at the west end of the campus,
placed generally behind the Wastewater System Building. In
this location it can be more easily screened with trees from
the sight lines from Cantrell Road. This places the rest of
the campus in full view of Cantrell Road, held back from the
street at least the distance of a soccer field. Access is
from the existing entrance at the traffic signal on Cantrell.
A possible future second entrance from the west is in very
preliminary discussion phases connecting with Gill Street and
using the present railroad bridge structures as the basis of a
new automobile bridge. Along the southeast property line
there is proposed an earth berm to be heavily landscaped as a
noise buffer, and fenced for security. Along the Cantrell
Road property line there will be a brick pier and steel fence,
generally along the theme of the UALR fence on University
Avenue.
B. EXISTING CONDITIONS:
The site is vacant and undeveloped.
has been done over the past several
There is a mixture of single-family
residential and industrial uses to
residential and office uses to the
3
Site preparation work
years.
residential, multifamily
the west and a mix of
east along the south side
April 30, !98
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6483
of Cantrell Road. The Dillards Office Complex is located to
the north across Cantrell Road. There is railroad right-of-
way located immediately south, with the State Capitol
Complex (Capitol Zoning) located further south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment. The Downtown and Capitol View Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading and drainage plan, a special flood hazard
permit, and a special grading permit for flood hazard
areas are required. Arkansas Department of Pollution
Control and Ecology (ADPCE) and NPDES permit are also
required.
2. The minimum Finish Floor elevation is required to be
shown on plat and grading plans.
3. Contact the USACE-LRD for approval prior to start of
work.
4. Contact the FEMA for conditional approval prior to start
of work.
5. A 20 feet radial dedication of right-of-way is required
at the intersection of Cantrell Road and North Street.
6. North Street requires dedication of right-of-way to 30
feet from centerline and 1/2 street improvements to
commercial street standards with sidewalk for full
subdivision frontage.
7. Re -configure western parking to allow for dedication of
a commercial street to access Gill Street Bridge
relocation to railroad overpass.
8. Access to North Street shall be restricted during peak
student drop-off times.
9. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
10. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
11. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
12. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
13. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
4
April 30, j98
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO • Z-6483
E.
F.
G.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
15. Coordinate design if traffic signal upgrade with
proposed street improvements. Plans to be forwarded to
Traffic Engineering for approval.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Relocation of existing water facilities at•the
expense of the developer will be required. On site fire
protection will be required.
Fire Department: Contact Dennis Free at 918-3752 regarding
on-site fire protection.
County Planning: No Comment.
CATA: The site is on Central Arkansas Transit's bus route
#21 (University Avenue Route).
ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Downtown District.
The Plan recommends Service Trades District. The request is
for Public Use. Public Use is not usually considered a Plan
issue in cases such as this.
Landscape Issues:
Areas set aside for buffers and landscaping meet and exceed
ordinance requirements.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
If dumpsters are to be used, their locations should be shown
and they must be screened on three sides to a height of 8
feet.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
ANALYSIS•
The applicant submitted a revised site plan on April 15,
1998. The revised plan appears to comply with all the
5
April 30, X98
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO • Z-6483
comments made by the Subdivision Committee. There are no
issues left to be resolved.
The typical ordinance parking requirements for the proposed
school use (28 classrooms) is 168 spaces. There are 291
parking spaces shown on the site plan. Parking should be no
issue.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the POD rezoning request
subject to compliance with the comments in paragraphs D, E
and F of this report. Also, any site lighting must be
directed away from adjacent property.
SUBDIVISION COMMITTEE COMMENT:
Joe White, Ron Tabor and'Charles Witsell were present,
representing the application. Staff gave a brief description of
the proposed rezoning.
The Public Works comments were briefly reviewed. Mr. White
stated that right-of-way for an extension to Gill Street would be
dedicated at a later date. The channelization of the Creek to
the south of the site was also briefly discussed.
Staff noted that a dumpster location, if needed, must be shown on
the site plan. Staff also recommended showing an area of future
parking on the site plan.
After a brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Joe White, Charles Witsell and Gus Blass were present,
representing the application. Staff gave a brief description of
the proposed POD with a recommendation of approval with
conditions.
Gus Blass addressed the Commission in favor of the proposal.
Charles Witsell also addressed the Commission in support of the
proposal. Mr. Witsell briefly described the site plan to the
Commission. He also discussed the proposed school use.
Jim McKenzie, of Metroplan, stated that there were several plans
that could potentially impact this property. He referenced the
six bridges framework plan, the Hillcrest Neighborhood Plan, the
6
April 30, !98
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO • Z-6483
Strategic Regional Arterial System Plan and the City Parks
Bikeway Plan and briefly discussed each.
Charles Witsell stated that the plans that Mr. McKenzie spoke of
were not officially sanctioned at this time. Mr. Witsell noted
that the school wished to have a site in the central Little Rock
area.
Chairman Lichty asked Mr. Witsell which site (of the two
proposed) the school preferred at this time.
Mr. Witsell stated that the school preferred the Riverdale site.
Joe White addressed the Commission. He noted that the property
had an approved preliminary plat which made no allowances for
Martin Luther King Blvd., as noted by Mr. McKenzie. He also
noted that the Midtown Expressway was taken off the Master Street
Plan.
Commissioner Berry asked if the existing trees along the west
property line could be saved.
Mr. White explained that the trees within the creek would remain
but the other trees would be taken out.
Commissioner Berry asked if staff was concerned with the
possibility of cut -through traffic on Gill Street.
Mr. White noted that the City has appropriated $180,000 for the
extension of Gill Street.
Bob Turner, of Public Works, noted that Public Works had been
working with the applicant to develop a western access to the
property. He stated that staff did not see a problem with cut -
through traffic.
Commissioner Berry asked if there was enough drop-off area on the
site, to avoid backing up traffic onto Cantrell Road.
Mr. Witsell noted that there was ample drop-off space on the site
plan.
There was -a brief discussion regarding the notification of other
planning agencies.
Commissioner Nunnley asked if the development would be gated.
Mr. White stated that it would be gated and pointed out the
location of the gates.
There was a brief discussion pertaining to light and noise
generation, and the City's Master Bikeway Plan.
7
April 30, j98
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6483
Commissioner Berry again asked about saving the trees along the
west property line.
Mr. White stated that it would be impossible to leave all of the
trees. He stated that many of the trees along the creek line
would remain.
Chairman Lichty asked if a turn lane was proposed on Cantrell
Road. Mr. White stated that a decel lane would be constructed.
Chairman Lichty asked if staff had any concerns relating to
traffic.
Bob Turner, of Public Works, stated that there may be some
traffic congestion during peak school hours, but that it would be
typical of any school location.
Chairman Lichty asked if Item #19 could be discussed before the
vote on Item #18.
Staff noted that a vote would need to be taken on this item
before discussion on Item #19.
There was a general discussion relating to the Planning
Commission's procedures associated with this item and Item #19.
A motion was made to consider item #19 prior to the vote on item
#18. The motion failed.
A motion was made to approve the POD as recommended by staff with
the added condition that as many of the trees as possible on the
site be saved. The motion passed with a vote of 10 ayes, 0 nays
and 1 abstention (Nunnley).
8
April 30, j98
ITEM NO.: 19 FILE NO.: S -57 -DD
NAME: Cathedral School (Riverdale Site) - Subdivision Site
Plan Review
LOCATION: Riverfront Drive at Riverdale Road
DEVELOPER•
ENGINEER•
The Cathedral School White-Daters and Assoc.
C/o Ron Tabor 401 Victory St.
425 W. Capitol Avenue Little Rock, AR 72201
Little Rock, AR 72201
AREA: 20.20 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING: 0-3 & C-3 ALLOWED USES: General Office and
General Commercial
PROPOSED USE: Private Middle School/
High School
VARIANCES/WAIVERS REQUESTED: Waiver for minimum driveway
spacing.
BACKGROUND•
The present Cathedral School is a R through 6 facility which will
remain at 17th and Spring Streets in Little Rock. It currently
has approximately 330 students.
Beginning in the late summer of 1998, the Cathedral Middle School
will open its doors with 6th and 7th grades, in temporary
quarters. There will be approximately 60 students total the
first year. By the late summer of 1999, the 8th grade will be
added, and still in temporary quarters, the enrollment will grow
to approximately 90 students.
The target for development of the new campus is that the initial
facility will be ready to open its doors to students in the late
summer of 2000, with Phase I of its campus completed. At that
time, the student body will include 6th, 7th, 8th, and 9th
grades, with 10th, 11th and 12th grades added the following three
years.
April 30, i98
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: S -57 -DD
A. PROPOSAL/REOUEST:
The following is the applicant's proposal for the school
campus development:
Middle School
6th, 7th and 8th Grades
High School
9th, 10th, 11th and 12th Grades
Total projected enrollment
Number of teacher and staff at
full enrollment(including part-time)
Total classrooms
Phasinv
240 students
320 students
560 students
90
28
Although the actual scope of Phase I will depend upon the
success of meeting enrollment projections and capital campaign
goals, the projected pace of development is as follows:
Phase I - Completed Summer, 2000 Approximate Sizes
Middle School general
classrooms and related
19,370
SF
special
classrooms and related
3,900
SF
High School general
classrooms
12,000
SF
special
classrooms
5,700
SF
Administration offices, etc. 51800 SF
Library 7,500 SF
Cafeteria 10,100 SF
Gymnasium 18,000 SF
track with football and soccer field (lighted)
soccer/practice field (not lighted)
five (5) tennis courts
Phase II Approximate Sizes
High School additional general classrooms 45,000 SF
special classrooms
Phase III Approximate Sizes
Auditorium/Theater 15,500 SF
Chapel 14,000 SF
Future Gym Expansion, Pool 18,700 SF
Phase IV Approximate Sizes
Classroom Expansion 20,000 SF
E
April 30, J98
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: S -57 -DD
Phase V Approximate Sizes
additional general and special
classroom space 28,750 SF
Daily Operation:
School day, rough projection
Faculty and Staff begin arriving at 7:00 a.m.
Students dropped off or arrive 7:30 - 8:00 a.m.
60% students leave at 3:00 p.m.
,(all middle school students are picked up)
40% students remain for:
athletics, library, misc. activities until 6:00 p.m.
20% students involved in evening events till 9:00 P.M.
Parkina:
Staff and Faculty 90 spaces
Daily Visitors 20 spaces
Students
Middle School
High School - 50% of 10th, 11th and 12th graders
120 spaces
Total parking on site plan 338 spaces
Special Events Parking
The majority of buildings will be two story brick buildings
with sloping shingle, or metal roofs and windows with brick or
cast lintels and architectural trim. The buildings are
located so that they create internal courtyards (or
quadrangles) of a traditional collegiate scale and design.
All buildings will be constructed of the same brick to create
a unified appearance.
The campus is organized so that the Middle School classrooms
are at the south end, and high school classrooms are at the
north end, near the majority of parking. Middle School
afternoon pickup by parents is through the queue lane along
the east edge of the campus and through the pickup lane
bisecting the main part of the facility.
At least in the later phases the academic buildings will be
enclosed in a fenced area of brick posts and iron rails and
pickets, perhaps of a character similar to the UALR fence at
University Avenue. On the same phased basis as the buildings,
the campus will be heavily landscaped, exceeding the
requirements of the City's landscape ordinance.
B. EXISTING CONDITIONS:
The proposed site is cleared and contains several soccer
fields.
April 30, 198
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO • 5 -57 -DD
The general area along Riverfront Dr. and Brookwood Dr.
contains a mixture of residential, office, commercial and
industrial; ranging from single-family residential to
warehousing.
There is an office/mini-warehouse development located
between the proposed parking lot and athletic fields along
the west side of Brookwood Dr. The Rebsamen Insurance
building is located south of the proposed campus site at the
corner of Riverfront Dr. and Cedar Hill Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received several calls from persons requesting
information on the proposed development, but no opposition.
There was not a neighborhood association to notify.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Combine the two entrances of drop-off and pick-
up points.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
3. Appropriate handicap ramps will be required per current
ADA standards.
4. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work. All driveways shall be
submitted for approval prior to start work.
6. All driveways shall be concrete aprons per City
Ordinance.
7. Riverfront has a 1996 average daily traffic count of
8700.
8. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
9. The driveway entrance on Brookwood Drive near the
intersection of Riverdale Road will need to be closed as
part of development.
10. Applicant is required to obtain approval from the Levee
District to satisfy Stormwater Detention Ordinance.
11. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
12. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
4
April 30, J98
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO • S -57 -DD
13. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: On-site fire protection may be required.
Fire Department: Contact Dennis Free at 918-3752 regarding
on-site fire protection.
County Planning: No Comment.
LATA: The site is within one block of Central Arkansas
Transit's bus route #21 (University Avenue Route).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
requirements.
Curb and gutter or another approved border will be required
to protect all landscaped areas from vehicular traffic.
If dumpsters are to be used, their locations should be shown
and they must be screened on three sides to a height of 8
feet.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS:
The applicant submitted a revised site plan on April 15,
1998. The revised plan appears to comply with all the
comments made by the Subdivision Committee, with the
exception of combining the two entrances (one for drop-
off/pick-up and one for parking) between Riverfront and
Brookwood Drives. The applicant is requesting a waiver for
5
April 30, J98
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO • 5 -57 -DD
minimum spacing of driveways. Otherwise, there are no
outstanding issues associated with this site plan.
The ordinance parking requirement for the proposed school
use (28 classrooms) is 168 parking spaces. There are 338
parking spaces shown on the site plan. Parking should be no
issue.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments in paragraphs D, E and F.
2. Any site lighting, including the athletic fields and
tennis courts, must be directed away from adjacent
property.
SUBDIVISION COMMITTEE COMMENT:
Joe White, Ron Tabor and Charles Witsell were present,
representing the application. Staff gave a brief description of
the site plan.
Staff noted that a dumpster location, if needed, must be shown on
the site plan. Staff also noted that site lighting should be
directed away from adjacent property.
The Public Works Comments were briefly discussed. Bruce Remmet,
of Public Works, noted that there should be only one driveway
between Riverfront and Brookwood for the parking lot with drop-
off lane. The issue of a sidewalk along the west side of
Brookwood Dr. was also discussed.
The applicant noted that in order to construct the sidewalk,
mature landscaping would have to be disturbed and that the
property owner of that property would not agree to the sidewalk
construction.
There was also discussion as to whether or not sidewalk
construction could be required along the frontage of property
which is not owned by the developer of the school property.
After brief discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Joe White, Charles Witsell and Gus Blass were present,
representing the application. There were two persons present to
6
April 30, !98
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: 5 -57 -DD
oppose the application. Staff gave a brief description of the
proposal with a recommendation of approval with conditions.
Charles Witsell addressed the Commission in support of the
application. Mr. Witsell briefly described the proposed site
plan and discussed the proposed school use.
Jim McKenzie addressed the Commission with traffic concerns. He
discussed the possible traffic flows in this general area and the
possible route of traffic from this site to I-630 with relation
to Cedar Street.
David M. Powell, representing the owners of the Brookwood
Business Center, spoke in opposition to the item. Mr. Powell
noted concerns with the proposed site plan. These concerns
included parking, the layout of the proposed campus (3 lots) and
the possible traffic congestion in the area, primarily on
Brookwood Drive.
Gene Lewis addressed the Commission in opposition to the site
plan. He also noted traffic concerns.
Commissioner Berry asked staff if the proposed site plan would be
considered over -development of the site.
Staff noted that the proposed site plan conforms with the
ordinance standards relating to building setbacks, parking, etc.
Commissioner Earnest noted that the Cantrell site appeared to be
a better school site and that this site would seem to be more
difficult to manage.
Mr. Witsell stated that the school patrons preferred the
Riverdale site.
Mr. Witsell addressed Mr. McKenzie's traffic concerns. He noted
the school's student demographics.
There was additional discussion relating to the parking issue,
sidewalks and after hour school functions.
Bob Turner, of Public Works, noted that sidewalk would be
required along the frontage of Mr. Lewis' property. He stated
that Public works would work with the applicant in order to build
the sidewalk within the right-of-way and save the trees in front
of Mr. Lewis' property. He stated that pedestrian traffic was a
concern.
There was additional discussion concerning the school's student
demographics and possible future traffic patterns.
7
April 30, >98
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: S -57 -DD
There was also additional discussion regarding the parking
requirements. Staff reviewed the parking requirements with the
Commission.
A motion was made to waive the sidewalk requirements for
Brookwood Drive. The motion failed by a vote of 1 aye and 10
nays.
A second motion was made to waive the minimum driveway spacing
and the minimum driveway distance from an intersection. The
motion was approved.
A third motion was made to approve the site plan as recommended
by staff. The motion failed with a vote of 0 ayes and 11 nays.
The application was denied.
8
April 30, J98
ITEM NO.: 20 FILE NO.: S -1054-A
NAME: Handling Systems - Revised Subdivision Site Plan
LOCATION: 10909 Otter Creek East Blvd.
DEVELOPER: ENGINEER:
Handling Systems & Conveyors Charles F. Best
10909 Otter Creek East Blvd. 1506 Pricket Road
Mabelvale, AR 72103 Bryant, AR
AREA: 2.29 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: I-2 ALLOWED USES: Light Industrial
PROPOSED USE: Light Industrial
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
On April 4, 1995, the Planning Commission approved a site plan
for the above referenced property. The site plan included a
12,000 square foot warehouse building and a small parking area.
The property contained an existing office building.
A. PROPOSAL/REQUEST:
The applicant is proposing to add 9,000 square feet to the
existing warehouse building and a parking lot addition which
will accommodate 19 additional vehicles.
B. EXISTING CONDITIONS:
The site contains an existing 2,300 square foot office
building and a 12,000 square foot warehouse.
The site is within an industrial park with I-2 zoned
property on all sides.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment. The Otter Creek Neighborhood Association was
notified of the public hearing.
April 30, j98
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO • S -1054-A
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. This is a sidewalk exclusion zone, no sidewalks are
required as per Section 31-175(11)d. of the Subdivision
Ordinance.
2. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3. Stormwater detention Ordinance applies to this property.
4.. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
5. Utility excavation within proposed rights-of-way.shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: On site fire protection will be required if
specified by the Little Rock Fire Department. Contact
the Water works if additional water facilities are
needed.
Fire Department: On site fire protection may be required.
Contact Dennis Free at 918-3752 for further details.
County Planning: No Comment.
CATA: The site is within 4 blocks of Central Arkansas
Transit's bus routes #17 (Mabelvale-Downtown) and #17A
(Mabelvale-UALR).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
G. ANALYSIS•
All aspects of the proposed site
ordinance development criteria,
and parking.
2
plan conform to the
including setbacks, height
April 30, J98
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO • S -1054-A
As Public Works has indicated, the property is in a sidewalk
exclusion zone and no sidewalk is required as per Section
31-175(11)d. of the City's Subdivision Ordinance.
The applicant has submitted a revised site plan which
addresses comments made by the Subdivision Committee.
Therefore, the are no issues left to be resolved.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised site plan subject
to compliance with the comments in paragraph D and E of this
report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Charles Best was present, representing the application. Staff
gave a brief description of the site plan.
Bruce Remmet, of Public Works, reviewed the Public Works Comments
including the requirement for a sidewalk on Otter Creek East
Blvd.
Mr. Best stated that a request for deferral of the sidewalk
requirement until the sidewalk is developed on adjacent property
would probably be made.
It was later determined that the property is in a sidewalk
exclusion zone as noted in paragraph G.
After a brief discussion, the Committee forwarded the issue to
the full Commission for final action.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
3
April 30, /98
ITEM NO.: 21 FILE NO.: S-1183
NAME: Bush - Subdivision Site Plan
LOCATION: 8100 Geyer Springs Road
DEVELOPER•
ARCHITECT•
John Bush Shahin Riahi
8100 Geyer Springs Rd. 1025 N. Coolidge
Little Rock, AR 72209 Little Rock, AR 72207
AREA: 0.71 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 & C-4 ALLOWED USES: Commercial
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED:
1. Variance for reduced rear and side yard setbacks.
BACKGROUND•
The property at 8100 Geyer Springs Road was the previously
location of a Worthen Branch Bank. The Micro Shop computer shop
now exists on the site, occupying the old branch bank building.
The property is zoned C-3 and C-4.
A. PROPOSAL•
The applicant proposes to construct a 2,500 square foot
building near the rear of the site. The new building will
be for the expansion of the existing computer business. The
proposed one-story structure is a pre -fabricated metal
building which will be moved from a site on Chicot Road.
The applicant also proposes to add 5 parking spaces to the
site.
B. EXISTING CONDITIONS:
The property contains a 3,030 square foot building and 15
paved parking spaces. There are two access drives from
Geyer Springs Road and one access point to Frenchman's Lane
to the west.
April 30, X98
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: S-1183
There is a Goodyear store and another auto -related business
to the north along Mitchell Drive. There is a vacant C-3
zoned tract to the west, fronting on Frenchman's Lane and a
vacant C-3 zoned tract to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no neighborhood
comment. The Cloverdale Neighborhood.Association was
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Grading permit will be required on this new development,
if it disturbs more than one acre.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention ordinance applies to this property.
6. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
7. On site striping and signage plans should be forwarded
to Public works, Traffic Engineering for approval.
8. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve Parcel B.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: On site fire protection will be required if
specified by the Little Rock Fire Department. Contact
the Water Works if additional water facilities are
needed.
Fire Department: Access drives must be a minimum of 20
feet wide. Contact Dennis Free at 918-3752 for details
regarding on-site fire protection.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit's bus
routes #17 (Mabelvale-Downtown) and #17A (Mabelvale-UALR).
April 30, i98
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: S-1183
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: The northern landscape area must not
drop below a width of 4 feet.
G. ANALYSIS•
On April 15, 1998, the applicant submitted a revised site
plan which addresses all of the issues raised by the
Subdivision Committee. Existing concrete curbs will be
removed (as noted'on the site plan) to provide adequate
access for fire vehicles.
The proposed use of the property requires 18 parking spaces.
The site plan shows 20 paved parking spaces.
The applicant is requesting variances for reduced rear and
side yard setbacks for the proposed building. A rear yard
setback of 8 feet (25 feet required) and a side yard setback
of 9 feet (15 feet required) are proposed. Based on the
unusual configuration of the property and the fact that the
abutting uses/zoning are commercial (auto related), the
proposed setbacks should have no adverse impact on the
adjacent property.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F.
2. Staff recommends approval of the rear and side yard
setback variance requests.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
John Bush and Shahin Riahi were present, representing the
application. Staff briefly outlined the project.
Mr. Bush noted that the proposed building would be moved from a
present location on Chicot Road.
The Public Works Comments were briefly discussed. The applicant
indicated no problems with these comments.
Staff noted a few minor changes which needed to be made to the
site plan.
April 30, >98
ITEM NO.: 21 (Cont.) FILE NO • S-1183
There being no further issues for discussion, the Committee
forwarded the item to the full Commission for final action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
4
April 30, 198
ITEM NO.• 22 FILE NO.: S-1184
NAME: Turtle Creek Apartments - Revised Subdivision Site
Plan Review
LOCATION: 601 Napa Valley Road
DEVELOPER•
Turtle Creek Apts.
John Swanner
601 Napa Valley Rd.
Little Rock, AR
AREA• Approx. 18 Acres
ZONING: MF -18 and OS
ENGINEER:
None
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Multifamily
PROPOSED USE: Multifamily
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
On October 18, 1983, the Board of Directors approved Ordinance
#14,530 which rezoned the property from R-2 to MF -18 and OS. The
rezoning included approval of a site plan for Turtle Creek
Apartments.
A. PROPOSAL/REQUEST:
The applicant is proposing to revise the original site plan
by adding 15 carport structures to the site. The structures
will cover 144 parking spaces. Each carport structure will
be approximately 9 feet in height.
The carport structures will be of metal construction and
will be painted (including the roofs) to match the existing
buildings.
B. EXISTING CONDITIONS:
The site contains the existing Turtle Creek Apartment
buildings with the associated drives and parking areas. The
Agape Church is located to the north with other multifamily
April 30, i98
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO • S-1184
developments to the south and west across Napa Valley.
Single-family residences are located to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The St. Charles Neighborhood Association was
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Napa Valley is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to.45 feet
from centerline is required.
2. Provide design of Napa Valley Road conforming to "MSP"
(Master Street Plan). Construct one-half street
improvements to Napa Valley Road including 5 foot
sidewalks with planned development or provide in -lieu
contribution.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Napa Valley Road has a 1996 average daily traffic count
of 11,000.
5. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Carport Structures construction will not be
allowed within any existing sewer main easement.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Many of the proposed structures are shown over
existing public water facilities. Construction of
structures within waterline easement is prohibited.
Fire Department: All access drives must be at least 20
feet wide. Contact Dennis Free at 918-3752 for details.
County Plannina: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
2
April 30, i98
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO • S-1184
G. ANALYSIS•
The original site plan submitted by the applicant had 31
carport structures, many of which were shown over an
existing water main and utility easement. The applicant
removed 16 structures from the site plan which were shown
over easements. The applicant will be working with the
various utility companies, seeking approval of the
additional 16 carport structures. If approval is gained
from the utilities, the applicant will be back for another
revised site plan for the remaining structures.
As stated above, the applicant submitted a revised site plan
(removing the structures shown over easements) which
conforms to the comments raised by the Subdivision
Committee. The applicant has stated that a 15 percent in -
lieu contribution will be made for the street improvements
to Napa Valley Road. There are no other outstanding issues
to be resolved.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments in paragraphs D and E of
this report
2. The carport structures (including roofs) will be painted
to match the existing structures on the site.
SUBDIVISION COMMITTEE COMMENT:
John Swanner was present, representing the application. Staff
gave a brief description of the site plan.
The utility easement and water main issue was briefly discussed.
Mr. Swanner stated that the site plan would be revised to remove
the structures shown over the water main and utility easement.
The Public works comments were reviewed. Additional right-of-way
dedication and required street improvements to Napa Valley Road
were discussed. Mr. Swanner stated that a 15 percent in -lieu
contribution would probably be made for the improvements, but he
had to talk to the owners first.
After additional discussion, the Committee forwarded the issue to
the full Commission for final action.
3
April 30, 98
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO • S-1184
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
11 ayes and 0 nays.
4
April 30, A8
ITEM NO.: 23 FILE NO.: S-1187
NAME: Riverwalk Apartments - Revised Subdivision Site Plan
LOCATION: 2400 Riverfront Drive
ENGINEER•
Riverwalk Apartments None
Jennifer Poynter
2400 Riverfront Dr.
Little Rock, AR 72202
AREA: 10.95 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: MF -24 ALLOWED USES: Multifamily Residential
PROPOSED USE: Multifamily Residential
VARIANCES/WAIVERS REQUESTED:
1. Waiver of sidewalk construction along Riverfront Drive and
Turtle Creek Lane
On January 7, 1986, the Board of Directors approved ordinance
#15,033 which rezoned the property from 0-2 to MF -24. The
rezoning included a site plan for the development of the existing
apartment complex.
A. PROPOSAL/REQUEST:
The applicant is requesting to revise the existing site plan
by adding 5 carport structures to the site. Each carport
structure will cover 4 parking spaces for a total of 20
covered parking spaces.
Each structure will have a steel frame with a plywood and
composition shingle pitched roof. The overall height of
each structure will be approximately 12.5 feet. The carport
structures will be painted to match the existing buildings.
April 30, ;98
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: 5-1187
B. EXISTING CONDITIONS:
The site contains an existing multiple building apartment
complex with associated parking areas.
There are other multifamily developments to the north and
northwest with an office building to the south. There is
undeveloped office and commercial property also to the
south. There is a mixture of multifamily office and
commercial property to the west and southwest. The Arkansas
River is located to the east.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative neighborhood comments, as of
this writing. There was no neighborhood association to
notify.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP". Construct sidewalks on the east right-of-way
line of Riverfront Dr. and Turtle Creek.
2. Repair or replace any curb and gutter that is damaged in
the public right-of-way prior to occupancy.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Carport Structures construction will not be
allowed within any existing sewer main easement.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Water lines in this project are private and
maintenance is by the owner. The Water Works has no
objection to construction over these facilities if access
is maintained to all fire hydrants and meters.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
E
April 30, X98
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: S-1187
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
The applicant submitted a revised site plan which addresses
the issues raised by the Subdivision Committee. The only
remaining issue to be resolved is the waiver of sidewalk
construction along Riverfront Drive and Turtle Creek Lane.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised site plan subject
to the following conditions.
1. Compliance with the Utility Comments
2. Compliance with the Public works Comments
3. The carport structures will be painted to match the
existing structures on the site.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
Jennifer Poynter was present, representing the application.
Staff gave a brief description of the site plan.
Ms. Poynter stated that one of the structures would be moved as
required by L. R. wastewater. She also noted that the structures
would have pitched roofs.
There was a brief discussion relating to the requirement for a
sidewalk along Riverfront Dr. and Turtle Creek Lane. Ms. Poynter
indicated that a waiver of the sidewalk requirement would be
requested.
The Committee accepted the presentation and forwarded the issue
to the full Commission for final action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
3
April 30, 98
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: S-1187
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
11 ayes and 0 nays.
4
Commission for inclusion
as recommended by staff.
motion passed by a vote of
April 30, 98
ITEM NO.: 24 FILE NO.: Z -5802-B
NAME: Chenal Place (Lots 1-4) - Zoning Site Plan Review
LOCATION: West side of Chenal Parkway, just south of West
Markham Street
DEVELOPER•
ENGINEER•
R. P. Partnership White-Daters and Assoc.
C. J. Cropper 401 S. Victory
650 S. Shackleford, Suite 300 Little Rock, AR 72201
Little Rock, AR 72211
AREA: 11.0 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
On April 19, 1994, the Board of Directors approved Ordinance
#16,639, rezoning the property to C-2.
On December 18, 1997, the Planning Commission approved a
preliminary plat and site plan for this property. The
preliminary plat included five (5) commercial lots. The site
plan was approved for the larger (7.33 acres) lot and included a
63,000 square foot building and 290 parking spaces. The four
smaller lots would require a site plan review as future
development occurs.
The applicant is revising the preliminary plat, reducing the
number of lots from five (5) to four (4). The applicant is
submitting a revised site plan for the largest lot and new site
plans for the three smaller lots.
A. PROPOSAL/REQUEST:
The applicant is proposing development of the four
individual commercial lots. The site will be cleared and
graded as one project, then the various lots will be
developed as part of an overall shopping center concept.
April 30, 98
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5802-B
The applicant is proposing commercial C-2 permitted uses for
the site. The following is the applicant's project summary:
LOT 1•
LAND AREA
MAX. RESTAURANT BLDG.
PARKING SPACES
PARKING RATIO
LOT 2•
LAND AREA
MAX. RESTAURANT BLDG.
PARKING SPACES
PARKING RATIO
LOT 3•
LAND AREA
MAX. COMMERCIAL BLDG.
PARKING SPACES
PARKING RATIO
OR
MAX. RESTAURANT
PARKING SPACES
PARKING RATIO
LOT 4•
LAND AREA
MAX. COMMERCIAL BLDG.
PARKING SPACES
PARKING RATIO
1.04 ACRES
6,400 SQ. FT.
64
10.0/1,000
1.36 ACRES
8,200 SQ. FT.
82
10.0/1,000
0.88 ACRES
5,600 SQ. FT.
29
5.2/1,000
3,400 SQ. FT.
34
10.0/1,000
7.76 ACRES
82,875 SQ. FT. (2 buildings)
395
4.77/1,000
The applicant has made the following notes part of the
proposal:
1. Maximum building height will not exceed 45 feet for Lot
4 and 35 feet for Lots 1-3.
2. Dumpster hours of pick-up shall be 7:00 a.m. to 7:00
p.m. Dumpsters shall be screened per ordinance.
3. Light standards shall not exceed 28 feet in height.
All site lighting will be directed away from adjacent
property.
2
April 30, _.98
SUBDIVISION
ITEM NO 24 (Cont.) FILE NO.: Z -5802-B
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded. The Timber
Ridge Subdivision is located to the south with a GMC auto
dealership to the north. There is commercial and industrial
property across Chenal Parkway to the east and office zoned
property to the west across Atkins Street.
There is a 75 foot wide OS Open Space strip along the south
property line, adjacent to the Timber Ridge Subdivision.
C. NEIGHBORHOOD COMMENTS:
Staff has received comments from two persons as of this
writing. The Parkway Place and the Gibralter Heights/Point
West/Timber Ridge Neighborhood Associations were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
2. Dedicate 50 foot right-of-way for Chenal Parkway
including a 10 foot sidewalk/utilities easement.
3. Atkins Road is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
5. Construct driveways to Chenal Parkway standards.
6. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
7. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
8. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
9. utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
3
April 30, )98
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5802-B
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 10 foot easement is requested along
the south C-2 zoning line and north property line.
Water: A water main extension and on-site fire protection
will be required.
Fire Department: Contact Dennis Free at 918-3752 regarding
on-site fire protection.
County Planning: No Comment.
LATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
The proposed street buffer width for Lot 3 meets the minimum
requirement of 13 1/2 feet when averaged out though it drops
to as low as 7 1/2 feet in one area. The full width
requirement without transfers is 20 feet.
The proposed interior landscaping for Lot 1 appears to be
less than the required six percent of the paved area.
A 3 foot wide building landscape strip is required between
public parking areas and the buildings. Some flexibility is
allowed in this regard.
Provide the method to be employed to protect the 75 foot
undisturbed area from intrusion. Also, provide a detail of
how the grade difference along the southern perimeter is to
be handled.
The residential property to the south must be screened from
this development. Unless otherwise provided for, a 6 foot
high opaque screen is required. This can be a wooden fence
or evergreen plantings.
The City Beautiful Commission recommends saving as many
trees as feasible. Extra credit toward fulfilling the
requirements of the Landscape Ordinance can be given when
saving trees of 6 inch caliper or larger.
4
April 30, 98
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5802-B
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
On April 15, 1998, the applicant submitted a revised site
plan to staff. The plan addresses the comments made by the
Subdivision Committee. Building setbacks, building heights,
parking, and landscape buffers comply with ordinance
requirements. The applicant has noted that a 6 foot
screening fence will be placed at the 75 foot Open Space
setback line. The applicant must install a construction
fence at the 75 foot "OS" line prior to any clearing or site
work, and make sure that none of this buffer area is
disturbed.
Otherwise, to staff's knowledge, there are no outstanding
issues left to be resolved. The proposed development should
have no adverse effects on the surrounding property.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments in paragraphs D, E and F.
2. All ground -mounted signs and utilities must conform to
the Chenal Parkway Overlay District.
3. All site lighting will be low-level (28 feet maximum)
and directed away from adjacent property.
4. Compliance with the City's landscape and buffer
ordinances.
5. Lots must•be final platted prior to construction.
6. There shall be no signage along the west (Atkins Street)
property line, except for minimal signage which directs
delivery or service vehicles.
7. A construction fence must be placed along the 75 foot
"OS" buffer line prior to any clearing or site work to
ensure that this buffer area is not disturbed.
SUBDIVISION COMMITTEE COMMENT:
Joe White was present, representing the application. Staff gave
a brief description of the site plan.
Staff noted several items which needed to be shown on the site
plan (building height, signage, site lighting, etc.). Bob Brown
reviewed landscaping comments with the Committee.
5
April 30, '98
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5802-B
The Public Works comments were briefly reviewed. Mr. White
stated that a decel land would be constructed on Chenal Parkway.
He noted that a revised site plan would be submitted addressing
the comments made by the Subdivision Committee.
After a brief discussion, the item was forwarded to the full
Commission for final action.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Joe White and C. J. Cropper were present, representing the
application. There were three persons present with concerns.
Staff gave a brief description of the site plan and a
recommendation of approval with conditions.
C. J. Cropper addressed the Commission in support of the
application. He noted that he would like for the conditions
outlined in his letter (dated April 27, 1998) be added to staff's
conditions of approval.
Sally Goodfellow addressed the Commission with concerns about the
proposed development. She stated that her main concern was with
saving as many of the trees on the site as possible. She stated
that the screening fence along the OS buffer should be an 8 foot
tall brick fence.
Mary Douglas also addressed the Commission with concerns. She
asked about the slope of the property.
Joe White noted that the high point of the property slopes
downward toward Atkins Road.
Mrs. Douglas asked about a detailed landscape plan.
Staff explained that the site plan was reviewed for compliance as
far as area set aside for landscaping and not exact numbers and
species (trees, shrubs, etc.). Staff noted that a detailed
landscape plan was required at the time of building permit
application.
Mrs. Douglas also noted that she would like as many of the mature
trees on the site be saved. Mrs. Douglas also made requests
related to trash receptacles and menu speakers.
Mr. White noted that the letter submitted by Mr. Cropper could be
amended to include trees of 4 inch caliper and larger. He also
noted that an 8 foot fence would be placed along the OS strip.
Mr. White noted that in areas where trees are to be saved, a
safety fence will be in place prior to any site work to protect
the existing trees. He noted that the outside menu speaker for
the restaurant on lot 3 would be baffled according to ordinance.
C
April 30, 98
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z -5802-B
Mr. Cropper stated that placing trash receptacles in the wooded
area was not necessary. He noted that, other than the restaurant
on lot 3, there will be no other external speakers on any of the
buildings. Mr. Cropper also noted that there were no specific
delivery hours, however the dumpster service hours would be from
7:00 a.m. to 7:00 p.m.
There was a brief discussion regarding the preservation of trees
within the interior of the site.
Staff recommended that the Commission add a condition to the
condition of approval already offered by staff and the applicant.
The condition being that the applicant do no site work until a
building permit is issued and protect (in addition to the OS
buffer) all areas where trees are to be saved with a construction
fence.
There was a brief discussion concerning number of parking spaces
and parking ratios.
Ruth Bell addressed the Commission in support of saving existing
trees.
A motion was made to approve the site plan as recommended by
staff, adding the conditions as noted in the applicants letter
dated April 27, 1998 and the condition that no site work be done
until the issuance of a building permit. The motion was approved
with'a vote of 11 ayes and 0 nays.
7
April 30, i98
ITEM NO.: 25 FILE NO.: Z-6477
NAME: Pleasant Ridge West - Zoning Site Plan Review
LOCATION: Southwest corner of Cantrell Road and Pleasant
Ridge Road
DEVELOPER•
ENGINEER•
Schickel Development Co. White-Daters and Assoc.
11601 Pleasant Ridge Road 401 S. Victory Street
Little Rock, AR 72212 Little Rock, AR 72201
AREA: 5.60 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
The property is zoned C-2 and therefore requires a site plan
review for any development. Any uses within the proposed
buildings must be permitted C-2 uses. Therefore, there are no
other use issues associated with this site plan.
A. PROPOSAL/REQUEST:
The applicant is proposing a site plan which includes two
buildings, containing a total of 33,900 square feet, and 242
parking spaces. The larger building located within the west
half of the property contains 24,000 square feet and will be
used for retail sales. The smaller building to the east
contains 9,000 square feet and will be used as a restaurant.
There will be three access points on Pleasant Ridge Road.
No curb cuts are proposed on Cantrell Road.
B. EXISTING CONDITIONS:
The site has been cleared and some site preparation work has
been done. There are commercial uses to the east, along the
south side of Cantrell Road, and a multifamily development
to the west.
April 30, J98
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-6477
There is a new office building and post office across
Pleasant Ridge Road to the south. There is undeveloped
single-family residential property to the north across
Cantrell Road, with the Walton Heights Subdivision further
north.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Walton Heights/Candlewood Neighborhood
Association was notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
2. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline including additional right-of-way
for right turn lane will be required.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these street improvements to these streets including 5
foot sidewalks with planned development including right
turn lane.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Stormwater detention ordinance applies to this property.
7. Obtain permits for improvements within Highway right-of-
way on Cantrell Road from AHTD, District VI.
8. Western property line shall be terraced per Section 29,
provide cross section for City's approval.
9. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
10. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
11. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
12. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
2
April 30, X98
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-6477
13. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
14. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
15. Dedicate additional right-of-way or easement for the
sidewalk on Pleasant Ridge Road north of restaurant
entrance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: On site fire protection may be required.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscave Issues:
Areas set aside for landscaping meet with ordinance
requirements.
This project must be screened from the property to the west.
Because of the grade difference evergreen trees would
probably offer the best screen over a period of years.
Provide a detail of how the grade difference along the
western perimeter will be dealt with.
A sprinkler system to water landscaped areas is required.
If dumpsters are to be used, their locations must be shown
and they must be screened to a height of 8 feet on three
sides.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
3
April 30, X98
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO • Z-6477
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
April 16, 1998. The site plan conforms with the comments
made by the Subdivision Committee.
There are 162 parking spaces required by ordinance. The
site plan shows 242 parking spaces. There are no other
issues associated with parking.
The site plan conforms to the Highway 10 Overlay District
Ordinance with relation to building setbacks and landscape
buffers. There should be no further issues for resolution
and the proposed development should have no adverse effect
on the surrounding properties.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the Highway 10 Overlay District
Ordinance
2. Compliance with the comments noted in paragraphs D, E
and F of this report.
3. All signage must conform to the Hwy. 10 Overlay District
Ordinance.
4. Any site lighting must be directed away from adjacent
property.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Joe White was present, representing the application. Staff gave
a brief description of the site plan.
Staff noted that the proposed site plan conforms with the Hwy. 10
Overlay Ordinance.
The Public Works comments were briefly reviewed. The requirement
for a right turn lane off Highway 10 onto Pleasant Ridge Road was
discussed.
Mr. White stated that a revised site plan would be submitted,
complying with the Subdivision Committee Comments.
After further discussion, the Committee forwarded the issue to
the full Commission for final action.
4
April 30, 98
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-6477
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
The applicant was not present. Staff presented the item and a
recommendation of approval. Staff noted that the item was
removed from the Consent Approval agenda due to the fact that a
realignment of Pleasant Ridge Road will be discussed by the Plans
Committee.
Commissioner Earnest stated that the issue of realignment of
Pleasant Ridge Road will be considered by the Plans Committee at
a meeting on May 4, 1998 at 11:00 a.m. He stated that the Plans
Committee would like to defer this item until after that meeting.
A motion was made to defer the item to the June 11, 1998 Planning
Commission agenda. The motion passed by a vote of 10 ayes,
0 nays and 1 absent.
61
April 30, 98
ITEM NO.: 25A FILE NO.: S-1189
NAME: Hansen - Subdivision Site Plan Review
LOCATION: 820 N. Spruce Street
DEVELOPER•
Valentine Hansen
8201 Cantrell Road
Little Rock, AR
AREA• 0.16 Acre
ZONING• R-5
ENGINEER:
None
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Multifamily
PROPOSED USE: Two Single -Family Residences
VARIANCES/WAIVERS REQUESTED:
1. Variance for reduced side yard setback
2. Variance for reduced rear yard setback
BACKGROUND•
The property is zoned R-5 (Urban Residence District) and allows
multifamily residential structures not to exceed 36 units per
gross acre. The two (2) single-family residential units proposed
by the applicant conforms to the R-5 zoning.
The issues is before the Planning Commission due to the fact that
more than one building is proposed on the site - Subdivision Site
Plan Review.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a two-story, 800 square
foot structure utilizing the same foundation where a garage
structure (which is beyond repair) is currently standing.
The new structure will be used as a single-family dwelling
by an elderly relative of the occupant of the main structure
on the property. The main structure is also used as a
single-family dwelling.
The applicant also proposes to add a concrete parking pad
for two vehicles, which will be accessed from the alley.
April 30,_ J98
SUBDIVISION
ITEM NO • 25A (Cont.) FILE NO.: S-1189
Parking is also available on a concrete drive which is
accessible from North Spruce Street.
The proposed two-story frame structure will have an exterior
of siding and stucco which will match the main structure.
B. EXISTING CONDITIONS:
The site contains an existing 2,900 square foot single-
family structure and a frame garage which is in a state of
disrepair.
The general area contains a mixture of residential (single-
family and multifamily), office and commercial uses. There
is a mix of office and commercial uses to the south, along
the north side of Kavanaugh and a commercial parking lot to
the west, across the alley. There is a multifamily
structure to the north and single-family and multifamily
uses to the east, across Spruce Street.
C. NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site as well as
the Hillcrest Neighborhood Association were notified of the
public hearing. Staff has received no negative comments
relating to this issue.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No issues.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Contact the Water Works if additional water
meter(s) will be required.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is within one block of Central Arkansas
Transit's bus routes #1 (Pulaski Heights Route) and #22
(Pleasant Valley Route).
2
April 30, 998
SUBDIVISION
ITEM NO.: 25A (Cont.) FILE NO • S-1189
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No Comment.
G. ANALYSIS•
The applicant is requesting two variances for the proposed
building. A variance is requested for a reduced side yard
setback (5 feet required, 1.5 feet proposed) and a variance
is requested for a reduced rear yard setback (25 feet
required, 1 foot proposed).
The applicant is requesting the variances due to the fact
that he would like to use the foundation of the existing
garage structure which has existed on the site for a number
of years and due to the fact that the property was developed
as single-family with single family setbacks. The proposed
location of the new building should have no adverse effect
on the surrounding property.
Otherwise, there are no outstanding issues left to be
resolved. The applicant submitted a revised site plan which
addresses all staff concerns.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan as proposed and
of the variances as requested. The side of the proposed
building should allow for roof drainage so as to avoid
discharge onto the neighboring lot.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
Mark Stodola was present, representing the application. Staff
gave a brief description of the site plan. Staff noted that a
revised site plan was needed showing the concrete parking
accessed from the alley as proposed.
Mr. Stodola noted that the exterior of the new structure would be
constructed of siding and stucco and would match the larger
structure.
Staff explained the variances as requested.
There being no further issues for discussion, the Committee
forwarded the item to the full Commission for final action.
3
April 30, 398
SUBDIVISION
ITEM NO.: 25A (Cont.) FILE NO.: S-1189
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
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 passed by a vote of
it ayes and 0 nays.
4
April ; 1998
ITEM NO.: 26 FILE NO.: Z -3442-F
NAME: Wal-Mart - Revised Conditional
Use Permit
LOCATION: 8801 Baseline Road
OWNER/APPLICANT: Wal-Mart Stores, Inc./
CEI Engineering Associates
PROPOSAL: Wal-Mart is requesting a
revised conditional use permit
to allow for a 78,846 square
feet expansion of this
existing retail store,
including expansion of the
garden center on west side and
the main store on the east
side. The property is zoned
I-2 and C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The Wal-Mart is located on the south side of Baseline,
east of the intersection of Baseline and I-30.
2. Compatibility with Neighborhood:
This mixed zone I-2 and C-3 property is bordered on the
east and south by residential zoning, and the west by
C-3 commercial zoning. Immediately west the C-3 area is
vacant. To the northwest is a strip type shopping
center. There is a six foot wood privacy fence and
green buffer wooded area between this facility and all
the residential area to the east and south. A 40 to 50
foot OS zoned strip exists along the east side of this
property which should prevent any additional impact on
the residential area from this expansion.
The West Baseline and Mavis Circle Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
Access to the property is gained by utilizing two (2)
existing driveways from Baseline Road. A total of 333
parking spaces is required by ordinance for the
existing retail use. A total of 543 will be required
April 1 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z -3442-F
with the additional proposed square footage. There are
867 existing spaces with 31 taken up part of the time
by seasonal outdoor display. That still leaves more
than adequate parking.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Since 50 feet of the property immediately east of the
building is zoned "OSH, it will be necessary to not
intrude into this area. Provide the method to be
employed to protect this area from intrusion.
5. Public Works Comments:
1. Grading permit will be required on this new
development if it disturbs more than one acre.
2. Provide paved area at southwest corner of lot for
tractor -trailers to reduce traffic congestion.
3. Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to
occupancy.
4. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.
5. Stormwater detention ordinance applies to this
property.
6. Utility and Fire Department Comments:
Water: The Little Rock Fire Department needs to review
these plans to determine whether additional fire
protection will be required. Contact the Water
Works regarding procedure for modification of the
existing fire protection facilities.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
Fire Department: Approved as submitted.
K
April 3 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z -3442-F
LATA: The site is located on a bus route.
7. Staff Analysis:
Wal-Mart is requesting a revised conditional use permit
to increase their total square footage by 78,846 and
make this store at 8801 Baseline into a supercenter
with a grocery store. The expanded store will have a
total area of 201,172 square feet. The property is
zoned I-2 and has a conditional use permit for the
retail use which was approved in February 1992.
This expansion will bring the building within 9.5 feet
of the OS zoned 50 foot buffer on the east. The rear
southern building setback will decrease from 108 feet
to 71.8 feet. The new rear paved area will not be any
closer to the rear property line than existing paving.
The west side setback will not change since the
existing auto center will still be the closest part of
the building to the west property line.
Most of the addition (72,902 square feet) will be on
the east side. The garden center on the west side is
increasing by 4,950 square feet. The outside garden
fenced in area is moving 15 feet to the west, but with
no infringement on the existing driveway. Also, a
small vestibule (994 square feet) is being added to the
front.
The retail operation is open 24 hours a day, seven days
a week. No additional signage or lighting is
requested. On site parking and landscape areas exceed
ordinance requirements.
8. Staff Recommendation:
Staff recommends approval of the revised conditional
use permit subject to compliance with Public Works
Comments and the City's Landscape and Buffer Ordinance.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Tim Martin of CEI Engineering Associates was present
representing the applicant. Staff gave a brief description
of the proposal.
Staff responded no to a written question from Entergy asking
if they could bury their underground cable in the OS area.
That area must remain undisturbed. Staff also emphasized
3
April 3 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z -3442-F
the need for that area to be fenced and protected during
construction.
Public Works emphasized that attention be given to prevent
drainage problems caused by the expansion and runoff.
There being no further issues, the Committee forwarded the
item to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Tim Martin of CEI Engineering Associates was present
representing the applicant. Staff gave a description of
the proposal and a recommendation of approval.
Staff noted that Public Works had revised their comments by
withdrawing comment #2 regarding adding paving at the
southwest corner of the property for tractor -trailers.
Staff also mentioned they had received a letter of support
from the neighborhood association noting in it two items
agreed to by Wal-Mart which addressed two areas of concern
by the neighbors. There was one objector present.
Tim Martin briefly addressed the Commission restating their
request and his belief that they had taken into
consideration neighborhood concerns and agree to address
them in the conditional use permit.
Jim Rester, president of West Baseline Neighborhood
Association, addressed the Commission stating their
endorsement of the proposal.
Troy Laha, chairperson of Southwest Little Rock United for
Progress, addressed the Commission. He stated that their
concerns had also been addressed and he wanted to make sure
that certain items were included in the record:
1. That Wal-Mart would install a wrought iron fence along
the east property line all the way up to Baseline Road.
2. That Wal-Mart do 100% of funding for construction of a
signal light at the east entrance to their property,
and
3. That Wal-Mart do lighting on the rear of their building
shining down and not out into the neighborhood.
Mr. Martin said he concurred with Mr. Laha's requirements
and that they would meet them.
4
April 1 1 1998
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z -3442-F
Mr. Rester asked that the neighborhood association letter
and the CEI letter of agreement be made part of the
conditional use requirements. Chairman Lichty agreed they
would.
Commissioner Berry stated that Wal-Mart is to be commended
for working with the neighborhood and investing in this part
of Little Rock. He also asked if there weren't some things
that could be done to make it safer for pedestrians walking
the 600 feet through the parking lot to the store.
Mr. Martin stated that they had designed the parking
according to city requirements and included a 30 foot wide
marked crosswalk at the front of the store with yield
symbols on the pavement and crosswalk signs installed to
cover the most congested area right at the entrance to the
store. He added that the total parking spaces are actually
less than what Wal-Mart would like to have, but they reduced
it to meet city requirements for landscaping, etc.
Commissioner Berry added that new designs in parking areas
do more to provide safer pedestrian areas more easily
distinguishable in parking areas and that Wal-Mart as a
large progressive store should consider those measures in
their design.
Commissioner Nunnley asked if enough handicapped parking was
included in Wal -Mart's parking, and could they consider
providing more. Mr. Martin commented that they are meeting
the ADA standard of 2%, but they could look into providing
more spaces on the end of rows near the store.
Commissioner Adcock asked if CEI planned to put in the trees
that were on the drawing shown at the neighborhood
association meeting. Mr. Martin said they would meet city
ordinance requirements and he believed those shown on the
drawing would be put in to meet the ordinance.
A motion was made to approve the application as submitted
including staff comments, Mr. Laha's three points, the West
Baseline Neighborhood Association letter, and the CEI letter
of agreement. The motion was approved by a vote of 9 ayes,
1 noe and 1 absent.
5
April 1 1998
ITEM NO.: 27 FILE NO.: Z -5966-A
NAME•
LOCATION:
OWNER/APPLICANT•
Barrow Road Church of Christ -
Conditional Use Permit
8804 Byron Drive
Barrow Road Church of Christ/
Rick Barger
PROPOSAL: A conditional use permit is
requested to use a single
family residence adjacent to
church property as a church
office. The property is zoned
R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The house is located on the second lot west of Barrow
Road on the north side of Byron Drive.
2. Compatibility with Neighborhood:
This property is located in a small residential single
family R-2 zoned area surrounded by commercial and
office use. Immediately north is the applicant, Barrow
Road Church of Christ. North of the church is C-3 zoning
and west across Barrow Road is C-3 zoned property. The
properties to the northwest, west and southwest of this
residential area are zoned 0-3. .Southeast of the
residential area is zoned C-3.
The staff feels there would be a negative impact in
allowing a nonresidential use to intrude into this small
residential area. The John Barrow and Brownwood Terrace
Neighborhood Associations were notified of the public
hearing.
3. On -Site Drives and Parking:
There is one driveway entering from Byron. Walk
through access is proposed from the church parking lot
to the north. Primary parking for the office would be
on the church parking lot. One parking space per 400
square feet of gross floor area is the ordinance
requirement for office use. Therefore, this 2,200
square foot office would require six spaces. Office
April '_ 1998
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: Z -5966-A
staff will use the driveway area near the house for
parking. Visitors will use the church parking lot.
4. Screening and Buffers:
A 6 foot high wooden fence already exists on each side
to help screen this site from the residential
properties to the east and west.
This site must be landscaped in compliance with the
Landscape Ordinance.
5. Public Works Comments:
Dedicate right-of-way to 30 feet from centerline of
Byron Street.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
Fire Department: Approved as submitted.
CATA: The site is not located on a CATA bus route.
7. Staff Analysis:
This R-2 zoned property contains a two-story brick and
frame single family residence with a detached two -car
garage and other accessory structures in the backyard.
This house is located in a small R-2 residential area
surrounded by commercial and office zoning with the
Barrow Road Church of Christ immediately to the north.
The church wants to use the residence as an office to
allow the existing office to be used for additional
bible study classrooms. Then they would not have to
build any other structures right now. They just
invested in a major building expansion in 1996, but
continue to grow.
The structure would be used as an office from 9:00 a.m.
to 3:30 p.m. Monday through Friday, and occasionally as
a meeting place at other times. No signage or
additional lighting is proposed. The exterior of the
residence will not be changed.
2
April 3_ 1998
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: Z -5966-A
Staff has concerns about allowing a nonresidential use
to intrude into the residential neighborhood. This is
a stable single family residential neighborhood and
staff feels that allowing this nonresidential use to
intrude would have a destabilizing effect. The
properties to the east, west and south are occupied by
single family homes. This small residential pocket is
already impacted by virtue of the fact that it is
completely surrounded by office and commercial uses.
Therefore, we do not feel this is appropriate use
within this residential area.
8. Staff Recommendation:
Staff recommends denial of this conditional use permit
in order to maintain the residential nature of this
small neighborhood.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Pulpit Minister Leon Barnes and Deacon Rick Barger were
present representing the application. Staff presented the
item. There was a brief discussion of Public Works and
landscaping issues. This resulted in Public Works reducing
their comments to just the right-of-way statement. Mr.
Barger stated he felt the existing fencing would meet the
screening requirement.
There being no other issues, the Committee forwarded the
item to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pulpit Minister Leon Barnes and Deacon Rick Barger were
present representing the application. Staff gave a
description of the proposal and a recommendation for denial.
There were no objectors present.
Rick Barger addressed the Commission in support of the
proposal, gave some history and described their efforts to
obtain neighborhood support. He presented a petition with
five names on it of neighbors in support of the proposal.
Betty Snyder, president of John Barrow Neighborhood
Association, addressed the Commission stating that they were
in support of the proposal.
Commissioner Hawn asked for clarification regarding whether
a conditional use permit went with the applicant or the
property.
3
April 3.. , 1998
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: Z -5966-A
Staff responded that the conditional use permit went with
the land and could be used for the same uses allowed in the
conditional use permit by any future owner. In response to
a question by Chairman Lichty if a time limit could be
attached, staff suggested tying the use .to this owner rather
than giving it a time limit.
Commissioner Nunnley asked the applicant if they would have
any objection to a condition that this permitted use be
only for this church and if they sell the property, the
conditional use permit would expire. Mr. Barger said they
would have no problem with that condition.
Commissioner Faust asked if the church had considered in
future plans to move the office back into the main church
facility after future expansion and turn the house back into
residential use. Mr. Barger said they would want to
consider that possibility with a future expansion.
A motion was made to approve the application as filed to
include the conditions set by staff including making access
readily available from the church parking lot and the
stipulation that the conditional use permit would be in
effect only with the current owner. The motion was approved
by a vote of 11 ayes, 0 noes and 0 absent.
A second motion was made to approve three waivers to
requirements as follows:
1. Right-of-way dedication to 30 feet from centerline;
2. Street improvements;
3. Defer sidewalk construction until such time as
sidewalks are constructed along this street.
The motion was approved by a vote of 11 ayes, 0 noes and
0 absent.
4
April 1 1998
ITEM NO.: 28 FILE NO.: Z -6096-A
NAME•
LOCATION•
OWNER/APPLICANT•
Chenal valley Montessori
School - Revised Conditional
Use Permit
15717 Taylor Loop Road
Little Rock Paper Co./
Dorothy Moffett
PROPOSAL: The Montessori School is
requesting a revised
conditional use permit to
allow them to increase their
enrollment from 30 to 48
students on this R-2 zoned
property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The school is located on the south side of Taylor Loop
Road, one lot east of Montgomery Road.
2. Compatibility with Neighborhood:
The Montessori School is an existing use in this R-2
Single Family zoned area permitted with a conditional
use permit in March 1996. It is located within the .
Pennwyck Subdivision and is surrounded by single family
zoning on all sides. This revised conditional use
permit to increase enrollment should not have an
adverse affect on the surrounding properties, nor
should it have much affect on traffic due to a
staggered start and end time for various classes.
The Westchester Neighborhood Association was notified
of the public hearing.
3. On -Site Drives and Parking:
The site has a single entrance and 13 on-site parking
spaces. That would satisfy the ordinance requirement
for one space per employee (a total of six spaces); and
one space for load/unloading per each ten children (a
total of five spaces). No changes in drives or parking
April L 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z -6096-A
are proposed and this does meet ordinance requirements
even for the increased enrollment.
4. Screening and Buffers:
The plan submitted complies with ordinance
requirements and with what was previously approved by
the Planning Commission.
5. Public Works Comments:
No issues.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
Fire Department: Approved as submitted.
CATA: The site is not located on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a revised conditional use
permit to increase the enrollment of their existing
school from 30 to 48 students. The students' ages
range from two and a half to nine and the hours of
operation are primarily from 7:15 a.m. to 6:00 p.m.
Monday through Friday. To accommodate the additional
students the applicant will finish the second floor
making an office and two classrooms. No change to the
exterior is expected except for an exterior open fire
escape to be added to the end and/or back of the
building.
To address concerns over increased traffic in the area
due to the school, a staggered drop-off and pick-up
time schedule is proposed. This prevents any period
when there would be a large influx of traffic because
of all students being dropped off or picked up at the
same time.
8. Staff Recommendation:
Staff recommends approval of this application as long
as the staggered "drop-off and pick-up" is continued in
order to minimize impact on traffic.
2
April 3L 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z -6096-A
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Dorothy Moffett was present representing the application.
Staff presented the item with only a very brief discussion
following regarding clarification of some points.
There being no issues, the Committee forwarded the item to
the full Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
The applicant, Dorothy Moffett, was present. There were no
objectors present. Staff presented the item and recommended
approval subject to compliance with the condition noted in
the staff recommendation.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 11 ayes, 0 noes and
0 absent.
3
April 1998
ITEM NO.: 29
NAME•
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z-6470
Odom's Sausage Co. -
Conditional Use Permit
4701 Asher Avenue
Odom's Sausage Co./
George Bachnivsky, Architect
PROPOSAL: A conditional use permit is
requested to allow for
expansion of the existing
facility on this property
zoned I-2 and I-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This facility is located on the south side of Asher
Avenue, east of the Quality Foods Complex.
2. Compatibility with Neighborhood:
This site is on property zoned I-2 and I-3, surrounded
by I-2 zoning on the north, west and south, and I-3 to
the east. Western and Quality Food distributors lie to
the west, and the property to the north, south and east
is vacant wooded land. The property is at the end of a
private road branching off of the south side of the 4700
block of Asher Avenue. This addition should have no
adverse affect on the neighborhood.
The Midway and Curran -Conway Neighborhood Associations
were notified of the public hearing.
3. On -Site Drives and Parking:
No changes are proposed to existing drives or parking.
The addition to the building will result in a required
parking space increase to 152 spaces. There are
currently 148 spaces on site. A variance will be
required to not have to increase the parking spaces.
4. Screening and Buffers:
Since the proposed building expansion is twelve
percent, a twelve percent upgrade in required
April - 1998
SUBDIVISION
ITEM NO.: 29 (Cont.) FILE NO.: Z-6470
landscaping toward compliance with the Landscape
Ordinance will be necessary.
5. Public Works Comments:
No issues.
6. Utility and Fire Department Comments:
Water: Little Rock Fire Department needs to determine
if additional hydrants will be required. Contact
Water works to discuss backflow prevention for this
project. Contact Water Works if larger and/or
additional meters are required.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
Fire Department: Approved as submitted.
CATA: This site is located on a CATA bus route.
7. Staff Analysis:
This site is zoned I-2 and I-3 and contains a large
meat processing plant which has been there for many
years. The application for a conditional use permit is
to expand the facility to the west by about 10,400
square feet for additional freezer and frozen shipping
dock, not production area. Therefore, since no
additional employees will result, there should be
minimal impact on traffic in the area. The new total
square footage will be 91,302. The plant is not
readily visible from Asher Avenue. The increase in
size should not have any impact on the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the utility and
landscaping comments.
Staff also recommends approval of a variance from the
required increase in four parking spaces.
E
April 3 1998
SUBDIVISION
ITEM NO.: 29 (Cont.) FILE NO.: Z-6470
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
George Bachnivsky of MSRTD and Associates Architects and
Pete Pezza of S&S Contractors represented the applicant.
Staff presented the item. There was a brief discussion
regarding Public Works Comments, landscaping requirements,
and parking needs. With regard to parking the applicant
decided to request a variance rather than increase the
number of parking spaces.
STAFF UPDATE:
Staff questions left open at the Subdivision Committee have
been resolved. No additional fire hydrants are required.
Also a new water meter and backflow preventer are not
required. Agreement on additional landscaping has also been
reached.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Pete Pezza of S & S Contractors, George Bachnivsky of MSRTD
Architects and Michael Thomas from Odom's management were
present representing the application. There were no
objectors present. Staff presented the item and recommended
approval subject to compliance with the landscaping upgrade
as agreed to with staff. Staff also recommended approval of
the variance from the required increase in four parking
spaces.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 11 ayes, 0 noes and 0
absent.
3
April 3 1998
ITEM NO.: 30
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z-6471
Johnson Day Care Center -
Conditional Use Permit
1921 West 16th Street
Wendy R. Johnson
PROPOSAL: A conditional use permit is
requested to allow for the
conversion of the residence
located on this R-3 zoned
property into a day care .
center.
STAFF UPDATE•
The applicant withdrew this application for a conditional
use permit on April 10, 1998.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Neither the applicant nor anyone else was present for or
against the item.
The item was placed on the Consent Agenda for withdrawal as
requested by the applicant. Withdrawal was approved by a
vote of 11 ayes, 0 noes and 0 absent.
Aprils 1998
ITEM NO.: 31
NAME:
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z -6474-A
Cooley and Wilson Manufactured
Home - Conditional Use Permit
3521 Longcoy Street
Robert Cooley and
Deborah Wilson
PROPOSAL: A conditional use permit is
requested to allow for .
placement of a multi -sectional
manufactured home on this
property currently zoned C-3.
An R-3 rezoning request is
item no. 34 on this agenda
(Z-6474).
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This property is located at the northeast corner of
36th Street and Longcoy, in the John Barrow Community.
2. Compatibility with Neighborhood:
This corner property is a vacant grass covered lot zoned
C-3. One-story single family residences are located to
the north, south, southwest and east. Across Longcoy to
the west is vacant C-3 property. The use is compatible
with the neighborhood and zoning if R-3 zoning is
approved.
The John Barrow Neighborhood Association was notified of
the public hearing.
3. On -Site Drives and Parking:
There are no existing on site drives or parking areas.
The applicant proposes to construct a 20 foot wide
driveway off of Longcoy up to the dwelling. No garage
or carport is proposed. This would meet ordinance
parking requirements.
4. Screenina and Buffers:
Not applicable.
April 1 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6474-A
5. Public Works Comments:
Minimum floor elevation of natural ground plus 3.0 feet
is required and foundation must be designed to resist
collapse and anchoring must be provided to prevent
flotation. A development permit for SFHA is required
to document compliance.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
Fire
Department:
Approved
as
submitted.
CATA:
The site
is located
on
a CATA bus route.
7. Staff Analysis:
This property is zoned C-3 and a rezoning request to
change to R-3, item 34, is also part of this agenda.
The conditional use permit is to allow the placement of
a multi -sectional single story, manufactured home on
this lot. All ordinance setbacks would be met. A 20
foot wide driveway would come off of Longcoy and go up
to the corner of the residence. That would satisfy
parking requirements. Placement of the home must
conform to the following ordinance siting standards:
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b. Removal of all transport elements.
C. Permanent foundation.
d. Exterior wall finished so as to be compatible with
the neighborhood.
e. Orientation compatible with placement of adjacent
structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
2
April 1 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6474-A
h. Off-street parking per single-family dwelling
standard.
The proposed use would be compatible with adjoining
properties which are primarily single family residences
and vacant commercial lots.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with Public Works
Comments, meeting the ordinance siting requirements,
and rezoning the lot to R-3.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
The applicant was present. Staff presented the item. The
applicant presented pictures of a manufactured home "just
like" the one they will be installing. There were no
questions or issues discussed. The Committee forwarded the
item on to the full Commission for final resolution.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Deborah Wilson was present representing the application.
Staff gave a description of the proposal and a
recommendation of approval. There were two objectors
present.
Ms. Wilson explained to the Commission her desire to place
on this property a manufactured home just like the one shown
in pictures passed around to the commissioners. She stated
that she would meet or exceed all city requirements in
placing this home here. It would be a 3 bedroom, 2 bath
house with a living room and den.
Betty Snyder spoke in opposition representing the John
Barrow Neighborhood Association. She stated that she felt
that this location is at the gateway to their neighborhood
and that this type of home would be detrimental to the
overall -redevelopment of the area, would devalue their
property and that this location is particularly bad for this
type of home. Ms. Snyder stated that the association wanted
the same type of construction as was used with the
surrounding properties.
May Harden, homeowner at 3507 Longcoy (adjoining property to
the north) addressed the Commission. She stated that she
opposes a manufactured home going in next to her property.
She stated that she had been told when she purchased her
3
April 3, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6474-A
house that like -type construction to her home would be used
on the lots around her, not manufactured homes. Ms. Harden
stated that this house would be the first you see as you
enter the area from John Barrow on 36th and people will
think the entire neighborhood consists of manufactured homes
and that will lessen their chance to grow. Other locations
would be better suited for manufactured homes in her
opinion. Ms. Harden also stated that she never received
notice of this item even though she owns adjacent property.
Staff stated they have on file receipts showing all recorded
owners within 200 feet were sent notices. The agency she is
buying the property from was sent a notice.
Commissioner Putnam asked Ms. Harden if she would rather
have a commercial operation or a mobile home next to her.
She responded neither. Commissioner Putnam made the point
that now by right she was exposed to commercial usage on
this property. She said she fully understood that.
Commissioner Muse asked the applicant if her choice of a
manufactured home was driven by economics and if she had
checked on prices for the same size stickbuilt house. She
said that she had not. This manufactured home is what she
liked and what she bought. when asked if she would consider
a stickbuilt house instead of the manufactured home, she
said if it came down to that she would. She felt though
that she should have the right to choose the type of home
she lived in. She also made the point that she was going to
install the house in a permanent way on a permanent
foundation as required in the ordinance just like a regular
house.
Commissioner Lichty asked the applicant if she planned to
install a manufactured home just like the one in the
pictures she provided, comply with all the landscaping,
pitched roof, and all of the requirements in our current
zoning ordinance. She responded by saying yes.
Commissioner Hawn asked Ms. Snyder if she would prefer the
commercial uses that are permitted by right to go on this
property or this manufactured home. She said that she
understood what he was saying, but she was here to represent
the neighborhood association and what they had asked her to
present. She agreed that the concerns are there because
many people have on their minds that this home would be like
one of the raggedy trailers in the trailer park in the area.
Also, the location right in the entry area into this
neighborhood made it even more sensitive to appearance.
Ms. Snyder asked for assurance that this home would meet all
the ordinance requirements and be an attractive home.
4
April 30, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6474-A
Commissioner Lichty made the point for Ms. Harden to
understood that this use is the least intense of all the
allowable uses that could go in there right now. She said
she was aware that other commercial uses could go in there,
but that no other commercial use had shown any interest.
Therefore, she had to deal with what was.before her.
A motion was made to approve the
conditions as stated. The motion
11 ayes, 0 noes and 0 absent.
5
application with staff
was approved by a vote of
April 2-_, 1998
ITEM NO.: 32 FILE NO.: Z-6475
NAME: MCMurry Accessory Dwelling -
Conditional Use Permit
LOCATION: 13800 Colonel Glenn Road
OWNER/APPLICANT: Katherine McMurry
PROPOSAL: A conditional use permit is
requested to allow an
accessory dwelling to be
placed on this R-2 zoned
property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located on the north side of Colonel Glenn
Road, west of I-430, approximately 0.9 mile outside the
city limits, but within the city's extraterritorial
zoning jurisdiction.
2. Compatibility with Neighborhood:
This property is located in an area of large rural
tracts of undeveloped wooded land and farms, with some
single family residences in the area. Immediately to
the east is a single family residence with outbuildings.
The rest of the abutting property is lightly wooded and
undeveloped. This single family residence is compatible
with uses in the area.
There is no neighborhood association within proximity of
this site.
3. On -Site Drives and Parking:
Access to the property currently is along the west edge
of the property. A new gravel drive will be installed
in the eastern part of the property from Colonel Glenn
up to the western end of the house, meeting ordinance
requirements.
4. Screenina and Buffers:
Not applicable.
April 1 , 1998
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-6475
5. Public Works Comments:
No issues.
6. utility and Fire Department Comments:
Water: Contact the Water Works if additional
water service is required.
Wastewater: Outside of service boundary. No comment.
Southwestern Bell: Approved as submitted.
Fire Department: Approved as submitted.
CATA: The site is not located on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
locate a single family accessory dwelling on this R-2
zoned property for the sole use of the applicant's
mother. The land is approximately 6.5 acres, and
therefore, an additional house will not cause any
crowding on this property. There are no setback
issues. The proposed accessory dwelling was relocated
to this site from.Bowman Road where it was removed to
make way for a future commercial development.
This is a single story house with approximately 2,670
square feet of space. Due to an ordinance limit of 700
square feet of floor space for an accessory dwelling, a
variance is necessary to permit this size dwelling.
Staff believes the proposed additional dwelling is a
reasonable use of this property and will be compatible
with current and future development in the area.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit.
Staff also recommends approval of the variance to
exceed the 700 square feet floor space maximum for an
accessory dwelling.
2
April S 1998
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-6475
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
The applicant was present. Staff presented the item. There
was a brief discussion of Public works issues.
There being no other issues. The Committee forwarded the
item to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
The applicant was present. There were no objectors present.
Staff presented the item with a recommendation of approval
as submitted including the variance to exceed the 700 square
feet floor space maximum.
The item was placed on the Consent Agenda and approved by a
vote of 11 ayes, 0 noes and 0 absent.
3
April 1 , 1998
ITEM NO.: 33
NAME:
LOCATION•
OWNER/APPLICANT•
FILE NO.: Z-6478
Herndon Accessory Dwelling -
Conditional Use Permit
720 Zanzibar
Shirley Herndon/
Patrick McGetrick, Contractor
PROPOSAL: A conditional use permit is
requested to allow an
accessory dwelling to be built
on this R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
This site is located west of Zanzibar Road, south of
Pride Valley Road, outside the city limits, but within
the City's extraterritorial zoning jurisdiction.
2. Compatibility with Neighborhood:
This property is located in a rural, wooded area,
consisting of large tracts of land with single family
residences. The property is located at the end of
Zanzibar and the proposed use is compatible with uses in
the area. Because of the woods and large tracts,
individual houses are hard to see from one lot to the
next.
There is no neighborhood association within proximity of
this site.
3. On -Site Drives and Parking:
There is one long driveway down the center of the
property which runs past the primary house back to this
accessory dwelling. It concludes with a circle drive
on the end in front of the accessory dwelling. Parking
requirements are met.
4. Screenina and Buffers:
Not applicable.
April 3 1998
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: Z-6478
5. Public Works Comments:
30-283(6)does not require dedication of right-of-way or
street improvements for two-family residences. Further
development or subdivision of property will trigger
dedication of public right-of-way and a turn -a -round
with appropriate street improvements.
6. Utility and Fire Department Comments:
Water: Outside City. Water main extension required
along with execution of Pre -annexation Agreement and
approval by City. Acreage charge of $300/acre
applies in addition to normal connection charges.
Wastewater: Outside service boundary. No comment.
Southwestern Bell: Approved as submitted.
Fire Department: Outside city. No comment.
CATA: The site is not located on a CATA bus route.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
locate a single family accessory dwelling on this R-2
zoned property. The land is 9.67 acres in size.
Therefore, an additional house will not cause any
crowding on this property. There are no setback
issues. This accessory dwelling is in the back central
part of the property and with the trees it will not be
very visible most of the year.
The structure is a two-story, 1,400 square foot house.
Since there is an ordinance limit of 700 square feet of
floor space for an accessory dwelling, a variance is
necessary to permit this size dwelling.
A mobile home is being used on the property for an
accessory dwelling now. That is to be removed once
this new dwelling is ready for occupancy.
Staff believes the proposal is a reasonable use of this
property and will be compatible with development in the
area.
2
April 3., 1998
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: Z-6478
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit with the stipulation that the mobile home be
removed no later than 30 days after the new dwelling is
ready for occupancy. Staff also recommends approval of
the variance to exceed the 700 square feet of floor
space maximum for an accessory dwelling.
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Patrick McGetrick was present representing the applicant.
Staff presented the item. Mr. McGetrick was asked to
provide a revised site plan to show the access drive to the
accessory dwelling and to comment about fire hydrants in the
area. A deadline of April 16 was set for that information.
There being no other issues, the Committee forwarded the
item to the full Commission for final resolution.
STAFF UPDATE•
A revised site plan was submitted. The applicant reported
that there are no water lines or fire hydrants near the
property at this time.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Patrick McGetrick was present representing the applicant.
There were no objectors present. Staff presented the item
and a recommendation for approval as submitted including the
variance to exceed the 700 square feet floor space maximum.
One condition included was to remove the mobile home from
the property within 30 days after the new dwelling is ready
for occupancy.
The item was placed on the Consent Agenda and approved, with
staff's above condition, by a vote of 11 ayes, 0 noes and
0 absent.
3
April , 1998
ITEM NO.: 34 FILE NO.: Z-6474
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Robert Cooley and
Deborah Wilson
Robert Cooley and
Deborah Wilson
3521 Longcoy
Rezone from C-3 to R-3
Placement of a multisectional
manufactured home
.18 acres
Vacant lot
SURROUNDING LAND USE AND ZONING
North - Single Family home; zoned R-3
South - Single Family home; zoned C-3
East - Single Family home; zoned R-3
West - vacant lot; zoned C-3
PUBLIC WORKS COMMENTS
No comments directly related to the rezoning. The following
comments are regarding the conditional use permit, Item No.
31 on this agenda.
1. Minimum floor elevation of natural ground plus 3.0 feet
is required and foundation must be designed to resist
collapse and anchoring must be provided to prevent
flotation. A development permit for SFHA is required to
document compliance.
2. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
3. Utility excavation within proposed rights-of-way shall
be per Article v of Sec. 30.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a Central Arkansas Transit Bus Route
which extends down West 36th Street.
April 3_. 1998
ITEM NO.: 34 (Cont.) FILE NO.: Z-6474
LAND USE ELEMENT
The site is located in the Boyle Park District. The adopted
Land Use Plan recommends Single Family for this property.
The R-3 request conforms to the adopted Land Use Plan and
the John Barrow Neighborhood Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this .18 acre
tract from "C-3" General Commercial to "R-3" Single Family
residential. The property is currently vacant. Once
rezoned, the applicants propose to place a new,
multisectional manufactured home on the site. A conditional
use permit request for the manufactured home is item no. 31
on this agenda (Z -6474-A, Cooley and Wilson Manufactured
Home C.U.P.).
The property is located at the northeast corner of West 36th
and Longcoy Streets, in the heart of the John Barrow
Neighborhood. The primary land use in the area is single
family residential. A small area of C-3 zoned properties is
located around the intersection of 36th and John Barrow.
Most of those C-3 zoned properties are either vacant or are
occupied by single family homes. The R-3 zoned properties
adjacent to the east and north are occupied by single family
homes. The C-3 zoned property across 36th Street to the
south is occupied by a single family home. The C-3 zoned
lot across Longcoy to the west is vacant.
The R-3, Single Family residential, rezoning request
conforms to the adopted Land Use Plan and is compatible with
uses and zoning in the area.
The John Barrow Neighborhood Association was notified of the
rezoning request.
STAFF RECOMMENDATION
Staff recommends approval of the requested R-3 zoning.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
The applicant was present. There were two interested
parties present who were not opposed to the rezoning but
were opposed to the associated conditional use permit (item
no. 31, Z -6474-A). Staff presented the item and a
recommendation of approval.
2
April 3_, 1998
ITEM NO.: 34 (Cont.) FILE NO.: Z-6474
The applicant spoke briefly in support of the requested
rezoning. The two interested parties stated that they were
not opposed to the residential rezoning.
A motion was made to approve the requested R-3 zoning.
The motion was approved by a vote of 11 ayes, 0 noes and
0 absent.
3
April 3. _ 1998
ITEM NO.: 35 FILE NO.: G-25-174
Name: West Capitol Avenue -
Street Name Change
Location: Portion of West Capitol
Avenue between University
Avenue and McKinley Street
Petitioner: St. Vincent Health System
and Little Rock Medical
Associates, LTD.
ReegRest: To change the name of •West
Capitol Avenue" between
University Avenue and
McKinley Street, to "St.
Vincent Circle".
Abutting Uses and Ownerships:
The uses along this street include a hospital, offices and
retail sales. St. Vincent Doctors Hospital is owned by St.
Vincent Health Systems. Doctor's building is owned by
Little Rock Medical Associates, LTD. University Mall is
owned by Simon Property Group.
Neighborhood Effect:
No detrimental effect is anticipated. Mailing address would
change for St. Vincent only. Doctors Building and the Mall
would not be affected regarding their addresses because they
have University Avenue addresses.
Neighborhood Position:
All abutting property owners support the name change. The
Briarwood Neighborhood Association was notified of the
public hearing.
Effect on Public Services:
None. Public Works and the Fire Department do not object to
the name change.
STAFF ANALYSIS:
This is a small section of West Capitol Avenue running
between University Avenue, west to McKinley Street. On the
east side of University the road is named St. Vincent Circle
already. St. Vincent Health System purchased Doctors
Hospital and wishes to have the street in front of it
April 3_ 1998
SUBDIVISION
ITEM NO.: 35 (Cont.) FILE NO.: G-25-174
reflect their name. The two other abutting owners are large
commercial entities and are all in support of the change.
There is no impact on the other two owners regarding address
change since they both have University Avenue addresses
already.
STAFF RECOMMENDATION:
Staff recommends approval of the requested street name
change from -West Capitol Avenue" to "St. Vincent Circle. -
SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998)
Scott Mosley was present representing the applicant. Staff
presented the item. After a brief discussion, the Committee
determined there were no outstanding issues and forwarded
the item to the full Commission for action.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Scott Mosley was present representing the applicant. There
were no objectors present. Staff presented the item and a
recommendation of approval. The item was placed on the
Consent Agenda and approved by a vote of 11 ayes, 0 noes and
0 absent.
2
April 30, A8
ITEM NO.: 36 FILE NO.: G-23-285
Name:
Location:
Owner/Applicant:
Reauest•
STAFF REVIEW•
Alley Right -of -Way Abandonment
Block 20, Gibralter Heights
Addition
Between -Coleman Avenue and Palez,
North of Ranis and East of Nix
Road
Mr. and Mrs. Smith/
Mehlburger Firm, Inc.
To abandon the 10 feet wide by
400 feet long Alley in Block 20,
Gibralter Heights Addition
between Palez and Coleman Avenue.
1. Public Need for This Right-of-Wav
Alley is not currently constructed as a public alley.
2. Master Street Plan
The Master Street Plan reflects no need for this
section of the alley.
3. Need for Right-of-way on Adjacent Streets
Right-of-way already exists on adjacent streets.
4. Characteristics of Right -of -Way Terrain
The alley was never constructed. The terrain is flat
covered by dense trees and under growth.
5. Development Potential
Owners have no plans for development at the present time.
6. Neighborhood Land Use and Effect
The general area is made up of a mixture of residential
office and commercial.
7. Neighborhood Position
All abutting property owners were notified of the public
hearing.
April 30, 98
SUBDIVISION
ITEM NO.: 36 (Cont.) FILE NO • G-23-285
8. Effect on Public Services or Utilities
Entergy - has no objection to the abandonment.
Southwestern Bell - has no objection to the abandonment.
ARKLA - has no objection to the abandonment.
Water works - has no objection to the abandonment.
Wastewater Utility - has no objection to the abandonment.
9. Reversionary Riahts
All reversionary rights will extend to the residential
property owners.
10. Public Welfare and Safety Issues
Abandoning this alley will have no adverse effects on the
public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of Alley abandonment between Palez
Street and Coleman Avenue in Block 20, Gibralter Heights
Addition.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 4, 1998)
Frank Riggins was present representing the application. After a
brief discussion of the issue, the Committee forwarded the item
to the full Commission for final approval.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
The staff presented a positive recommendation on this
application. 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 and passed by a vote of 11 ayes
and 0 nays.
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April 30, 1998
SUBDIVISION MINUTES
There being no further business before the Commission, the meeting adjourned at
9:19 P.M.
Date
hairmanary