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pc_10 31 1995
LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD OCTOBER 31, 1995 9:00 A.M. I. Roll Call and Finding of a Quorum A Quorum was present being eight in number. II. Approval of the Minutes of the September 19, 1995 meeting were approved as mailed. III. Members Present: Members Absent: Brad Walker, Chairman Suzanne McCarthy Bill Putnam Doyle Daniel Pam Adcock Joe Selz Ron Woods Diane Chachere Sissi Brandon Ramsay Ball Mizan Rahman City Attorney: Cindy Dawson LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA OCTOBER 31, 1995 I. DEFERRED ITEMS: A. Valley Drive -- Street Name Change (G-25-170) B. Z-6016 (4411 Baseline Rd.) -- Re -Zoning from R-2 to C-3 C. Z -4175-C (3000 -Block of Aldersgate Rd.) -- Re -Zoning from R-2 to 0-3 D. Z -32-6-A (11000 -Block of Kanis Rd.; North Side) -- Re - Zoning from 0-3 to C-2 E. Z -5228-A (11409 Baseline Rd.) -- Re -Zoning from R-2 to I-2 II. PRELIMINARY PLATS: 1. E. R. C. Subdivision, Lots 1 & 2 -- Preliminary Plat (S -283-G) 2. Wellington Village -- Preliminary Plat (S -1042-C) 3. T. H. J. R. Addition -- Preliminary Plat (5-1080) 4. Kaufman Addition -- Preliminary Plat (S-1081) 5. Chenal Valley "Duquesne" Community -- Preliminary Plat (5 -867 -WW) III. PLANNED DEVELOPMENTS: 6. T. H. J. R. Addition, Lot 1 -- Short -Form PD -C (Z -5258-B) 7. B. F. Properties -- Long -Form PD -C (Z-6054) 8. Jehovah's' Witnesses Kingdom Hall -- Short -Form PD -O (Z-6055) 9. Charnley Addition -- Short -Form PD -R (Z-6059) 10. Piedmont Office Park -- Short -Form PD -O (Z-6060) Agenda, Page 2 IV. CONDITIONAL USE PERMITS: 11. Bale Chevrolet -- Conditional Use Permit (Z -3276-B) 12. Agape Church -- Conditional Use Permit (Z -3789-F) 13. Bowers -- Conditional Use Permit (Z -4384-C) 14. Rose of Sharon Baptist Church -- Conditional Use Permit (Z-5434-8) 15. Smith -- Conditional Use Permit (Z -5524-D) 16. Sproles -- Conditional Use Permit (Z -6009-A) 17. Alltel Tower, Colonel Glenn Rd. Site -- Conditional Use Permit (Z-6042) 18. Unity Church/Day Care -- Conditional Use Permit (Z-6049) 19 Davan Properties -- Conditional Use Permit (Z-6050) 20. Magic Lube -- Conditional Use Permit (Z-6052) 21. Crystal Hill Baptist Church -- Conditional Use Permit (Z-6053) 22. St. Charles -- Conditional Use Permit (Z-6056) 23. Central Arkansas Library -- Conditional Use Permit (Z-6057) 24. Cellular One Tower, W. 36th. St. Site -- Conditional Use Permit (Z-6058) 25. Cellular One Tower, Norwood Ln. Site -- Conditional Use Permit (Z-6061) V. SITE PLAN REVIEW: 26. G. M. A. C. Office Center -- Zoning Site Plan Review (Z -6019-A) Agenda, Page 3 VI. REZONING: 27. Z -5715-A (6420 Mabelvale Cut -Off) -- Re -Zoning from R-2 to C-1. 28. Z -5991-A (Wellington Village) -- Re -Zoning from various zones to R-2, 0-1, C-1 and MF -18. October 31, 1995 ITEM NO.: A FILE NO.: G-25-170 Name: Valley Drive Name Change to Elaine Drive Location: Valley Drive from the corner at Watson School to its south terminus at Yorkwood Drive Petitioner• Recruest: To change the name only on the north -south leg. 1. Abutting Uses and Ownerships All of the abutting lots are zoned or used single family or low density residential. The entire frontage of the street for 3/4 mile is platted as residential. 2. Neighborhood Effect and Position This neighborhood is split on this issue with owners and tenants north of Mabelvale Cutoff opposing and south of there requesting the action. There will probably be a number of people present to argue against the petition. 3. Effect on Public Services None, except that Public Works staff and 911 Emergency Services will require involvement if approved. STAFF ANALYSIS• The history of this street name is long and involves several subdivisions, plus the street direction change at Watson School which creates two east -west legs and the north -south leg. City policy has always been to avoid name conflict or misdirection in naming of streets but this one happened nearly 30 years ago. The proposal presented is a reasonable modification of the street name conflict. However, it appears that the objection north of Mabelvale Cutoff suggests another solution, The only quick fix and one that leaves the objectors out of the change would be to rename only the Yorkwood leg south of Mabelvale Cutoff with new signage at that intersection. In any event all involved persons should be aware that change of a street name causes disruption of a home, a business, church or any land use and should be carefully thought out. October 31, 1995 SUBDIVISION ITEM NO • A (Cont.) FILE NO.: G-25-170 PLANNING COMMISSION ACTION: (SEPTEMBER 19, 1995) The Chairman identified Item No. 19 and indicated that the staff should present its recommendation. Richard Wood, of the Staff, came forward identifying himself as the staff member reviewing and preparing the agenda item. Wood offered a brief history of this application. The involvement of the numerous property owners signing petitions both for and against the application. Wood identified the street name as being Elaine Drive, that was proposed for placement on the north -south leg of Valley Drive. Wood indicated the numbers of persons signing petitions both for and against the application. He indicated that there were approximately 10 persons that signed the petition initially in favor but now oppose the name change. Wood stated that Planning Staff typically does not offer a specific recommendation nor do we involve ourselves in the process determining what name should be applied. This is left to the neighborhood, specifically those persons living on that street. The names selected by those residents would be acceptable so long as it did not conflict with any other street name in the city. Wood stated that staff feels somewhat compelled in this circumstance to offer a suggestion as to a remedy. In this instance, it appears that the majority of the opposition to the change is on the original segment of Valley Drive lying north of Mabelvale Cutoff and the larger body of support signatures comes from the Yorkwood Subdivision lying south of Mabelvale Cutoff. The Staff feels that changing the name south of the cutoff would serve this application at this time. There are perhaps persons living on the Yorkwood segment of the roadway that may disagree with the name change. The Chairman accepted the staff's presentation and recommendation. Chairman Walker then posed a question to those persons in attendance as to whether there were objectors to changing the name south of Mabelvale Cutoff only. At this time, one came forward with a comment of objection. The Chairman stated that in as much as the 12 to 15 persons present did not oppose the change recommendation by staff and there does not appear to be a reason to proceed further. He placed the item on the floor before the Commission for a motion. The specific action to be on renaming the street to Elaine Drive south of Mabelvale Cutoff to its southern terminus. At this point, a commissioner noted that there was a person attempting to gain the attention of the Chairman. She came forward offering a comment. She stated that did not oppose 2 October 31, 1995 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: G-25-170 limiting the name change to that area within the Yorkwood Subdivision; however, she did oppose changing the name to Elaine Drive. Her question was should we not be applying a name in this area more compatible with the type of name that applies in this subdivision that being Old English style names, such as Guinavere and Yorkwood. Chairman Walker then stated that perhaps since the issue had been reduced to this smaller segment of street, then perhaps the item could be deferred for resolution by those persons as to the appropriate naming with perhaps a notice to other parties beyond that area, if there would be an effect or change in the position. The Chairman then recognized Mr. John Lamb. Mr. Lamb came forward representing himself as one of the persons initiating this petition. He stated that he represented the Yorkwood Neighborhood Association. Mr. Lamb offered a history of this application and petition. He indicated that the neighborhood had held a number of meetings. There was a selection committee that developed a number of names that were offered for use as the change. During the course of these meetings and the selection process, Elaine Drive was chosen. Mr. Lamb stated that he knew that there was someone present opposed to the name selected. However, they could not address everyone's concern and had to come up with a name for replacement in the petition. The unidentified person who identified herself as a resident on Valley Drive in Yorkwood stated that she was not aware of any of the meetings that had been held on this. Her first notice of change came from a notice that was placed on her door. Chairman Walker pointed out that the Commission typically is not good in these kinds of situations with respect to arbitrating differences. He asked that Richard Wood, of the Staff, offer some history on how these kinds of things are dealt with. Wood restated a previous comment that staff and city personnel do not get involved in selecting name changes, except with respect to eliminating potential conflict. He indicated that perhaps in this situation the best means of resolution is for the committee to go back to the neighborhood people and hold another meeting to determine whether or not they can come to some change agreement or whether they are at a circumstance where we have only one person's objection. This person may continue to be dissatisfied with the name that is chosen. Chairman Walker asked Mr. Lamb if they had a problem with doing that. Mr. Lamb indicated that there is a monthly meeting of the neighborhood association. Chairman Walker directed a question to Tim Polk, of the Staff, as to how the staff felt about this matter as it has developed. 3 October 31, 1995 SUBDIVISION ITEM NO • A (Cont.) FILE NO.: G-25-170 Mr. Polk indicated that he felt perhaps the neighborhood needed to go back and discuss the item further. In a following brief discussion between staff and commissioners, it was pointed out that there is not a requirement that 100% of property owners or residents -approved of a name change. There is only a majority occupant requirement for participation in order to get the item before the Planning Commission and the City Board. The final arbiter is the City Board through a resolution. This discussion was followed by a brief discussion between Mr. Lamb and Chairman Walker concerning deferral with Chairman Walker pointing out that he felt this issue really needed more discussion. Walker pointed out that a deferral would bring this item back to the Planning Commission at the October 17 public hearing. If there are no problems or continuing objections with the name at that time, perhaps it could be placed on the Consent Agenda and approved without further discussion. Commissioner Adcock then posed a question of Mr. Lamb as to how many times this matter had been brought up at the property owners' association meeting. He stated the matter had been brought up approximately 4 months ago and discussed at every meeting during the past 4 months. A brief discussion then followed between Commissioner Adcock and the person who was present objecting to the "Elaine" name change. A question was presented and clarified concerning the 12 names offered from which Elaine was chosen. The objector pointed out that she could not make the 6:00 meeting. This is the time that the association meets. Tim Polk, of the Staff, asked the Chairman if it would be appropriate for Wood to come forward and make a comment on this item of name selection. Richard Wood came forward and presented a brief statement reminding everyone that again we do not participate in the selection of the name and do not require that a 100% approval be presented from all the residents along the street. Wood pointed out that staff feels it would be appropriate to defer this item to the last meeting in October which is the 31st and is the next Subdivision Hearing date. This would give everyone six weeks to deal with this matter and attempt to come to some resolution. Again Wood reminded the Commission and those present that the objectors may not carry the day. They may not resolve this issue to their satisfaction. Chairman Walker then brought the item to a close by offering a motion himself. The motion being that this item be deferred to the next Subdivision Hearing which was identified by Staff as being the 31st and pointing out that the consideration at that time would be the name change of Valley Drive, south of Mabelvale Cutoff through the Yorkwood Subdivision and should other portions N October 31, 1995 SUBDIVISION ITEM NO.: A (Cont.) FILE NO • G-25-170 of Valley Drive, north of Mabelvale Cutoff be reintroduced for change that those property owners and neighborhoods be notified. A vote on Chairman Walker's motion produced 8 ayes, 0 nays, 2 absent and 1 open position. The application is deferred to October 31. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant was present. There were no objectors present. Staff has received a petition from John Lamb amending the application for name change to Excalibur Drive. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 5 October 31, 1995 ITEM NO.: B Z-6016 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Richard Day (Trust) Richard F. Day, Jr. 4411 Baseline Road Rezone from R-2 to C-3 Sell 1.34 acres Single -Family Residence and Vacant SURROUNDING LAND USE AND ZONING North - Single -Family residential and various nonconforming commercial uses, zoned R-2 South - Single -Family residential, zoned R-2 East - Single -Family residential, zoned R-2 West - Nonconforming convenience store with gas pumps, zoned R-2 ENGINEERING COMMENTS Adjacent rights-of-way are in compliance with Master Street Plan. With construction the applicant will be required to improve Reck Road to collector street standards with sidewalk, curb and gutter, and pavement widening. Stormwater detention analysis will be required due to parcel size being larger than 1 acre and other provisions of the Ordinances will be reviewed at the time of building permit. Contact AHTD for approval of any construction in the right- of-way of Baseline Road. LAND USE ELEMENT The site is located in the Geyer Springs District. The adopted Land Use Plan recommends Mixed Residential. The request is in conflict with the Plan and staff cannot recommend changing the plan at this time. STAFF ANALYSIS The request before the Commission is to rezone this 1.34 acre tract from R-2 to C-3. The tract is comprised of October .31, 1995 ITEM NO.: B Z-6016 (Cont.) portions of two lots of Rinke Garden Acres and is located near the southeast corner of Baseline Road and Reck Road. One single family residence occupies a portion of the site and the remainder is vacant. There are no immediate plans for the property other than trying to sell it to a commercial user. Although there are many non-residential uses in the immediate vicinity, they were in place prior to this area being annexed into the City and the majority are zoned R-2. Along the south side of Baseline Road, the Land Use Plan recommends commercial for properties to the west of Reck Road and mixed residential for properties east of Reck Road. The requested C-3 zoning is in conflict with the adopted Land Use Plan. Staff believes there has been no change in circumstances to warrant a change in the Plan and, as such, cannot support the requested rezoning. STAFF RECOMMENDATION Staff recommends denial of the C-3 rezoning request. PLANNING COMMISSION ACTION: (AUGUST 22, 1995) The applicant was not present. There were three persons present with concerns related to the proposed zoning. Staff presented the item and a recommendation of denial. Donna Dillahunty, of 10716 Platte Valley Drive, addressed the Commission. She stated that she owns property on Bruno Road which abuts the property in question. Ms. Dillahunty stated that she did not receive the notice of public hearing 15 days prior to the meeting. She stated that she understood Mr. Day seeking commercial zoning for his property but that she was opposed to zoning the 50 foot wide strip which extends to Reck Road and which abuts her property. Ms. Dillahunty questioned why the Land Use Plan recommends mixed residential for property east of Reck Road when there are many commercial uses already in place. She concluded by asking that the item be deferred. A discussion then took place concerning making the public notification more visible and not "hidden" in the legal section of the newspaper. In response to a question, Dana Carney of the Planning Staff, confirmed that the notice of public hearing had been mailed 14 days prior to the meeting® not 15 days as required by the Commission's Bylaws. Verla Berkau, of 5300 Rinke Road, addressed the Commission. She stated that she wanted property she owns on Baseline 2 October 31, 1995 ITEM NO.: B Z-6016 (Cont.) Road considered for commercial zoning if Mr. Day's application was approved. It was noted that the applicant was not present. After a brief discussion, a motion was made to defer the item to the October 31, 1995 Planning Commission meeting. The motion was approved by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant, Richard Day, was present. There was one objector present. Staff presented the item and a recommendation of denial of the rezoning request. It was noted that the C-3 request was in conflict with the adopted Land Use Plan, which recommended Mixed Residential for the site. Mr. Day addressed the Commission. He stated that the location of the site made it no longer suitable for residential use. Mr. Day stated that he had the home on the property rented currently but wanted to rezone it and then sell the property. In response to a question, Mr. Day briefly discussed the relationship of his property to the adjacent convenience store. Chairman walker and Commissioner Putnam each suggested that Mr. Day approach the Commission with a specific development rather than an Open C-3 zoning request. After a further brief discussion of his options, Mr. Day agreed to defer the application. Mr. Doyle Dillahunty, owner of property directly south of Mr. Day's, addressed the Commission. He stated that he did not oppose the rezoning of that portion of Mr. Day's property which was adjacent to Baseline Road but that he did want a buffer along the southern perimeter. The item was presented for deferral to the December 12, 1995 Commission meeting. The deferral was approved by a vote of 9 ayes, 0 noes and 2 absent. 3 October 31, 1995 ITEM NO.: C Z -4175-C Owner: Applicant: Location: Request: Purpose: Size: Existing Use: ERC Foundation, Inc. J. E. Hathaway, Jr. 3000 Block of Aldersgate Road Rezone from MF -12 to 0-3 Nursing Home 5± acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned OS and MF -18 South - Vacant, zoned MF -12 East - Vacant, zoned MF -12 West - Vacant, zoned OS and MF -12 ENGINEERING COMMENTS A tentative address is 3000 Aldersgate Road but depends on location of Master Street Plan extension of Aldersgate Road. Dedicate right-of-way for Aldersgate Road or show alternate route and commit to a revised location. The 30 foot strip of property to the north, if not for Aldersgate Road does not belong to applicant and should be excluded from this application. The driveways shall conform to ordinance. Sidewalks shall be planned to connect with sidewalk on Aldersgate Road. Provide erosion control plan and obtain state AFDC&E and City Excavation Permit prior to construction. Stormwater Detention analysis will be required. LAND USE ELEMENT The site is located in the I-430 District. The adopted Plan recommends Multifamily use. The request is in conflict with the Plan. The proposed use is one staff feels comfortable with as part of a multifamily mixed development. Staff cannot support a plan change to Office at this time. October 31, 1995 ITEM NO.: C Z -4175-C (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this 5± acre tract from MF -12 to 0-3. The property is currently vacant and wooded. The proposed use is the development of a nursing home. The I-430 District Land Use Plan recommends multifamily use for the site. The 0-3 zoning request is in conflict with the Plan. The proposed use of the property as a nursing home can be accommodated by zoning the property MF -18 and obtaining a conditional use permit. This suggestion would conform to the adopted Plan and would allow for the development as proposed by the applicant. 0-3 in this area would be spot zoning and staff cannot support such a request when a viable alternative is available. The issue of the dedication of right-of-way for Aldersgate Road, from its current terminus several hundred feet north of this site, to a point on the western boundary of the property must be resolved. STAFF RECOMMENDATION Staff recommends denial of the 0-3 zoning request. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be deferred to the October 31, 1995 meeting to coincide with a preliminary plat which will be reviewed at that time. The item was placed on the Consent Agenda and approved for deferral by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: The applicant was present. There were Staff informed the Commission that the requested that the item be deferred to Commission hearing to coincide with the of the preliminary plat issue. (OCTOBER 31, 1995) no objectors present. applicant had the December 12, 1995 requested deferral The item was placed on the Consent Agenda and approved for deferral to the December 12, 1995 meeting. The vote was 9 ayes, 0 noes and 2 absent. E l October 31, 1995 ITEM NO.: D Z -3206-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Vogel -Hughes -Jones, an Arkansas General Partnership Robert M. Brown, Agent 11000 Block of Kanis Road, north side Rezone from 0-3 to C-3 Commercial development 6.022± acres Three (3) Single -Family Residences and Vacant SURROUNDING LAND USE AND ZONING North - Office buildings, zoned 0-3 South - Nonconforming church and Single -Family residence, zoned R-2 East - Residential, zoned 0-3 West - Residential, zoned R-2 ENGINEERING COMMENTS Kanis is a minor arterial and 45 foot of ROW shall be dedicated from centerline. Mason Street will be classified as a commercial street and require 30 foot of ROW dedicated from centerline. Dedication of additional ROW for commercial cul-de-sac will be required at the end of Mason Street. A grading permit and ADPL&E permit are required prior to clearing or excavation. Terracing of fill may be required, if heights exceed 15 feet. Streets will require widening to MSP standards along with sidewalks and underground drainage. Stormwater detention analysis with effects on down stream systems and other provisions of the Ordinances will be reviewed at the time of building permit. LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan recommends Office. The request is in conflict with l October 31, 1995 ITEM NO.: D Z -3206-A (Cont.) the Plan and staff cannot recommend changing the plan at this time. STAFF ANALYSIS The request before the Commission is to rezone this 6.022± acre tract from 0-3 to C-3. The majority of the site is vacant although three single family homes are located on the portion nearest Kanis Road. No specific development or use has been submitted for the site at this time. The I-430 District Land Use Plan recommends Office for all of the properties on the north side of Kanis Road from Shackleford to Autumn with the exception of a small area at the northwest corner of Kanis and Shackleford Roads. The applicant's property, the office park located directly to the north and the property to the east are all zoned 0-3 which is in compliance with the Land Use Plan. Rezoning this site could be the first step towards stripping out Kanis Road, from Shackleford to Bowman, with commercial zoning. The potential impact on the City's Land Use Plan and on the Kanis Road traffic pattern requires further study. STAFF RECOMMENDATION Staff recommends deferral of this item to the October 3, 1995 Planning Commission meeting to allow for further review and analysis of the land use plan and the Kanis Road traffic pattern. PLANNING COMMISSION ACTION: (AUGUST 22, 1995) The applicant was not present. There were no objectors present. Staff presented the item and recommended deferral to the October 3, 1995 Commission meeting to allow for further review and analysis of the land use plan and the Kanis Road traffic pattern. It was noted that the applicant had agreed to the deferral. The item was placed on the Consent Agenda and approved for deferral to October 3, 1995. The vote was 8 ayes, 0 noes, 1 absent, 1 abstaining (Chachere) and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) Robert Brown and David Jones were present representing the application. There were no objectors present. Staff 2 October 31, 1995 ITEM NO • D Z -3206-A (Cont.) presented the item and noted that an analysis of the Land Use Plan and Kanis Road traffic pattern had been completed. The Commission was informed that staff was still recommending denial of the C-3 request. David Jones addressed the Commission in support of the application. Mr. Jones presented an aerial photograph showing in area in question. He briefly discussed the study made by the Chenal Parkway task force and stated that he understood the task force was recommending that Kanis Road be constructed as a 5 lane arterial from Shackleford Road to Bowman Road. Mr. Jones stated that there was 43 acres of C- 2 zoned property at the southwest corner of Shackleford Road and Kanis Road which may be developed by a single user. He stated that he had hired Ernie Peters who conducted a traffic impact study which will show that developing the site as commercial will generate less traffic at peak hours than if it were developed as office. Mr. Jones concluded by noting the other uses in the area and stated that there was no neighborhood opposition to the request. In reference to staff's concern about "stripping out" this portion of Kanis Road, Mr. Jones stated that there were already commercial and nonresidential uses all along the street. Ernie Peters addressed the Commission. He presented a chart showing traffic volumes on Kanis Road. Mr. Peters stated that commercial development of the site would not generate traffic at the same time as the a.m. peak use of Kanis Road, as commercial uses typically do not open until later. He stated that office development of the site would generate traffic that would add to the a.m. peak use of Kanis Road. Mr. Peters concluded by presenting figures which supported his contention that the traffic impact of 24 hour usage of the site as commercial would be less than 24 hour usage of the site as office. Mr. Jones stated that the Land Use Plan was simply a guide and that he believed the request to be a reasonable use of the property. Ruth Bell, of the League of Women Voters, Commission in opposition to the item. She was also a part of the Chenal Parkway task she would hate to see Kanis Road "stripped developed as Chenal Parkway has been. Ms. the League believed the City should either existing Land Use Plan or review the whole not zone the area in a piece -meal fashion. Commission to either deny the application matter until a review of the overall plan 3 addressed the stated that she force and that out" and Bell stated that support the district plan and She urged the or defer the is accomplished. October 31, 1995 ITEM NO.: D Z -3206-A (Cont.) City Traffic Engineer Bill Henry addressed the Commission. He presented the results of a traffic study conducted by his office which showed that usage of the site as commercial would create greater traffic volume than if the site were used as office. In response to a question from Chairman Walker, Mr. Henry stated that he questioned the results of the traffic impact study provided by Mr. Peters. Tony Bozynski, of the Planning Staff, discussed the I-430 District Land Use Plan. Mr. Bozynski stated that staff did conduct a review of the plan and the traffic study provided by Mr. Henry. He stated that staff did not see any reason to change the plan. Mr. Bozynski stated that staff was concerned about adding more commercial zoning in the area which could lead to "stripping out" Kanis Road and result in the same situation as currently exists along Chenal Parkway. Commissioner Daniel stated that he wanted the item deferred to give him time to study the various traffic studies which had been presented. Mr. Jones stated that he was amending his application to request C-2 zoning which would require site plan review by the Commission. Mr. Jones stated that he would accept a deferral if the Commission wanted it deferred or accept a vote on the item as amended. After a brief discussion, the item was brought to a vote to defer the application to the October 31, 1995 meeting. The motion was approved by a vote of 9 ayes, 1 noe and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant was present. There was one objector present. Staff presented the item and restated the recommendation of denial. David Jones, a member of the partnership which owns the property, addressed the Commission in support of the application. Mr. Jones gave a brief history of the application and noted that the request had been amended to C-2, which requires site plan review. Mr. Jones noted that uses in the area are already Mixed Office and Commercial. He stated that he felt Office and Commercial could co -exist in an area. Mr. Jones stated his opinion that the Land Use Plan was a guide which was subject to revision. He stated that he had hired a traffic engineer who was able to show that developing the site as office would have a greater impact on the Kanis Road traffic pattern during peak hours than if the site were developed as commercial. Mr. Jones concluded by stating that it was necessary to have commercial in the area to support the growing office development. 4 October 31, 1995 ITEM NO.: D Z -3206-A (Cont. Ernie Peters, a traffic engineer representing the applicant, addressed the Commission. Mr. Peters presented the results of his study which showed that the impact on the Kanis Road traffic pattern would be less if the site were developed as commercial than if the site were developed as Office. Mr. Jones stated that there had been no opposition to the proposed Commercial zoning from any residents or property owners in the area. Bill Henry, City of Little Rock Traffic Engineer, addressed the Commission. He presented traffic count numbers which were in direct opposition to those numbers presented by Mr. Peters. Mr. Henry concluded that use of the property as commercial would more greatly impact the Kanis Road traffic pattern than use of the property as Office. A lengthy discussion then followed concerning the various traffic counts which had been presented and the projected peak capacity of Kanis Road once it is fully developed as an arterial street. Commissioner Daniel stated that an adjacent property owner had voiced support for the project to him. In response to a question from Commissioner Chachere, Jim Lawson, Director of the Department of Neighborhoods and Planning, discussed the I-430 District Land Use Plan in relationship to this site. He stated that staff's concern was that of trying to maintain this area along Kanis Road as an office area rather than seeing it stripped out and developed as commercial. He noted that there was community disappointment in the way Chenal Parkway had developed as a commercial corridor and those same concerns had been voiced concerning Kanis Road. Chairman Walker asked Mr. Lawson if there was an issue of compatibility related to the C-2 application or if it was only a question of the request not complying with the Land Use Plan. Mr. Lawson responded that he was not sure that the true test was whether the C-2 was compatible or not. He stated that the real issue, as reflected in the adopted plan, was maintaining this area as Office. Mr. Lawson stated that it got down to whether every arterial street in the City of Little Rock had to have commercial zoning along it. He noted that it was important to have a mixture of Commercial and Office but warned that breaking the Plan at this location could lead to the full commercialization of the entire area. Ruth Bell, with the League of Women Voters, addressed the Commission. She noted that she had served on the Chenal Parkway Task Force with Mr. Jones. Ms. Bell noted that it 5 October 31, 1995 ITEM NO • D Z -3206-A (Cont.) was the desire of many of those involved with the Task Force to have the Kanis Road area develop as a "step-down" from development along Chenal Parkway and not to have Kanis develop as a "clone" of the Parkway. She stated that it was desired that parts of Kanis Road maintain a rural and residential character. Ms. Bell noted that Ernie Peter's traffic report for this site was inconsistent with earlier reports he had made on traffic impacts along Chenal Parkway. In those earlier reports, Ms. Bell noted that Mr. Peters had urged the City to maintain the adopted Plan. Ms. Bell stated that she saw no "clear and compelling" need to change the plan beyond "helping David and his investors put dinner on the table." Mr. Jones responded that traffic engineers studying the same project can arrive at different conclusions and the bottom line question was whether commercial zoning was appropriate for this site and was it compatible with the area. In response to a question from Commissioner McCarthy, Jim Lawson stated that there was currently enough commercially zoned property in the area to address the needs of the growing west Little Rock population. Chairman Walker stated that he struggled more with the question of compatibility rather than the issue of compliance with the Land Use Plan. Commissioner Putnam stated that he did not see how zoning this 6 acre tract to commercial would negatively impact the Land Use Plan. Commissioner Adcock voiced her support for the C-2 request. Chairman Walker brought the item to a vote. The vote was 9 ayes, 0 noes and 2 absent; approving the C-2 request. 1.1 October 31, 1995 ITEM NO.: E Z -5228-A Owner: Ray and Janice Turnage, Steven and Patricia Roberson Applicant: James Finch, Agent Location: 11409 Baseline Road, southeast corner of I-430 and Baseline Road Request: Rezone West 7.08 acres from R-2 to C-4 and East 6.75 acres from R-2 to I-2 Purpose: Outdoor amusement and mini- warehousing/light industrial Size: 13.8± acres total Existing Use: One single family home on west 7.08 acres; mini -warehouse building, boat and recreational vehicle storage yard and mobile homes on east 6.75 acres SURROUNDING LAND USE AND ZONING North - Vacant tract and Arkansas Highway Department shop complex, zoned R-2; Trigon Engineering facility, zoned I-2 South - Vacant, zoned R-2 East - Single Family residence and large vacant tract, zoned R-2 West - I-430 right-of-way and vacant tracts, zoned R-2 ENGINEERING COMMENTS Dedicate right-of-way for Baseline Road to Master Street Plan Standards. West Baseline is a Principal Arterial with a right-of-way requirement of 110 feet. This section is under AHTD control and will require their approval of any planned construction in the ROW. Sidewalks and driveways shall be constructed to conform to ordinances. With Construction improve frontage from present 15 feet of paving from centerline to 33 feet from centerline. Planned drives may require deceleration lanes with addition ROW. Stormwater detention analysis is required. Applicant must obtain Corps of Engineers approval prior to any land October 31, 1995 ITEM NO.: E Z -5228-A (Cont.) alteration or filling of the existing pond on the site. An APDL&E and City Excavation Permit will be required prior to construction. The existing addresses for these two tracts are, Tract 1: 11411 Baseline Road, Tract 2: 11409 Baseline Road. LAND USE ELEMENT The site is located in the Otter Creek District. The adopted Land Use Plan recommends Mixed Office warehouse. The newer development in the area has tended to be more industrial in nature. It would be appropriate to expand the Mixed Office Industrial area to include this site. The existing Mixed Office Industrial is located at Baseline and Sibley Hole Road, to the east. This change would make light industrial appropriate for this site. The plan has never recognized any commercial along this portion of Baseline Road. The C-4 zoning request is not consistent with either the existing or proposed land use plan. STAFF ANALYSIS The request before the Commission is to rezone this 13.8± acre tract from R-2 to C-4 and I-2. The western 7.08 acres, nearest I-430, is proposed for rezoning to C-4 and the eastern 6.75 acres is proposed for rezoning to I-2. An outdoor amusement park is proposed for development on the C- 4 site; containing such uses as a go-cart tract, batting cages and miniature golf course. Mini -warehouses and unspecified light industrial uses are proposed for the I-2 site. The site is in a sparsely developed area with R-2 being the primary zoning classification in the immediate vicinity. A new I-2 development is located across Baseline Road to the north. This I-2 property contains one office building and two communication towers. A large tract of R-2 zoned land to the northeast is occupied by the Arkansas Highway and Transportation Department which has a variety of industrial uses on the site. A large area of I-2 zoning is located further to the east, at Baseline Road and Sibley Hole Road. The Otter Creek District land use plan currently recommends Mixed Office warehouse for this site and Mixed Office Industrial at the intersection of Baseline Road and Sibley Hole Road. Since the newer development in the area has tended to be more industrial in nature, it would seem appropriate to expand the Mixed Office Industrial area to include this site. K October 31, 1995 ITEM NO • E Z -5228-A (Cont.) The land use plan has never recognized any commercial along this portion of Baseline Road. The nearest commercial on Baseline Road is shown on the plan to be at Baseline and I-30 and at Baseline and Stagecoach Road. If the applicant's property were rezoned in its entirety to I-2, the proposed outdoor amusement park could be addressed through a conditional use permit. It seems likely that the development of an outdoor amusement park would take site plan review by the Commission if it were zoned C-4 anyway. In staff's opinion, it is appropriate to amend the Land Use Plan, expanding the Mixed Office Industrial area to include this site; to approve I-2 zoning for the entirety of the 13.8± acre tract; and for the proposed outdoor amusement park to be submitted as a conditional use permit. STAFF RECOMMENDATION Staff recommends that the Otter Creek District Land Use Plan be amended to expand the Mixed Office Industrial area to include this site and that the entirety of the 13.8± acre site be zoned I-2. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) James Finch was present representing the application. There were 7 objectors present. Staff presented the item and a recommendation that the entire site be zoned I-2. Staff noted that I-2 zoning more closely complied with the adopted Land Use Plan and that an outdoor amusement center could be approved as a conditional use in the I-2 zone. Mr. Finch presented a summary of information supporting the application as filed. He showed a map of the area and noted other uses in the vicinity of this site. Mr. Finch stated that the property was located at the juncture of a state and interstate highway. He made reference to a previous application which the proposed buyer of this site had at a nearby location. That previous application, a C-4 rezoning to allow an outdoor amusement center, was denied by the Board of Directors. Mr. Finch stated that the "bottom line" was that the C-4 and I-2 request did not conflict with other uses in the area. He noted that the area is developing as a mixture of commercial and industrial. Mr. Finch concluded by stating that land use plans are general in nature and that the application was not inconsistent with the adopted plan. Commissioner Ramsay asked Mr. Finch if he had given any consideration to accepting staff's recommendation of I-2 zoning with a conditional use permit for the outdoor Q October 31, 1995 ITEM NO • E Z -5228-A (Cont.) amusement center. Mr. Finch responded that the applicant felt C-4 was appropriate for the site and elected to go for straight C-4 zoning. Commissioner Ramsay noted that C-4 zoning allowed many other uses and that he was reluctant to vote for a straight C-4 zoning. In response to a question from Commissioner Adcock, Mr. Finch stated that there was no direct access to the site from I-430 and that access would be off of Baseline Road, from I-30 or Highway 5. John McKay, the realtor representing both the seller and the proposed buyer, addressed the Commission in support of the application. During a brief discussion with Mr. McKay, staff noted that outdoor amusement was not allowed by -right in the C-2 district but that it was a conditional use in C-2. Rev. Carman Breeding, of 9215 Sibley Hole Road, addressed the Commission in opposition to the item. He stated that he had three points of concern about the issue. The first point was that the removal of trees from the corner of Interstates 30 and 430 would open up the neighborhood to noise from the freeway. Rev. Breeding's second point was that some traffic to this site would use Sibley Hole Road and that he was concerned about the impact of that traffic. His third point was that the proposed amusement center would bring many people into the neighborhood which could lead to an increase in crime. Rev. Breeding concluded by stating that he had spoken with 16 area residents who were also opposed to the item. Ellery Cooke, of 11110 Baseline Road, and Foy Wilson, of 11118 Baseline Road, each stated that they were opposed to the item. Fran Billings, also of the neighborhood, stated that she was not so much opposed to commercial zoning as she was to the proposed go cart track. Wayne Billings stated that he was opposed to the item. Jim Lawson, Director of the Department of Neighborhoods and Planning, noted that a conditional use permit would allow for greater control over site development and such issues as screening, lighting and hours of operation could be addressed. Ray Turnage, owner of the property, stated that the concern about removing trees from the site was unfounded since the site had been mostly cleared years ago. 0 October 31, 1995 ITEM NO.: E Z -5228-A (Cont.) After a further discussion of the options available to the applicant, Mr. Finch agreed to defer the item to the October 31, 1995 meeting. Mr. Finch stated that an amended application, rezoning the entire site to I-2 and a conditional use permit application would possibly be filed. The vote on the request to defer the item to the October 31, 1995 meeting was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) James Finch was present representing the application. There were no objectors present. Staff presented the item and noted that the application had been amended to I-2 for the entire 13.8± acre site. Staff recommended approval of the requested I-2 zoning and an amendment to the Otter Creek District Land Use Plan. It was noted that new notices were sent for the amended application. Mr. Finch offered no comments other than to say that the amended application corresponded to Staff's recommendation. Acting Chairperson Diane Chachere brought the item to a vote. The vote was i ayes, 1 noe and 3 absent approving I-2 for the entire site and an amendment to the Otter Creek District Land Use Plan. 5 } October 31, 1995 ITEM NO.: 1 FILE NO • 5-283-G NAME: E. R. C. SUBDIVISION, LOTS 1 & 2 -- PRELIMINARY PLAT LOCATION: South of the present end of Aldersgate Rd., approximately 1 mile south of Kanis Rd. DEVELOPER: ENGINEER• Jack Moore Michael H. Johnston ERC FOUNDATION, INC. THE MEHLBURGER FIRM 2701 Aldersgate Rd. P. 0. Box 3837 Little Rock, AR 72205 Little Rock, AR 72203 224-7200 375-5331 AREA: 6.362 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 500 ZONING• 0-3 PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: PROPOSED USES: 0-3 (General Office) Uses & Nursing Home 1) Approval of a deferral of the requirement to dedicate right-of-way and construct Master Street Plan improvements for Aldersgate Rd. along the Lot 2 boundary of the subdivision. 2) Approval of a temporary cul-de-sac at the southern boundary of Lot 1, at the proposed temporary southern end of the Aldersgate Rd. improvements. STATEMENT OF PROPOSAL: The applicant proposes a two -lot subdivision of a 6.362 acre tract, and the extension of Aldersgate Rd. from its present termination at the Good Shepherd Ecumenical Retirement Center facility, approximately 500 feet southward to serve the subdivision. (The proposed alignment of Aldersgate Rd. to serve the subdivision is a change in alignment from that previously approved and established in 1987.) Lot 1, the northern -most lot, is 0.778 acres in size and no specific use for the lot is established at this time. Lot 2, to the south of Lot 1, is a 4.873 acre lot, and is being platted for the development of a nursing home. Aldersgate Rd. is to be extended from its present termination, southward to the southern boundary of Lot 1. October 31, 1995 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S -283-G A deferral of the requirement to dedice right-of-way and to provide street and sidewalk improvements along the Lot 2 boundary of the subdivision is requested. A temporary cul-de-sac, offset to the east, is proposed to provide a turn -around at the temporary southern end of Aldersgate Rd. A. PROPOSAL/REQUEST: Planning Commission review and approval of a preliminary plat is requested. Planning Commission review and approval of a cul-de-sac at the temporary dead-end of Aldersgate Rd. is requested. Planning Commission review and a recommendation to the Board of Directors for approval for a deferral of Master Street Plan right-of-way and improvements along the eastern and southern boundary of Lot 2 is requested. B. EXISTING CONDITIONS: The site is heavily wooded with a thick stand of pine and hardwood trees on the site. The northern boundary of the site lies approximately 250 feet south of the present end of street improvements on Aldersgate Rd. There is a knoll at the center of the tract which rises approximately 15 feet from the perimeter of the subdivision. Camp Aldersgate abuts the site to the north, with the 1987 approved alignment of the Aldersgate Rd. extension lying between the Camp Aldersgate property and the subdivision tract. The site is presently zoned MF -12, with the MF -12 zoning district extending to the abutting lands to the east, west, and south. The Camp Aldersgate area to the north is zoned OS. The Ecumenical Retirement Center property to the north is zoned MF -18. C. ENGINEERING/UTILITY COMMENTS: Public works comments: The proposed re -alignment of Aldersgate Rd. to its intersection with Shackleford Rd. must to be shown on the preliminary plat. Camp Aldersgate will need to approve the relocation of the alignment. Dedication of street right-of-way adjacent to Lot 2 is required. The curvature of the proposed alignment along the southern boundary of Lot 2 does not meet the Master Street Plan minimum curvature for a commercial street of 450 foot minimum radius. 2 October 31, 1995 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-283-G The length of planned improvements of Aldersgate Rd. must be extended to provide access for Lot 2, and must be constructed to allow a turning movement for "SU" (garbage truck) vehicles. The one-half cul-de-sac shown on the drawing will not satisfy this requirement. The cost to construct the remaining portion of the collector adjacent to Lot 2 must be guaranteed in order to final plat the lot. Sidewalks will be required to be constructed on both sides of the Aldersgate Rd. extension. PAGIS monuments will be required. A stormwater detention analysis will be required on each lot at the time building permits are issued. Water Works comments that, in addition to the normal connection charges, a pro -rata front footage charge of $15.00 per foot along the 12" water main applies. On-site fire protection may be required. Wastewater comments that a sewer main extension, with an easement, will be required. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-2 defines a subdivision as all divisions of land into one or more lots, including those involving the need for new access. The proposed subdivision is part of a larger tract, and this larger tract must be included in the preliminary plat. (The area outside the scope of the two lots which are shown may be designated as a tract for future development; however, the alignment of Aldersgate Rd. to its intersection with Shackleford Rd. must be shown.) Sec. 31-87 requires that, in addition to the information furnished: a) the proposed type of subdivision be noted; b) the source of title, giving deed record book and page number or instrument number, be furnished; and, c) the source of water supply and the proposed means of wastewater disposal be indicated. 3 October 31, 1995 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S -283-G Sec. 31-89 requires that street construction, including the location of sidewalks, be shown on the preliminary plat. The plat shows the extension of the right-of-way, and notes the location of existing half street improvements, but does not show the required street improvements. Sec. 31-231 requires each lot abut a public street, or, when approved by the Planning Commission, a private street. Lot 2 is not shown to have frontage on a street, as required by the Ordinance provisions. Sec. 31-89 requires that, in additon to the information shown on the plat: a) the minimum front yard setback line be shown; b) a preliminary storm drainage plan, incorporating proposed easement dimensions and a typical ditch section, be shown; c) the names of owners of all land contiguous to the proposed subdivision be shown, and that the names of recorded subdivision abutting the proposed subdivision, with plat book and page number or instrument number, be shown; d) the size of all monuments be indicated, not just the type of material of monuments; e) the zoning classification of abutting areas be shown, not just the zoning classification of the area within the proposed subdivision; f) the certificate of Preliminary Surveying Accuracy contain the certification that the plat has been surveyed and duly filed for record in the offices of the state surveyor and the county circuit clerk/recorder within the last 7 years (Sec. 31-91 provides the verbiage for this certification.); and, g) proposed PAGIS monuments be located. E. ANALYSIS• There are deficiencies in the submittal which do not permit review by the Planning Commission at this time. Either, a) the entire tract from which the two lots are being extracted must be included; and b) the alignment of Aldersgate Rd. westward to Shackleford Rd. must be provided for, or a waiver of these requirements must be sought. There are numerous deficiencies in the documents submitted, as cited above, which must be addressed. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the item until the deficiencies are addressed. 4 October 31, 1995 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-283-G SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Staff reported that a letter had been received from the applicant asking that review of the item be deferred until the Subdivision Committee meeting of November 22, 1995. There was, then, no discussion of the item, other than an explanation by staff of the nature of the proposal. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. The deferral was included on the Consent Agenda, and the deferral was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 5 October 31,/1995 ITEM NO.: 2 FILE NO.: S -1042-C NAME: WELLINGTON VILLAGE -- PRELIMINARY PLAT LOCATION: Approximately 0.2 mile north of Chenal Parkway on Wellington Village Rd., approximately 0.75 mile west of Loyola Dr. DEVELOPER: Ron Tyne WINROCK DEVELOPMENT CO. 2222 Cottondale Ln. Little Rock, AR 72202 663-5340 AREA: 40.1 ACRES NUMBER OF LOTS: 4 ZONING: C-1, MF -18, PROPOSED USES: 0-1, 0-2 & R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: ENGINEER• Don Chambers THE MEHLBURGER FIRM P. 0. Box 3837 Little Rock, AR 72203 375-5331 FT. NEW STREET: 2000 Commercial, Multi -Family, and Single -Family The applicant proposes a preliminary plat for the subdivision of a 40.1 acre tract, located at the southern limits of the Villages of Wellington development and which will be the primary access to the development. The minor arterial, by which access will be gained, will enter the development and bisect the property. The neighborhood commercial "node" will be sited on the tract, and a rezoning proposal accompanies the preliminary plat proposal thorough the Planning Commission hearing. A pre -preliminary plat, presented to the Planning Commission in October, 1994, routed the minor arterial northward through the development. The current proposal re -routs the roadway to the west, around proposed residential "villages". The developer explains that the originally proposed alignment for the minor arterial promoted neither safe nor efficient traffic flow; whereas, the new alignment avoids an existing drainage area, promoting environmentally sensitive detention storage design, and fits the terrain better, reducing the need for extensive cuts and fills. The revised alignment conforms better with the efforts of the developer to conserve natural resources and to be sensitive to the environment in the development of the land. October 31, 1995 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S -1042-C The Wellington Village preliminary plat proposes four lots, one lot for office development, one for neighborhood commercial use, one for multi -family development, and one for single-family development. A church site, which abuts the area, is already being developed, and i's the first phase of Wellington Village. Wellington Commons Rd., the collector street which abuts the church site, is under construction. Its extension to and intersection with Wellington Village Rd. is included within the boundary of the subject plat. The completion of the construction of Wellington Commons Rd. from the church site southward to and construction of the intersection with Wellington Village Rd., as well as construction of Wellington Village Rd. southward to the subdivision boundary are scheduled to be completed within the next eighteen months. Further site development will be contingent upon market demand for commercial, office, and multi- family areas. A. PROPOSAL/REOUEST: Planning Commission review and approval of a preliminary plat is requested. B. EXISTING CONDITIONS: The site is undeveloped. It consists of land that was formerly used for pasture, as well as wooded areas. The topography is rolling, rising from a "draw" which lies at the center of the tract, upwards towards the east and west, approximately 100 feet in elevation. The site currently includes C-1, MF -18, 0-1, 0-2, and R-2 zoned land. A re -allotment of the land area of the various zoning districts, and elimination of the 0-2 area is being requested as Item No. 28 on the agenda. C. ENGINEERING/UTILITY COMMENTS: Public Works comments: The Preliminary Plat needs to show: front building setback lines; easements; boundary line distances and bearings; curve data; location of proposed PAGIS monuments; etc. If open ditches for stormwater and drainage purposes are planned, they must be shown on the Preliminary Plat, and must be approved by the City Engineer prior to Planning Commission approval of the preliminary plat. (Ref. Sec. 31-89.9) Show water courses entering the tract and their planned exit points. 2 October 31, 1995 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S -1042-C Additional right-of-way must be dedicated for the required right turn lane off Wellington Village Rd. onto Wellington Commons Rd. A right turn lane and additional right-of-way may be required for the tact to the west and south of the minor arterial roadway. The Traffic Engineer notes that, with super -elevation of the minor arterial, the Master Street Plan permits horizontal curvatures of 500 feet minimum radius. The proposed 650 foot radius is permissible, then, with super -elevation of the curve. The Traffic Engineer cautions that, due to the limited sight distances created by being on the inside of a super -elevated curve, as well as the topography, the west leg of the intersection of Wellington Village Rd. and Wellington Commons Rd. must be relocated away from the curve. NPDES and grading permits will be required. Water Works notes that, in addition to the normal connection charges, there will be an acreage charge of $300 per acre. Wastewater notes that a sewer main extension, with easements, will be required for the un-sewered portion of the site. Arkansas Power and Light Co. commented that easements will be required. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-87 requires that, in addition to the information furnished: a) the proposed type of subdivision is to be indicated; b) the name and address of the owner of record, giving the source of title, is to be shown; and, c) the location of the tract by legal description, giving the acreage to the nearest one-tenth acre, is to be furnished. Sec. 31-89 requires that: a) the proposed design location of streets and sidewalks be shown on the plat; b) the minimum building front yard setback lines be shown on the lots; c) the names of recorded subdivisions, with plat book and page number or instrument number, and the names of owners of all abutting land be shown; d) adjusted bearings 3 October 31, 1995 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S -1042-C and distances be shown on all boundary lines, with ties to all corners of record; e) accurate locations and adequate physical descriptions of all monuments be shown, indicating the size and type of material of the monuments; f) the zoning classifications of abutting areas be shown; g) the certificate of Preliminary Surveying Accuracy contain the certification that the plat has been surveyed and duly filed for record in the offices of the state surveyor and the county circuit clerk/recorder within the last 7 years (Sec. 31-91 provides the verbiage for this certification.); and, h) proposed PAGIS monuments be located. E. ANALYSIS• There are a number of deficiencies in the submitted drawings and information. These are, for the most part, fairly minor in nature and can be easily remedied. The primary concern being addressed in the application is the alignment of the minor arterial, which is different from the alignment previously proposed and approved. This alignment, if the curve is constructed in compliance with Traffic Engineering requirements, is satisfactory. There are, however, some concerns about the four-way intersection being located in the curve, and this problem must be addressed with the Traffic Engineering staff. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to remedying the deficiencies noted. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Ron Tyne, the applicant, and Mr. Don Chambers, with The Mehlburger Firm, were present. Staff reviewed with the Committee members the scope of the request. Staff and the Committee reviewed with the applicant and engineer the comments contained in the discussion outline. The re -alignment of the minor arterial and its construction were discussed. Mr. Bill Henry, the Traffic Engineer, explained that the horizontal curve, with its proposed 650 foot radius, meets design standards, as long as the roadway is super -elevated. Mr. Chambers confirmed that the roadway will be super -elevated. Mr. Henry expressed his objection to the four-way intersection being located in the curve, and suggested that the entrance to the commercial tract be relocated further west. There was agreement to meet further with Traffic Engineering in the resolution of this problem. The Committee forwarded the item to the full Commission for approval of the preliminary plat. 4 October 31, 1995 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1042-C PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that all issues had been resolved, and recommended approval of the preliminary plat, subject to the understanding that the Traffic Engineer must approve the location of access points to the C-1 and 0-2 areas. The item was included on the Consent Agenda for approval, and was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 5 } October 31, 1995 ITEM NO • 3 FILE NO.: 5-108-0 NAME: T. H. J. R. ADDITION -- PRELIMINARY PLAT LOCATION: On the north side of W. Markham St., approximately 0.2 mile east of the Chenal Parkway intersection DEVELOPER: ENGINEER: Jim Irwin Joe White THE IRWIN CO. WHITE-DATERS & ASSOCIATES, INC. 10800 Financial Center Parkway 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 225-5700 374-1666 AREA: 3.1311 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: C-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REOUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: Commercial The applicant proposes a 2 -lot subdivision of a 3.1311 acre tract. One of the lots is a 0.80 acre site; the other, the remaining 2.3311 acres of the tract. Both lots have frontage on W. Markham St.; however, a single central common access drive is proposed for access to the subdivision. No street improvements are anticipated with this plat, and no variances are requested. A. PROPOSAWREOUEST: Planning Commission review and approval of a preliminary plat is requested. B. EXISTING CONDITIONS: The site is, predominantly, heavily wooded. There is a cleared strip along the west property line which is an 80 foot wide Arkansas Power and Light Co. utility easement, and a cleared strip running east and west approximately 125 feet to the north of the W. Markham St. right-of-way, at the north line of Lot 1, which is a Water Utility easement. The existing zoning of the tract is C-3. This zoning district includes abutting land to the west, and extends October 31, 1995 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1080 southward across W. Markham St. To the east and north, is R-2 zoned land. C. ENGINEERING/UTILITY COMMENTS: Public Works comments: On the preliminary plat, provide the base flood elevation and the proposed minimum floor elevations of structures to be constructed on the property. This must be provided before the applicant obtains an "ISFHA°° development permit. Water courses entering the tract and the planned exit points for drainage are to be shown. Rights-of-way for drainage courses leaving the site must be dedicated. A stormwater detention analysis is required. West Markham St. is a minor arterial, and the right-of- way and the width of pavement for W. Markham St. must conform to Master Street Plan requirements. A sidewalk will be required along the W. Markham St. frontage of the lots. Construct the common access drive to commercial street standards (3,6 feet of street width, plus sidewalks on each side of the street.) Water Works comments that Water Works owns a right-of-way which includes the land 20 feet north of and 30 feet south of the 39" raw water main. Water Works will have to approve any construction in the right-of-way, and no building will be allowed in this area. Wastewater comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement along the W. Markham St. frontage of the subdivision and a 15 foot easement along the north side of the 39" raw water line easement. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. noted that easements will be required. The Fire Department approved the submittal. 2 } October 31, 1995 SUBDIVISION ITEM NO • 3 (Cont.) FILE NO.: S-1080 D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-87 requires that, in addition to the information furnished: a) the type of subdivision is to be denoted; b) the name'and address of the owner of -record, and the source of title, are to be shown; and, c) the source of water supply and the means of wastewater disposal are to be indicated. Sec. 31-89 requires that: a) a storm drainage analysis, showing drainage data for all watercourses leaving the plat boundary, is to be provided; b) the names of all recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number, and the names of owners of all land abutting the plat area are to be shown; c) "accurate and adequate" descriptions of all monuments is to be provided, showing the size and type of material of all monuments; d) the zoning classifications of the area of the proposed subdivision, as well as of abutting land, are to be shown; and, e) proposed PAGIS monuments are to be shown. Sec. 31-91 requires that the Certificate of Preliminary Engineering Accuracy be executed. Sec. 31-210 provides that, for lots fronting on minor arterial roadways, shared or common driveway points are encouraged for lots that are less then 300 feet in frontage. The applicant has provided for this shared access easement. The Traffic Engineer has commented that the drive in this access easement is to be built to a 36 foot wide commecial street standard, with a sidewlk on each side of the drive. The common access easement shown on the plat is 25 feet in width. With the Public Works comment that this access drive is to be a 36 foot wide street, with sidewalks on both sides, the access easement needs to be adjusted, or a variance from the Public Works requirement needs to be sought. The plat fails to show the 50 foot wide Water Utility right- of-way which runs east and west across the tract. E. ANALYSIS• Nearly all of the deficiencies in the submittal which have been noted are easily remedied, and are minor in scope. The matter of the Water Utility right-of-way not being shown, however, affects the buildable area of, especially, Lot 1, and could mandate a change in the lot layout. 3 October 31, 1995 SUBDIVISION ITEM NO • 3 (Cont.) FILE NO.: S-1080 F. STAFF RECOMMENDATIONS: Staff recommends deferral of the hearing of the preliminary plat approval pending the applicant amending the plat to reflect the Water Utility right-of-way, and any change in the lot layout made necessary by the presence of this right-of-way. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Staff reported that the applicant had asked that the hearing of the item be deferred until the December 12, 1995 Planning Commission hearing. There was, then, no discussion of the item. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. The deferral was included on the Consent Agenda, and the deferral was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 4 } October 31, 1995 ITEM NO.: 4 FILE NO.: 5-1081 NAME: KAUFMAN ADDITION -- PRELIMINARY PLAT LOCATION: At the southeast corner of W. 7th. St. and S. Jones St. DEVELOPER• KAUFMAN LUMBER CO. 5100 Asher Ave. Little Rock, AR 72204 568-3182 AREA• 5.5 ACRES ZONING• I-2 PLANNING DISTRICT: 9 CENSUS TRACT• 14 VARIANCES REQUESTED: ENGINEER• Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 2 FT. NEW STREET: 0 PROPOSED USES: Lumber Yard 1) Approval of a waiver of right-of-way dedication on W. 7th. St. and for the Mid -Town Expressway. 2) Approval of a waiver of street improvements on Jones St. 3) Approval of a waiver of sidewalk requirements on W. 7th. St. and on Jones St. 4) Approval of a waiver of the requirement to provide on-site stormwater detention. 5) Approval of a variance from the building setback requirements for front, rear, and rear yard regulations. 6) Approval of an access easement across Lot 2 for access to Lot 1. STATEMENT OF PROPOSAL: Proposed is the subdivision of the 5.5 acre site which, in the past, was a building materials sales business, with outside storage, and a millwork fabrication shop. The division is sought in order to create a two -lot subdivision, so that the rear, southern -most, lot can be divided from the remainder of the property for sale to and use by another lumber yard operation. The existing lumber sheds are to be used for lumber storage. October 31, 1995 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1081 Access to the southern -most lot is to be by way of an access easement across the northern -most lot. The location of this easement coinsides with the existing access drive which currently serves the single site and which provides access to the interior of the site. Off-site improvements to streets are not planned, and waivers are requested from the requirement to: a) dedicate additional right-of-way along the W. 7th. St. frontage of the property and to dedicate right-of-way for the Mid -Town Express- way; b) make half -street improvements along the Jones St. boundary of the site; c) provide sidewalks along W. 7th. St. and Jones St.; and d) provide on-site stormwater detention. A variance from the front, rear, and side building setback regulations is requested to permit the existing buildings to remain in their present location. Approval of an access easement is requested to provide access to Lot 1 across Lot 2. A. PROPOSAL/REQUEST: Review and approval of a preliminary plat by the Planning Commission is requested. Review and a recommendation of approval to the Board of Directors is requested for waivers from the requirement to: a) dedicate additional right-of-way along the W. 7th. St. frontage of the property and for the Mid -Town Expressway; b) make half -street improvements along the Jones St. boundary of the subdivision; c) provide sidewalks along W. 7th. St. and Jones St.; and d) provide on-site stormwater detention. Review and approval by the Planning Commission is requested for variances from the building setback requirements for the front, rear, and side building line regulations in order for the existing buildings to remain in their current location. Review and approval by the Planning Commission is requested for access to Lot 1 to be by way of an access easement across Lot 2. B. EXISTING CONDITIONS: The site is a developed property, but it is not, for the most part, being used at this time. It was the Monarch Mills site, which is no longer in operation at the location. The existing zoning of the tract is I-2. The I-2 district extends eastward and southward to the abutting railroad and I-630 properties. To the north is an I-2 corner to the northwest and R-2 property to the northeast. Across Jones St. to the west is C-3, R-3, R-4, and R-5 property. 2 October 31, 1995 SUBDIVISION ITEM NO • 4 (Cont.) FILE NO.: 5-1081 C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments: The site is in the floodplain, and is adjacent to the floodway; a SFHA development permit is required. The base flood elevations should be identified on the plat. All proposed structures, and those where significant improvements are proposed, must meet minimum finish floor elevation or requirements for flood proofing. All permits and a grading permit should be completed before work begins. The Mid -Town Expressway, as provided for in the Master Street Plan, has a 200 foot right-of-way requirement. Dedicate the required right-of-way, or seek a wavier. Seventh St. is a collector. Dedicate 5 feet of additional right-of-way, with a 20 foot radial dedication at the corner, or seek a waiver. Jones St. is substandard and street improvements will be required. Provide half street improvements, or seek a waiver. Sidewalks, with ramps according to Ordinance, are required on both streets. Expansion of facilities on the new lots will require the stormwater detention analysis. Water Works comments that the Fire Department needs to evaluate the site to determine whether additional fire protection will be required. If there are any modifications to the fire protection system, installation of a back flow preventer will be required. Wastewater comments that a sewer main extension, with an easement, will be required for service to Lot 2. Arkansas Power and Light Co. will require a 15 foot easement around the entire perimeter of the subdivision, and a 15 foot easement from the east property line to and along the north face of the southern -most warehouse building. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal. 3 October 31, 1995 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: 5-1081 D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-87 requires that, in addition to the information furnished: a) the proposed type of subdivision is to be indicated; b) the address, as well as the name, of the owner of record, and the source of title, are to be provided; c) the lot sizes are to be shown; and, d) the source of water supply and the means of wastewater disposal are to be indicated. Sec. 31-89 requires that: a) the names of all recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number, and the names of owners of all land abutting the proposed plat area, are to be shown; b) all bearings and distances for all boundary lines, with ties to all corners of record are to be shown; c) sufficient curve data is to be provided to adequately describe curves, with the minimum information being the radius, arc distance, delta angle, and chord bearing and distance; d) where boundary lines are common with previously platted properties, record bearings and distances shall be shown; e) accurate and adequate description of all monuments are to be noted, showing the size and type of material of the monuments; f) the zoning classifications of the tract of and of all abutting land is to be shown; and, g) proposed PAGIS monuments are to be shown. Sec. 31-91 requires that the Certificate of Preliminary Engineering Accuracy be executed. Sec. 36-320 requires, for I-2 zoning districts, a front building setback of 50 feet; a rear yard of 25 feet; and, a side yard of 15 feet. The existing buildings are already closer to W. 7th. St. than 50 feet, and, when the property is divided, an existing warehouse building will have a lot line bisecting the building. Rear and side yard line requirements will not be met once the new lot line is platted. The Planning Commission needs to approval variances to the setback regulations, so that the existing buildings will not be non -conforming structures. An access easement needs to be platted to extend along the Lot 1 -Lot 2 line so that landscaping requirements will not be imposed along the lot line. The Building Codes staff needs to review the proposed subdivision and approve the means to be taken to meet the Fire Prevention Code where the warehouse building straddles the lot line. M October 31, 1995 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: 5-1081 E. ANALYSIS• There are several deficiencies in the submittal, as cited above, which need to be addressed. Approval of the preliminary plat -should be conditioned upon these deficiencies being remedied. Each of the two lots has required frontage on a public street. Because of the desire to use the existing drive entrance to the property off W. 7th. St., an access easement across Lot 2 is requested. No access to Lot 1 from its boundary street, Jones St., is proposed. Because no construction is proposed at this time, and because the buildings and access are already established, it is requested that no off-site improvements be imposed with this subdivision. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, conditioned on approval of the requested waivers and variance, or meeting the ordinance requirements in these areas. Staff recommends approval of waiver request for dedication of right-of-way on W. 7th. St. and for the Mid -Town Expressway. Staff recommends denial of the waiver request for half street improvements on Jones St. Staff recommends denial of the waiver request for sidewalks on W. 7th. St. and on Jones St. Staff recommends denial of the waiver request for on-site stormwater detention, noting that this requirement would only be imposed if new building or parking lot construction is instituted. Staff recommends approval of a variance from the building setback requirements for front, rear, and rear yard regulations, in order for the existing buildings to remain in their current locations. Staff recommends approval of an access easement across Lot 2 for access to Lot 1. 5 October 31, 1995 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1081 SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Joe white, with white-Daters & Associates, Inc., was present. Staff reviewed with the Committee the applicant's proposal. Staff and the Committee members reviewed with Mr. white the comments contained in the discussion outline. Mr. white confirmed that all needed information would be furnished and all deficiencies would be remedied. The various waivers and the variances were discussed, and Mr. white responded that he would be conferring with Traffic Engineering on the various concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. Staff reported, however, that the Commission Bylaws require requests for deferral be submitted at least five (5) working days prior to the Commission hearing, and that the request for deferral had been made on Monday, October 30th., one (1) working day prior to the hearing. A waiver of the Bylaws provision, staff explained, would need to be approved by the Commission. A motion was made and seconded to waive the Bylaws provision requiring submission of deferral requests at least five (5) working days prior the Commission hearing, and the waiver was approved with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. The deferral was included on the Consent Agenda, and the deferral was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 2 October 31, 1995 ITEM NO.: 5 FILE NO.: 5 -867 -WW NAME: CHENAL VALLEY "DUQUESNE" COMMUNITY -- PRELIMINARY PLAT LOCATION: Southwest of Chenal Parkway, approximately 0.25 mile south of the Cantrell Road intersection DEVELOPER: ENGINEER: Jack McCray Joe White DELTIC FARM & TIMBER CO., INC. WHITE -RATERS & ASSOCIATES, INC. #7 Chenal Club Circle 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 821-5555 374-1666 AREA: 81.23 ACRES NUMBER OF LOTS: 191 FT. NEW STREET: 12,300 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat of an 81.23 acre tract to develop a 191 lot single-family subdivision. Access to the "Duquesne" Community is proposed to be from a single boulevard entrance off Northfield Dr. The community is to contain 12,300 linear feet of new streets, with sidewalks, as required. A total of 13 "tracts" are shown, these being to provide access to abutting unplatted areas, for open space, at the boulevard entrance and in islands in street rights-of-way, and for stormwater detention. No variances are requested. A. PROPOSAL/REQUEST: Planning Commission approval of a preliminary plat is requested. B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The terrain is extremely hilly, with approximately 160 feet of grade differential within the site. 0 October 31, 1995 SUBDIVISION ITEM NO • 5 (Cont.) FILE NO.: S -867 -WW The existing zoning of the tract is R-2. There is an 0-2 and a C-2 tract abutting the property to the north; otherwise, all abutting land is zoned R-2. C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments: Implementation of the plan for Chenal Parkway for widening of the two lane portion to the parkway to a four -lane section, called for in the Master Street Plan, needs to be undertaken with this development. Northfield Dr. must be extended from the entrance to the subdivision to Chenal Parkway to Master Street Plan standards. The intersection of Northfield Dr. and Chenal Parkway is to be constructed in accordance with the Master Street Plan. Water courses entering the tract and the planned exit points must be shown. Rights-of-way must be dedicated for drainage channel easements exiting the tract. Stormwater detention is required. NPDES and grading permits are required. Submit a letter for street lights per Ordinance. Water Works comments that: a) water main extensions will be required, but that it is doubtful that the upper elevations of the development can be served off the existing pressure system; installation of major facilities may be needed, with hydraulic studies being needed to determine the requirements; and, b) annexation will be required. Wastewater comments that Little Rock Wastewater can only serve a part of the proposed subdivision; that the western portion of the tract is outside the present service basin and that pump stations will not be allowed to provide service to this area. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal, but notes that fire hydrants will be required to be installed. 2 October 31, 1995 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5 -867 -WW D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-89 requires that: a) a storm drainage analysis, showing drainage data for all watercourses entering and leaving the plat boundaries, is to be furnished; b) the names of owners of unplatted land abutting the proposed plat area are to be shown; c) all bearings and distances are to be shown for all boundary lines, and the ties to all corners of record are to be located, and sufficient curve data is to be provided to adequately describe the curve, with the minimum information being the radius, arc distance, delta angle, and chord bearing and distance; d) an accurate and adequate description of all monuments be noted, showing the size and type of material of the monuments; and e) proposed PAGIS monuments be shown. Sec. 31-91 requires that the Certificates be executed. Suggested certificate verbiage is included. Sec. 31-89 requires that the certificate include the provision that the plat has been surveyed and duly filed for record in the offices of the state surveyor and the county circuit clerk/recorder within the last 7 years. The certificates provided on the preliminary plat drawing (Surveying, Engineering, and Planning Commission) are North Little Rock certificates, not Little Rock certificates. E. ANALYSIS• The 81 acre tract, with 191 home sites and 12,300 feet of streets, is served by way of one entrance. The internal street system is limited to only standard residential streets of 27 feet in width, with no collector streets within the plat area. There is staff concern that this is insufficient access to serve this large of an area, and that access for emergency vehicles and residents could be limited if the entrance roadway were blocked. It is also noted that Northfield Dr., the collector street by which access is taken from Chenal Parkway, runs through commercial -office zoned property, and, once this non-residential area is developed, traffic to the "Duquesne" community will have to compete with the commercial traffic on Northfield Dr. Other issues noted are easily addressed, and are routinely remedied during the preliminary -final plat process. 3 1 October 31, 1995 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5 -867 -WW F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the plat being amended to provide a second, or secondary, access point to the "community" street system, and subject to the developer agreeing on a time -table and/or "trigger" for upgrading Chenal Parkway to Master Street Plan standards. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Joe White, with White-Daters & Associates, Inc., was present. Staff outlined the proposed development, and reviewed with the applicant and the Committee members the comments contained in the discussion outline. Mr. White responded to the Public Works concern regarding improvements to Chenal Parkway, and stated that there is a commitment by the developer to make the needed improvements to Chenal Parkway as the number of lots increases. He said that he would meet with the City Engineering staff to reach an agreement on when the improvements would be "triggered". Mr. White responded to the Planning staff concerns regarding the one access point to the "community", and said that controlled and limited access to communities are specifically desired by residents. Mr. White reported that all deficiencies noted in the staff outline would be addressed. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that all issues had been resolved; that the developer had agreed to provide a second entrance to the development for emergency vehicle access, and approval of the preliminary plat needed to be contingent upon that assurance. The item was included on the Consent Agenda, and was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 4 October 31, 1995 ITEM NO • 6 FILE NO.: Z -5258-B NAME: T. H. J. R. ADDITION, LOT 1 -- SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the north side of w. Markham St., approximately 0.2 mile east of the Chenal Parkway intersection DEVELOPER• ENGINEER• Jim Irwin Joe White THE IRWIN CO. WHITE-DATERS & ASSOCIATES, INC. 10800 Financial Center Parkway 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 225-5700 374-1666 AREA: 0.80 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING• C-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: Commercial Proposed is a Planned Development -Commercial on Lot 1 of the T. H. J. R. Addition. Development is to involve construction of a 7,553 square foot, single -story building, and parking spaces for 13 vehicles. Access to the site is from a common access drive which is to be shared with future development on Lot 2. An "ABRA Auto Body and Glass" facility is the proposed use. Alternatively, the applicant seeks approval of all uses by right listed in the list of permitted uses in the C-3 zoning district. The applicant explains that, although auto body and glass shops are normally restricted to C-4 zoning districts, due to modern technology and the applicant's desire to create an "upscale marketing image", the proposed facility will resemble and will operate as a typical C-3 use. State -of -the art equipment and processes will be used. The applicant points out that, with the water Utility easement along the north lot line and the Arkansas Power and Light Co. easement along the west lot line, use of the lot is limited to uses which can utilize a shallow lot with a wide frontage. The proposed use, states the applicant, meets this criterion. October 31, 1995 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -5258-B A. PROPOSAL/REQUEST: Planning Commission review and a recommendation of approval of a planned development to the Board of Directors is requested. B. EXISTING CONDITIONS: The site is undeveloped and is mostly wooded. There is a cleared area along both the west and north boundaries of the lot, with an Arkansas Power and Light Co. easement lying along the west property line and a water Utility right-of- way lying along the north property line. The site is zoned C-3, and it is part of a larger C-3 tract. All abutting property, including property across W. Markham St., is zoned C-3 C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments: The requirements of the Preliminary Plat, as cited in Item 3 of this agenda, are applicable to the planned development. The access drive, located on the abutting lot, must be constructed to commercial street standards, with a 36 foot wide street section and with sidewalks on each side of the street. West Markham St. is classified as a minor arterial. The right-of-way and proposed street widening appear to conform to the Master Street Plan standards. A sidewalk will be required on the Markham St. frontage of the site. The traffic lane at the west side of the building, scaled at 17 feet, needs to be widened to 20 feet. Remove the "S" entrance from the parking lot to the common drive; it is too close to Markham St. widen the north entrance to 27 feet. Stormwater detention analysis is required. Water Works comments that Water Works owns a right-of-way which includes the land 30 feet south of the 39" raw water main. Water Works will have to approve any construction in the right-of-way, and no building will be allowed in this area. 2 } October 31, 1995 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -5258-B Wastewater comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement along the W. Markham St. frontage of the site, and a 15 foot easement along the north side of the 391° raw water line easement. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department commented that the island in the parking area on the west side of the building should be shortened to leave a clearance of 20 feet minimum in the drive. D. ISSUES/LEGAL/TECHNICAL/DESIGN: A general schematic landscaping plan is required. Sec. 31-210 provides that, for lots fronting on minor arterial roadways, shared or common driveway points are encouraged for lots that are less then 300 feet in frontage. The applicant has provided for this shared access easement. The Traffic Engineer has commented that the drive in this access easement is to be built to a 36 foot wide commecial street standard, with a sidewlk on each side of the drive. The common access easement shown on the plat is 25 feet in width. With the Public Works comment that this access drive is to be a 36 foot wide street, with sidewalks on both sides, the access easement needs to be adjusted, or a variance from the Public Works requirement needs to be sought. The Neighborhoods and Planning Site Plan Review Specialist notes that: a) A portion of the proposed on-site buffer along Markham St. drops below the minimum requirement at any given point of 6 feet. The full average street buffer width required is 22 feet, or 15 feet minimum with permitted transfer. b) Areas set aside for building and interior landscaping appear to meet the Landscape Ordinance requirements. Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. 3 October 31, 1995 SUBDIVISION ITEMS NO.: 6 (Cont.) FILE NO.: Z -5258-B E. ANALYSIS• The Planning staff reports that the requested Planned Development is located in the Chenal District, and that the adopted Land Use Plan recommends commercial uses. There is, then, no land use issue. The plan submitted failed to show the Water Utility right- of-way along the north boundary of the lot, and this right- of-way will have a significant impact on the building design and buildable area of the lot. Traffic Engineering have some requirements which need to be resolved. F. STAFF RECOMMENDATIONS: Staff recommends that the hearing on the planned development be deferred until the effect of the Water Utility right-of- way is resolved. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Staff reported that the applicant had asked that the hearing of the item be deferred until the December 12, 1995 Planning Commission hearing. There was, then, no discussion of the item. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. The deferral was included on the Consent Agenda, and the deferral was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 4 October 31, 1995 ITEM NO.: 7 FILE NO.: Z-6054 NAME: B. F. PROPERTIES -- LONG -FORM PLANNED DEVELOPMENT - COMMERCIAL LOCATION: At the southwest corner of the Stagecoach Rd. and Crystal Valley Rd. intersection. DEVELOPER: ENGINEER• Bill Fitts Samuel L. Davis B. F. PROPERTIES S. DAVIS CONSULTING, INC. 8420 Stagecoach Rd. 5301 West 8th. Street Little Rock, AR 72210 Little Rock, AR 72204 455-0612 664-0324 AREA: 5.134 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Mini-Warehouse/Industrial; Office; Residence PLANNING DISTRICT: 17 CENSUS TRACT: 42.08 VARIANCES REQUESTED: Approval of a waiver of Master Street Plan improvements for Stagecoach Rd./Highway 5. STATEMENT OF PROPOSAL: The applicant proposes a planned development for a mini -warehouse facility. The site is a 5.134 acre tract; however, the floodway consumes a large portion of the tract, so that the area for development is 2.51 acres. Eleven buildings are planned; all are for mini -warehouse use, except that one building is to contain space for an office/manager's apartment. The total building coverage is 48,500 square feet, of which 47,625 square feet is for mini -warehouse use and 825 square feet is the office, with a residence above the office of an additional 825 square feet. Designated parking spaces for 11 vehicles are provided. The facility is to be fenced, with the east boundary fence being a 6 foot board fence; a gate is proposed. Site lighting is to be Arkansas Power and Light Co. "Night -watchers" along the perimeter and eave lighting on the buildings. The hours of operation are to be from 7:00 AM to 7:00 PM daily, except that on Sunday, the hours are to be from 1:00 PM to 7:00 PM. One 8 foot by 10 foot, 18 foot tall sign is proposed to be located at the drive entrance to the project. It is anticipated that construction on the project will commence as soon as possible. October 31, 1995 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6054 The applicant states that the typical minimum finished floor elevation is to be at 291 feet MSL (Mean Sea Level), and that this elevation is 1 foot above the 100 -year flood elevation. The applicant proposes to dedicate the required additional right- of-way, pursuant to the Master Street Plan requirements; that additional land to provide right-of-way width of 55 feet from the existing centerline of Stagecoach Rd. will be dedicated. The applicant points out, however, that, because of the location of a major Southwestern Bell Telephone fiber optic easement along the existing right-of-way, the Arkansas Highway and Transportation Department proposes to shift planned improvements to Stagecoach Rd./Highway 5 northward, and that the alignment of Stagecoach Rd./Highway 5 will not follow the existing centerline. He maintains that the requirement to dedicated additional right-of- way to provide a minimum of right-of-way of 55 feet from centerline will mean that excess right-of-way will be dedicated which will not be used. The applicant notes that the Arkansas Highway and Transportation Department plans to reconstruct Stagecoach Rd./Highway 5 in this section of the roadway, and has preliminary plans for the alignment. The applicant requests a waiver of the requirement to provide half -street improvements to Stagecoach Rd./Highway 5, especially since the alignment will be changed. The applicant also points out that approximately 240 feet of the frontage abuts the floodway, and is not developable area. The applicant proposes, though, to construct a deceleration lane at the drive entrance to the site. Alternatively, the applicant requests approval of C-3 "by -right" uses, and approval of two retail buildings with a total floor area of 35,760 square feet. (One building, located along the east property line, is proposed to be 60 feet deep by 384 feet long, containing 23,040 square feet; the other, located parallel with the south floodway line, is to be 60 feet deep by 212 feet long, containing 12,720 square feet.) Parking and landscaping, as required for the alternate uses, is proposed to be provided. This alternative proposal is a "back-up" request for future development, as dictated by the market for various uses. A. PROPOSAL/REQUEST: Review by the Planning Commission and a recommendation for approval to the Board of Directors for a planned development is requested. Review by the Planning Commission and a recommendation for approval of a waiver of half -street improvements to Stagecoach Rd./Highway 5 is requested. 2 October 31, 1995 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6054 B. EXISTING CONDITIONS: The site is currently undeveloped, and is mostly cleared of vegetation and trees. Haw Branch of Fourche Creek runs across and along the south boundary of the tract. The current zoning of the site is R-2, with land to the east being R-2 zoned property. Abutting the site to the south is an OS zoned strip in which the creek lies. I-2 land lies across the creek floodway to the south. Across Stagecoach Rd., at the northeast corner of the tract, is a C-2 area, where the applicant's automotive sales business is located. Other land along the Stagecoach Rd. frontage opposite the tract is zoned R-2. C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments: Dedication of right-of-way and half -street improvements for Stagecoach Rd., per the Master Street Plan, will be required. The highway is a principal arterial, with a requirement for 110 feet of right-of-way and 66 feet of pavement. The radius of the highway centerline should be 1400 feet, versus the existing 470 foot radius. Arkansas Highway and Transportation Department will need to permit any planned construction. The site is partially in the Haw Branch of Fourche Creek. Sketch plan information, including a topography and Base Flood Elevation, with proposed finished floor elevations for all structures, must be provided. An SFHA development permit, grading permit, NPDES and Corps of Engineers approval are required prior to any construction. Proposed driveway locations and design need approval of the Traffic Engineer. Water Works comments that a pro -rata charge of $15 per front foot and $150 per acre applies in this area, and that this is in addition to the normal connection fees. On-site fire protection will be required. The location of the water meter may be different than the location shown on the plan. Wastewater comments that sewer service is available. Arkansas Power and Light Co. did not furnish comments. Arkansas Louisiana Gas Co. approved the submittal. 3 October 31, 1995 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6054 Southwestern Bell Telephone Co. did not furnish comments. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 36-456 requires: a) that the areas to be conveyed and dedicated, or retained as an open space or drainage easements to be designated; b) a topographic cross section of the site, and contours, watercourses, floodplains, etc. be shown; and, c) that a preliminary plat be provided, with Sections 31-87 and following, setting the requirements for preliminary plats. Sec. 36-502 sets the requirements for parking. Warehouse uses are to provide 5 spaces, plus 1 space for each 2000 square feet of gross floor area. There is 47,625 square feet of warehouse area, requiring a total of 24 parking spaces. There is 825 square feet of office area, requiring 2 space. There is a residence requiring 1 space. The total parking required by the parking regulations, then, is 27 spaces; 11 are designated, plus available parking at each tenant's lease space. The Neighborhoods and Planning Site Plan Review Specialist notes that the proposed on-site buffer width along Stagecoach Rd. and along the east property line drop below the minimum requirement of 14 feet. The full buffer width requirement is 21 feet. Since the property to the east is zoned residential, a 6' high opaque wood fence, with the structural supports facing inward, or dense evergreen plantings, will be required along the eastern site perimeter. Since the adopted Land Use Plan shows the abutting area to the east as mixed commercial and industrial, and development is not likely to be residential, the Commission may approve a minimum landscape strip of 6 feet. E. ANALYSIS• The Planning staff reports that the requested Planned Development is located in the Otter Creek District, and that the adopted Land Use Plan recommends Mixed Commercial and Industrial uses. There is, then, no land use issue. The Land Use Plan recommends that the floodway on the subject tract be retained for park and open space use. The applicant has not indicated that he plans to dedicate the floodway to the City, but this area, as a minimum, should be set aside and designated on the plan as open space. Unless 4 October 31, 1995 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6054 there is some reason to the contrary, the applicant should dedicate the floodway to the City. On-site parking appears sufficient. The deficiencies in the plans and submittals which are noted are, for the most part, minimal and can be completed by the applicant either prior to the Planning Commission hearing, or after the hearing, but before approval of the final plan. The landscape or buffer requirement along the east property line must, however, be met, and this will entail some minimal site re -design. The Commission may impose, based on the Land Use Plan, only the landscape requirement of a 6 foot minimum landscape strip along the east property line in lieu of the minimum 14 foot land use buffer requirement. The matter of the requested waiver of Master Street Plan improvements to Stagecoach Rd. needs to be addressed by Public Works. If, indeed, the alignment is to be changed, then it makes no sense for the applicant to construct half street improvements. Either a deferral or an "in -lieu" payment may be appropriate. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development, as proposed, subject to amending the site plan to conform to the landscape requirement. Staff recommends approval of the imposition of the landscape requirement along the east property line in lieu of the land use buffer requirement. A recommendation by Public Works on the requested waiver needs to be made. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Bob McFarlane, representing the applicant, was present. Staff outlined the request, and the Committee reviewed with the applicant the comments contained in the discussion outline. The Public Works staff outlined their concerns regarding the location of the main entrance drive, and the alignment of Stagecoach Rd, was discussed. Mr. McFarlane presented a Highway Department drawing of the proposed alignment, and a Southwestern Bell drawing of the location of the fiber optic installation. The Public works staff suggested that staff and Mr. McFarlane meet again to discuss the right-of-way issue. Mr. McFarlane indicated that other staff concerns would be addressed, and that an amended site plan would be prepared. The Committee forwarded the item to the full Commission for the public hearing. 5 October 31, 1995 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6054 PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that all issues had been resolved. The item was included on the Consent Agenda for a recommendation to the Board of Directors of approval, and the recommendation was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. P October 31, 1995 ITEM NO.: 8 FILE NO.: Z-6055 NAME: JEHOVAH'S WITNESSES KINGDOM HALL -- SHORT -FORM PLANNED DEVELOPMENT -OFFICE LOCATION: At the east end of Pin Oak Dr., one block east of Peace Valley Rd. and two blocks north of Mabelvale Cut -Off DEVELOPER• GREG SMITH P. 0. Box 386 Mabelvale, AR 172103 455-3667 AREA: 1.77 ACRES ENGINEER• MORRIS & JONES P. Q. Box 242 Scott, AR 72142 961-1003 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Fraternal Lodge; Church PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a planned development in order for the applicant/owner, the Jehovah's Witnesses Kingdom Hall, to permit a Masonic Lodge, the Albert Pike Lodge #714, Free and Accepted Masons, to purchase the property and use the site as a Masonic Lodge. It is anticipated that, initially, interior renovations will be undertaken, and that the existing covered drive-thru at the entrance to the church will be enclosed. Later, possibly in two or three years, the Lodge proposes to construct an addition to the existing building, to extend the building an additional 50 feet to the north. No additional parking is proposed, and the applicant indicates that the existing parking facility is sufficient for the intended use, even with the addition to the building being completed. The applicant explains that the Masonic Lodge use will be a quiet use, with an occupancy very similar to the existing church use, but that the Lodge will be open fewer nights and have less traffic than the present church use. The applicant indicates that an average meeting of the Masonic Lodge involves approximately 23 to 30 attendees, with meeting generally once a week. Occasionally, however, meetings will be held twice per week, and, three or four times per year, larger meeting will be held involving 60 to 70 attendees. No variances are requested. October 31, 1995 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6055 A. PROPOSAL/REQUEST: Planning Commission review and a recommendation of approval to the Board of Directors for a planned development is requested. B. EXISTING CONDITIONS: The site currently developed, and is occupied by a church facility. Parking is provided on site. The existing zoning of the site is R-2. The use is a non- conforming use in the R-2 zoning district, having been present when the area was annexed. All surrounding areas are zoned R-2. C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments that a stormwater detention analysis will be required when the addition is undertaken. Water works comments that this utility has no objections to the rezoning or expansion. Wastewater comments that if the applicant proposes to tie onto public sewer service, a sewer main extension, with easements, will be required. The facility is not now served by Wastewater Utility. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. did not furnish comments. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-456 requires that the applicant submit a schematic landscaping plan, and that a plan be submitted which indicates how the perimeter of the property will be buffered from abutting zoning district areas. The Plan Review Specialist notes that the areas set aside for buffers meet ordinance requirements. Since the adjacent properties are zoned residential, a 61 high opaque wood fence or dense evergreen plantings are required along the site perimeters. The proposed building expansion will require upgrade in landscaping before a building permit can be issued for this addition. 2 October 31, 1995 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6055 E. ANALYSIS• The Planning staff reports that the requested Planned Development is located in the Geyer Springs West District, and that the adopted Land Use Plan recommends Public/Institutional uses. The proposed use is Public/Institutional - Church and Fraternal Organization. There is, then, no land use issue. There are no substantive issues to be resolved. The proposed use is, as presented by the applicant, less intrusive to the surrounding residential neighborhood than a church would normally be, and no conflict with the Land Use Plan is indicated. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Greg Smith, representing the applicant, was present. Staff outlined the requested planned development, and the Committee reviewed with the applicant the comments contained in the discussion outline. The Public Works staff reviewed with Mr. Smith the comments regarding the need for a stormwater detention analysis when the addition is undertaken. The Planing staff reviewed with the applicant the need to upgrade landscaping when the addition is undertaken, and the need to provide the use buffer along the property lines which abut residentially zoned property. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that there were no issues to resolve. The item was included on the Consent Agenda for a recommendation to the Board of Directors of approval, and the recommendation was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 3 October 31, 1995 ITEM NO.: 9 FILE NO.: Z-6059 NAME: CHARNLEY ADDITION -- SHORT -FORM PLANNED DEVELOPMENT - RESIDENTIAL LOCATION: On the west side of Green Mountain Dr., approximately 0.25 mile north of Myra Lynn Rd. DEVELOPER: CHARNLEY CONWAY P. O. Box 165463 Little Rock, AR 72216 228-7766 AREA: 0.4566 ACRES ZONING: R-2; R-4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 ENGINEER• Joe White WHITE-DATERS Sc ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 1 FT. NEW STREET: 0 PROPOSED USES: Multi -Family Residential VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a planned development on a half -acre tract for the construction of ten attached dwelling units in three buildings. Two duplex building and one six -unit building are proposed. Each of the dwellings is to be a one -bedroom unit, with a great room and a fireplace, breakfast area, kitchen with breakfast bar, an open loft area accessed by a spiral stair staircase, and a single -car garage. Each unit is to have approximately 795 square feet of living area, plus 25 square feet of covered porch area, plus a 240 square foot garage. The buildings will be a story and a half design, producing the appearance of a single -story home. The garages will be located on the front of the buildings, with this location being chosen to contribute to the privacy of the single-family homes to the west. The separation of the units from the side and rear property lines, with this dimension being 25 feet minimum, is an attempt to add privacy for the abutting single-family homes. The development, maintains the applicant, will not be easily seen from the street due to the topography and landscaping. The landscaping will consist of plantings and natural areas, and a sprinkler system is to be installed. As many existing trees as possible are to be retained on the site. A common drive and a single access point to the development is proposed, with the October 31, 1995 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6059 access point being located at an existing intersection which has a stop sign. The dwelling units are proposed for rental, with it being anticipated that single professionals and couples will be the targeted tenants. Construction is anticipated to begin by the end of 1995, and to be completed within a year. A. PROPOSAL/REQUEST: Planning Commission review and a recommendation for approval of the planned development to the Board of Directors is requested. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded. The topography slopes downward from an elevation of approximately 547 feet MSL (Mean Sea Level) at the southern property line to 506 feet MSL at the southeast corner of the property. The existing zoning of the tact includes a small R-2 "sliver" and an R-4 area. To the north and across Green Mountain Dr. to the east is R-2 zoned property. To the southeast, across Green Mountain Dr. is a large MF -24 tract containing a multi -family development. To the west is a PRD containing single and two-family homes. To the south is a large R-6 zoned tract containing a condominium development. C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments that: a) the entrance drive must be increased to 27 feet in width; b) a sidewalk, with ramps, will be required to be constructed along the Green Mountain Dr. frontage; and, c) a grading permit and stormwater detention analysis will be required. Water Works comments that the Utility has no objections to the proposed development. Wastewater comments that sewer is available on the east side of Green Mountain Dr. The Utility comments that the sanitary sewer manhole shown on the west side of Green Mountain Dr. is not part of the Utility's system, and neither it nor the line which serves it can be used, unless it is upgraded to the Utility standards and accepted by the Utility. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. 2 October 31, 1995 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6059 Southwestern Bell Telephone Co. comments that easements will be required. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The Site Plan Review Specialist notes that a portion of the northern land use buffer drops below the minimum allowable buffer of 6 feet. The full average northern buffer width required is 16 feet, or 11 feet average with a transfer. in addition to the screening along the western site perimeter, a 6 foot high opaque screen, either a wooden "good neighbor" fence or dense evergreen plantings, is required along the north property line. Unless already present, one tree per 40 feet and 1 shrub or vine per 10 feet are required within the northern and western buffers. E. ANALYSIS• The Planning staff reports that the development is located in the Rodney Parham District, with the adopted Land Use Plan recommending Single Family uses. The proposed use is Multi -family and the existing zoning of the site is R-4, Duplex zoning. The Land Use Plan, to be more realistic, should more closely reflect the existing zoning, which is the likely future development. Therefore, staff recommends changing the Plan to Multi -Family use in the area of Green Mountain Dr. and south of Ethan Allen. Only a couple of Public Works comments need to be addressed by the applicant. The applicant has submitted all required drawings and information. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Joe White, with White-Daters & Associates, Inc., was present. Staff reviewed with the Committee members the nature of the request, and the Committee reviewed with Mr. White the comments contained in the discussion outline. The Public Works comments concerning the width of the drive entrance and for the sidewalk were discussed. Mr. White responded that these items would be addressed. The Committee forwarded the item to the full Commission for the public hearing. 3 October 31, 1995 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6059 PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that all site plan and submittal issues had been resolved, but noted that the applicant had requested a deferral of the requirement to construct a sidewalk along the Green Mountain Dr. frontage of the lot for a period of five (5) years, or until there is a public or private project to construct sidewalks along Green Mountain Dr. abutting the site. Staff reported that staff recommends approval of both the Planned Development and of the sidewalk deferral request. Staff reported that the adopted Land Use Plan for the site is not in conformance with the existing zoning of the site, and that staff recommended expanding the abutting Multi -Family District which lies to the south to include the Planned Development site. The item had been recommended for inclusion on the Consent Agenda for approval; however, a resident across Green Mountain Dr., at the corner of Green Mountain Dr. and Ethan Allen Dr., Ms. Cynthia Conger, indicated that she objected to the proposed use of the property. Ms. Cynthia Conger said that she feared that there is insufficient parking on the site for the proposed ten (10) apartment units; that, if even one apartment resident had a party, the overflow parking would be onto her property. She also said that the Green Mountain Dr. -Ethan Allen intersection is hazardous, and that the ten (10) apartments would add a significant amount of traffic to the area. Mr. Joe white, representing the applicant, responded that each of the ten (10) units is a 790 square foot, one -bedroom apartment, with a total of 30 parking spaces provided on site. He said that the parking which is provided is more than adequate for the number of dwellings, and far exceeded the required number. He also said that the driveway onto the site had been offset 75 feet from the centerline of Ethan Allen Dr., and that the driveway would not form a four-way intersection with Ethan Allen Dr. The proposed planned development was recommended to the Board of Directors for approval with the vote of 6 ayes, 2 nays, 3 absent, and 0 abstentions. 4 October 31, 1995 ITEM NO.: 10 FILE NO.: Z-6060 NAME: PIEDMONT OFFICE PARK -- SHORT -FORM PLANNED DEVELOPMENT - OFFICE LOCATION: On the south side of Cantrell Rd., approximately 0.1 mile east of Sam Peck Rd. DEVELOPER: DR. GENE GINES, ERIC HUTCHINSON, & DR. JOHN DANIELS 14710 Cantrell Rd. Little Rock, AR 72212 868-4140 AREA: 3.8 ACRES ZONING• R-2 PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES REQUESTED: NUMBER OF LOTS: 4 ENGINEER• Frank Riggins THE MEHLBURGER FIRM P. O. Box 3837 Little Rock, AR 72203 375-5331 FT. NEW STREET: 0 PROPOSED USES: Professional Offices 1) Approval of a common access easement and private interior drives for access to interior lots. 2) Approval of a variance to permit two entrance drives from Cantrell Rd. 3) Approval of a waiver of the sidewalk requirement along Cantrell Rd. and along the interior driveways. 4) Approval of a waiver of the land use buffer along the south property line. STATEMENT OF PROPOSAL: Proposed is a planned development for a four -lot subdivision of a 3.8313 acre site, to entail the construction of four professional office buildings, with associated parking, pedestrian walkways, and landscaping features, situated along the shore of a portion of a lake. Two of the lots have frontage on Cantrell Rd.; two will take their access by way of access easements across the Cantrell Rd. fronting lots. A cross -access easement is to be platted along the internal drives to link the parking areas associated with each of the buildings, and maintenance of the drive system is to be provided for in the Bill of Assurance. October 31, 1995 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6060 Each of the lots will be the site of a professional office building. Three of the buildings are to be single -story structures, each with approximately 2400 square feet. One building is to be a story -and -a -half structure, and will contain approximately 5,000 square feet. The architecture of the buildings will be residential in character and scale, with roofs being hipped and walls being brick finishes. A gazebo is proposed to be located on a peninsula along the lake shore. The internal pedestrian walkway system will link the various office buildings and parking lots, as well as the landscape structure and features. No connection to abutting properties of the internal walkway system is proposed, and no sidewalk is proposed to be provided along Cantrell Rd., the applicant noting that there are no sidewalks along Cantrell Rd. to which a sidewalk along the applicant's frontage would connect. A driveway for each of the Cantrell Rd. fronting lots is proposed. It is the intent of the applicant to "preserve as much of the natural setting of the site" and to "maintain as many of the trees as possible", and to "maintain the lake as a natural site amenity". Maintenance of the lake is to be provided for in the Bill of Assurance, and means will be taken during construction to protect water quality. The applicant proposes to provide extensive landscaping around the buildings and to screen the parking areas. No fencing or dense evergreen screening is proposed along the south property line along the lake shore, since imposing the land use buffer would "deny the owners, their employees, and visitors to the site the enjoyment of the most valuable visual asset of the property." Stormwater detention is to be provided on site on a development -wide basis. Site lighting is to be by low-level decorative street lamp type fixtures on 12 to 15 foot tall posts. Street signage will be limited to two, low -lighted monument signs located at each access point on Cantrell Rd. Uses are anticipated to be dental offices; however, approval of all uses by right in the 0-2 zoning district are requested. A. PROPOSAL/REQUEST: Planning Commission review and a recommendation of approval to the Board of Directors is requested for a planned development. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance to permit two entrance drives from Cantrell Rd. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a waiver of the sidewalk requirement along Cantrell Rd. and along the interior driveways. 2 October 31, 1995 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6060 Planning Commission approval is requested for a common access easement and private interior drives for access to interior lots. Planning Commission approval is requested for a waiver of the land use buffer along the south property line. B. EXISTING CONDITIONS: The property is wooded, with a drive and home located along the west shoreline of the on-site lake. The topography ranges from the lake elevation of 384 feet MSL (Mean Sea Level) to approximately an elevation of 396 feet MSL along Cantrell Rd. The existing zoning of the tract is R-2. The R-2 zoning district includes land to the east and south, although the land to the east is occupied by a non -conforming commercial use. Residential lots abut the site to the south, across the lake. Land to the west is zoned 0-2. C. ENGINEERING/UTILITY COMMENTS: Public Works comments: The property is on ison Creek, beyond the Flood Insurance study. The Corps and ADPC&E should be provided with sketch plan information and be allowed to comment, as applicable. Flow information on the stream and lake should be available for review. A grading permit and base flood information with finished floor elevations is required prior to construction. Driveway grades shall conform to Ordinance requirements. Arkansas Highway and Transportation Department must approve driveway locations and design. Stormwater dentition analysis is required. A 6 foot wide sidewalk along the Cantrell Rd. frontage of the site is required. Water Works comments that on-site fire protection will be required. PRZ backflow prevention will be required if the buildings contain doctors' offices. In addition to the normal connection charges, a pro -rata frontage charge of $15 per foot applies. Wastewater comments that sewer is available at the site. 3 October 31, 1995 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6060 Arkansas Power and Light Co. will require a 15 foot easement along the entire perimeter of the subdivision. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. noted that easements will be required. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Staff has been told that there is a deed restriction granted by the developer of the Piedmont area which limits uses of all property the developer sold to residential uses, and that the Piedmont property owners are prepared to enforce this deed restriction. The City, however, is not a party to such deed restrictions, and is not bound by them in zoning matters. The land owners are responsible for enforcing such deed restrictions by appropriate legal means. It is not the responsibility of the Planning Commission to act as an enforcement agent for the Piedmont property owners, or to base zoning decisions on such private agreements. The Subdivision Regulations, Sec. 31-231, requires that all lots front on a public street, unless the Planning Commission approves a private street in a private access easement. Two of the lots do not front on a public street; therefore, the applicant has asked for access to be provided by access easements and a private internal street system. The applicant requests approval of a variance to permit two entrance drives from Cantrell Rd. Sec. 31-210 provides that, for lots fronting on highways such as Cantrell Rd., shared or common driveway points are encouraged for lots that are less then 300 feet in frontage, and that sites shall be limited to one driveway or access point for each 300 feet of lot frontage. The applicant has provided for a shared access to the lots, but has requested two access points for the 512.5 feet of lot frontage, with the drive access points being 300 feet apart. Sec. 31-209 requires a sidewalk be provided along the Cantrell Rd. frontage of the site. The applicant has requested a waiver of this requirement, noting that there are no sidewalks on abutting properties on the south side of Cantrell Rd. Sec. 31-287 states that, where an office subdivision requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission 4 October 31, 1995 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6060 may authorize the use of a service easement in lieu of public commercial streets, and that the design of service easements shall be built to public street design standards. The applicant has an internal pedestrian circulation system provided, and seeks a wavier from the requirement to provide sidewalks along the interior driveways. When office developments abut single-family zoned property, a land use buffer is required. Since the lake forms the buffer between the office development and the residences to the south, a waiver of the land use buffer along the south property line is requested. Sec. 31-89 requires that: a) a storm drainage analysis, showing drainage data for all watercourses entering and leaving the plat boundaries be furnished. Any property within the floodway or floodplain should be noted. A preliminary storm drainage plan, incorporating proposed easement dimensions and typical ditch sections, should be included. b) the certification be shown which certifies that the plat has been surveyed and duly filed for record in the offices of the state surveyor and the county circuit clerk/recorder within the last 7 years. Sec. 31-91 provides a suggested verbiage for the Certification of Preliminary Surveying Accuracy which includes this language. c) proposed PAGIS monuments be shown. Sec. 31-91 requires that the Certificates be executed. Sec. 36-502 requires, for business and professional office uses, 1 parking space be provided for each 400 square feet of gross square feet of building size. There are three, 2400 square foot buildings, each requiring 6 parking spaces. There is one 5000 square foot building, requiring 13 spaces. At total of 31 parking spaces is required to be provided on the site; 55 spaces are provided. The Neighborhoods and Planning Site Plan Review Specialist comments that: a) Areas set aside for interior, building, and perimeter landscaping are in compliance with and exceed the Landscaping Ordinance requirements. 5 October 31, 1995 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6060 b) If dumpsters are to be used, they must be located on the site plan, and must be screened on three sides by an 8 foot high wood fence or wall. c) A 6 foot high opaque wood fence, with its structural supports facing inward, or dense evergreen plantings, are required to screen the business activity from adjacent residential zoned property to the south, east, and west. d) The highway 10 Overlay District Ordinance requires a sprinkler system to water plants. E. ANALYSIS: The Planning staff reports that the requested Planned Development is located in the River Mountain District, and that the adopted Land Use Plan recommends "Transition Zone The request, then, is in conformance with the Plan. The plans and required documentation are substantially complete, with very minimal deficiencies remaining to be addressed. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development. Staff recommends approval of a common access easement and private interior drives for access to interior lots. Comments and a recommendation from the Traffic Engineer need to be heard on the matter of the requested variance to permit two entrance drives from Cantrell Rd. Comments and a recommendation from the Traffic Engineer need to be heard on the matter of the requested waiver of the sidewalk requirement along Cantrell Rd. and along the interior driveways. Staff recommends approval of the waiver of the land use buffer along the south property line abutting the lake. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Frank Riggins, with the Mehlburger Firm, was present. Staff reviewed with the Committee members the nature of the planned development request. The Committee reviewed the discussion outline issues with Mr. Riggins. Staff reported to Mr. Riggins the assertions by Piedmont residents that the office use of the 2 October 31, 1995 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6060 property is not permitted in their deeds, and cautioned Mr. Riggins to investigate this issue. It was noted by staff, however, that the City would not enforce any deed or Bill of Assurance restrictions. Mr. Riggins reported that all issues raised in the discussion outline would be addressed, and that amended drawings and information would be furnished to staff. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. Staff reported, however, that the Commission Bylaws require requests for deferral be submitted at least five (5) working days prior to the Commission hearing, and that the request for deferral had been made on Friday, October 27th., two (2) working days prior to the hearing. A waiver of the Bylaws provision, staff explained, would need to be approved by the Commission. Commissioner Putnam, noting that several persons were in attendance at the meeting who were in opposition to the requested Planned Development zoning, asked if it might be appropriate to allow the objectors to present their viewpoint. Mr. Brent Peterson, a spokesperson for the group of Piedmont neighbors, said that the neighbors would not object to a deferral, and that the deferral would allow them to review the requested rezoning. A motion was made and seconded to waive the Bylaws provision requiring submission of deferral requests at least five (5) working days prior the Commission hearing, and the waiver was approved with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. The deferral remained on the Consent Agenda for deferral, as presented by staff, and the deferral was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 7 October 31, 1995 ITEM NO.: 11 FILE NO.: Z -3276-B LOCATION: Bale Chevrolet - Conditional Use Permit 125 Gamble Road OWNER/APPLICANT: Dorif Davis/Bale Chevrolet, Joe D. White PROPOSAL: A conditional use permit is requested to allow an auto detail shop for Bale Chevrolet on this C-3 zoned site. A variance is also requested for the continuing use of the property without any upgrades in the paving or landscaping of vehicular use areas, as the applicant only has a one year lease on the property. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located on the east side of Gamble Road, approximately one block south of West Markham Street. 2. Compatibility with Neighborhood: Immediately west of the site is a small tract, zoned 0-3, which contains the gravel access drive to the site. To the north is R-2 zoned, church property. To the east is vacant, 0-3 zoned Property. Immediately south is a single family residence, zoned R-2, with more single family residences further south and to the southwest. Across Gamble Road there are two structures, zoned 0-3, which contain office -type uses. Staff feels that the proposed use will have little impact on the surrounding neighborhood based on the previous use(s) of the property. 3. On -Site Drives and Parking: The applicant proposes to utilize the existing gravel parking lot in front of the building. Without Board of Adjustment approval, no access to this site can be gained across the 0-3 zoned property to the west. October 31, 1995 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -3276-B 4. Screening and Buffers: Portions of the gravel drives encroach into the minimum 6 foot wide landscape buffer areas along the northern and southern sides -(the full buffer width requirement in these areas is 7 1/2 feet). A 6 foot high opaque wood fence with its structural supports facing inward or dense evergreen plantings are required along the northern and southern site perimeters. Cross ties or another approved landscape border should be used to keep the gravel and vehicular traffic out of the landscape buffer areas. 5. City Engineer's Comments: Provide minimum 24 foot Commercial Drive with paved parking. Dedicate right-of-way for Gamble Road (10 foot additional to bring to 30 feet from centerline). Improve the frontage of Gamble Road to collector standard with sidewalk. Other ordinance requirements will be addressed at time of building permit for drive and parking and will include stormwater detention analysis. 6. Utility Comments: Due to the nature of the water usage in this facility, installation of a RPZ backflow preventer will be required. 7. Staff Analysis: The applicant, Bale Chevrolet, proposes to use the existing 5,500 square foot building at 125 Gamble Road as an auto detail shop for their dealership at Chenal Parkway and Gamble Road. The applicant proposes to bring automobiles to the facility, detail them and return them to the Bale Chevrolet property. The general public will not use the facility. All detailing will be done within the enclosed building. Since there is only a one year lease on the property, the applicant proposes to utilize the existing gravel parking area in front of the building. without Board of Adjustment approval, no access to this site can be gained across the 0-3 zoned property to the west. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: October 31, 1995 SUBDIVISION ITEM NO • 11 (Cont.) FILE NO.: Z -3276-B 1. All activities must be kept within the enclosed building. 2. The property is restricted to Bale Chevrolet's use only. If Bale vacates the site, no other auto detail shops can go in without additional Planning Commission review. 3. Board of Adjustment approval must be obtained to gain access to the site across the 0-3 zoned property to the west. 4. Compliance with City Engineer Comments 5. Compliance with Landscape and Buffers Comments 6. Compliance with Utility Comments 7. Staff does not support a waiver of the paving and landscaping requirements for the property. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Joe white was present, representing the application. David Scherer, of Public Works, reviewed his comments with Mr. white and the Committee. There was a brief discussion as to the fact that the applicant only has a one year lease on the property and does not wish to do any upgrades in paving or landscaping, except for the gravel access drive which is in need of repair. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant, Joe White, was present. Staff presented the item and a recommendation of approval, with conditions. Dale Partridge of the Gibraltar Heights Neighborhood Association spoke in favor of the proposal. Mr. Partridge presented a petition to the Commission stating that his association has no opposition of the proposal and outlined several points of interest. 3 E October 31, 1995 SUBDIVISION ITEM NO • 11 (Cont.) FILE NO.: Z -3276-B Joe White addressed the Commission in support of the application. Mr. White stated that Bale Chevrolet has reviewed the petition and has no problems with it. Commissioner Putnam asked if this proposal was for only a one year period of time. Monte Moore, of the Planning Staff, stated that the application was made for only a one year time period. The Chairman Called on a vote to approve the application for a period of one year subject to the conditions set forth by staff. Also, the continued use of the property with no upgrades in paving or landscaping for a period of one year. The application was approved by a vote of 8 ayes, 0 nays and 3 absent. 4 October 31, 1995 ITEM NO.: 12 FILE NO.: Z -3789-F NAME: LOCATION: Agape Church - Conditional Use Permit 701 Napa Valley OWNER/APPLICANT: Agape Church/Joe D. White PROPOSAL: A conditional use permit is requested to allow an additional parking lot on this existing church site, zoned R-2. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located on the east side of Napa Valley Road at St. Charles Blvd. 2. Compatibility with Neighborhood: The proposed parking lot expansion will be located on a small portion of the existing Agape Church site. Access to the proposed parking lot will be gained through the church site, utilizing existing drives. Surrounding uses include a large single family residential neighborhood and several multifamily developments. The proposed development should be compatible with the neighborhood. 3. On -Site Drives and Parking: The church sanctuary has a seating capacity of 2,300, requiring 575 parking spaces under current ordinance standards. The site has 372 existing parking spaces. On May 16, 1995 the Little Rock Planning Commission granted a conditional use permit to allow an additional 98 spaces. The applicant proposes to construct an additional 60 spaces, giving a total of 530 on-site parking spaces. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscaping meet ordinance requirements. I October 31, 1995 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -3789-F Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. City Engineer's Comments: Napa Valley Road is a Minor Arterial (5 lanes) on the Master Street Plan that over the years was constructed to a 4 lane standard. Due to the increasing size and volume of traffic, a center turn lane is required for the entire length of the property along Napa Valley Road. A minimum width is required in order to allocate 5 lanes of traffic on a 55 foot section. A grading permit and stormwater detention analysis is required. 6. Utility Comments: No Comments 7. Staff Analysis: Agape Church is requesting a conditional use permit to allow for the construction of an additional 60 space parking lot on R-2 zoned property. The new parking lot will be located on the principal church site. Access to the expanded parking lot will be through the church site, with no direct access onto Napa Valley. Staff believes the proposal to be a reasonable use for this property, which should have a minimal impact on the adjacent neighborhood. 8. Staff Recommendation: Staff recommends approval of the application subject to compliance with the City's Landscape and Buffer Ordinance and City Engineer Comments. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Joe White was present, representing the application. David Scherer, of Public Works, reviewed his comments with Mr. White and the Commission. There was a brief discussion regarding the existing interior landscaping. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. E October 31, 995 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -3789-F PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The Staff presented the item, stating that the applicant failed to send the required notices to adjacent property owners, and has requested a deferral of the hearing of this item until the November 14, 1995 agenda. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral until the November 14, 1995 agenda. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 October 31, 2995 ITEM NO • 13 FILE NO.: Z -4384-C NAME: Bowers - Conditional Use Permit LOCATION: 13420 Otter Creek Parkway OWNER/APPLICANT: The Circle R Corporation/ Lori A. Bowers PROPOSAL: A conditional use permit is requested to allow a pet grooming and boarding business on this C-1 zoned property. NOTE TO PLANNING COMMISSION On October 6, 1995 the applicant, Lori Bowers, submitted to staff a letter requesting that this application be withdrawn and partial filing fee refunded. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The item was placed on the Consent Agenda for withdrawal. The application was withdrawn by a vote of 9 ayes, 0 nays and 2 absent. October 31, 1995 ITEM NO.: 14 FILE NO.: Z -5434-B NAME: LOCATION• Rose of Sharon Baptist Church - Conditional Use Permit 1400 S. Cross OWNER/APPLICANT: Rose of Sharon Baptist Church by Arthur Blood, Pastor PROPOSAL: A conditional use permit is requested to allow for the expansion of an existing church building and the construction of a parking lot on this C -3/R-4 zoned property. ORDINANCE DESIGN STANDARDS: 1. Site Location: The church site is located on the southwest corner of West 14th Street and Cross Street. 2. Compatibility with Neighborhood: Surrounding uses include: commercial and church to the north, commercial and two single-family residences to the east, and single family residences to the west and south. The proposed expansion of the building and new parking lot appear to be compatible with the neighborhood. 3. On -Site Drives and Parking: The church is nonconforming in relationship to its parking requirements. On February 27, 1995, the church received a zoning variance for the construction of a new sanctuary, which will increase the seating capacity from 140 to 200. This requires an additional 15 on-site parking spaces. The area proposed for the new parking lot will accommodate in excess of 15 vehicles. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. The site plan submitted does not allow for the 10 foot wide buffer required along the northern and southern site perimeters. The minimum requirement is 6 1/2 feet when buffer areas are transferred to another area of the site. 1 October 31, 1995 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5434-B Also, the minimum buffer requirement along Cross Street is 6 feet. A 6 foot high opaque screen is required along the southern property line. This screen may be a wooden fence with its face side outward or evergreen shrubs 30 inches in height at planting spaced every 3 feet. The Landscape Ordinance requires a 6 foot (4 feet with transfer) landscape strip along the northern, southern and eastern site perimeters. Also, it requires that 6% of the vehicular use area be 'Landscaped within the parking lot itself. Additionally, a 3 foot wide building landscape strip between the public parking and building is required. Some flexibility with the building landscaping is allowed. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. City Engineer's Comments: Dedicate 20 foot corner radial area for public right-of-way. Improve corner radius to 25 feet at intersection. Improve sidewalk where damaged and install ramps at alley and intersection. Public works recommends elimination of spaces off alley. Stormwater detention analysis is required with paving. City standard concrete aprons are required. Parking spaces that are head -in to right-of-way without a buffer require wheel stops 2.5 feet from the right-of-way line. 6. Utility Comments: Sewer main located on north portion of lot and in alley. Contact Little Rock Wastewater Utility for details. 7. Staff Analysis: Rose of Sharon Baptist Church requests a conditional use permit to allow the expansion of its existing church building and construction of a parking lot on the two lots, zoned R-4, immediately south of their site. A 30' X 40' addition is proposed on the south side of the building, extending onto the R-4 zoned lot. The proposed parking lot will accommodate approximately 29 vehicles, which will prove beneficial in getting vehicles off the surrounding neighborhood streets. The proposed new parking lot must be designed in compliance with the design criteria outlined in section 36-511 of the Zoning Ordinance, and must comply with the City's Landscape and Buffer Ordinances. 2 October 31, e995 SUBDIVISION ITEM NO • 14 (Cont.) FILE NO.: Z -5434-B 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. All parking areas must be in compliance with the design criteria outlined in Section 36-511 of the City's Zoning Ordinance. 2. Compliance with the City's Landscape and Buffer Ordinances 3. Compliance with the City Engineer's Comments 4. Compliance with Utility Comments SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) The applicant was not present. Staff presented the item. There was a brief discussion of the Public Works Comments. Additional discussion included the designs of parking area, landscaping and screening. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The Staff presented a positive recommendation on this application as there were no further issues for resolution. There were no objectors present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 October 31, 1995 ITEM NO.: 15 FILE NO.: Z -5524-D NAME: LOCATION• Smith - Conditional Use Permit 401 S. Bowman Road OWNER/APPLICANT: Willis Smith PROPOSAL: A conditional use permit is requested to allow a restaurant with drive-through window on this C-1 zoned site. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed site is located on the east side of Bowman Road, approximately 600' north of Chenal Parkway. 2. Compatibility with Neighborhood: This property is located in a narrow strip of land on the east side of Bowman Road which serves as a buffer between the intense commercial development on the west side of Bowman road and the single family residential neighborhood located to the east. At the time this property was rezoned from 0-3 to C-1 in 1993, it was envisioned to be used for a small scale, low intensity commercial use which would provide a transition to single family from the larger more car -oriented commercial area. A highly intensive commercial use, such as the proposed restaurant, does not comply with the transition concept envisioned for this site and staff feels that the proposed use would have an adverse impact on the adjacent residential neighborhood. 3. On -Site Drives and Parking: The 2,400 square foot restaurant requires 24 on-site parking spaces. The applicant is proposing 37 on-site parking spaces. A single access point from Bowman Road is proposed. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. October 31, 1995 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO • Z -5524-D Areas set aside for buffers and landscaping meet with ordinance requirements. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. City Engineer's Comments: Stormwater detention analysis is required. Sidewalk exists at back of curb. City Ordinance specifies that parking spaces are to be 20 feet deep. The Board of Directors approved a right-of-way of 40 feet from the centerline of Bowman Road in 1932, Ordinance No. 16,149. Control of runoff from excavation is necessary due to proximity of adjacent residential lots. 6. Utility Comments: A 5 foot Southwestern Bell Telephone easement is required along the east property line. The 8 inch water main and abandoned right-of-way of Birchwood Drive (retained as a utility easement) should be shown. This main may conflict with the proposed sewer main to the east. 7. Staff Analysis: The applicant requests a conditional use permit to allow for the construction of a 2,400 square foot restaurant, with drive-through window, on this C-1 zoned property. The C-1 neighborhood commercial district is designed to accommodate limited retail developments within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents for food, drugs and personal services. Commercial uses within this district should not depend on market areas larger than the neighborhood served. Staff feels that the proposed restaurant is so designed and located as to serve the much broader commercial needs of the community and will have an adverse impact on the adjacent residential neighborhood. 8. Staff Recommendation: Staff recommends denial of this application as being incompatible with and having an adverse effect on the adjacent single family residential neighborhood. E October 31, 0995 SUBDIVISION ITEM NO • 15 (Cont.) FILE NO.: Z -5524-D SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) The applicant was not present. Staff presented the application. There was a brief discussion regarding the type of restaurant which is being proposed. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicants, Pete Hornibrook and Larry Shelton, were present. There were three objectors present. Staff presented the item and a recommendation of denial. Pete Hornibrook, of Rector Phillips Morse, spoke in support of this application. Mr. Hornibrook discussed the zoning and the location of the property. Mr. Hornibrook also discussed the size and type of the proposed restaurant. Mr. Hornibrook also reviewed the site plan in regards to buffer area (number of screening shrubs to be planted in buffer area) and dumpster location. Havis Jacks, of 416 Alamo, spoke in opposition of the conditional use permit. He made brief statements regarding the fact that the proposal does not conform to the neighborhood. Floyd Boyd, vice-president of the Birchwood Neighborhood Association, spoke in opposition of the proposal. Commissioner Putnam briefly discussed the lack of information of the topography of the land, sight and noise exposure, etc. Commissioner Woods made a statement that the use is the main question posed to the Commission. Ken Davis, treasurer of the Birchwood Neighborhood Association also spoke in opposition of the proposal, as being inappropriate for the property. The Chairman called for a vote on the application. The application was denied by a vote of 0 ayes, 8 nays and 2 absent. 3 October 31, 1995 ITEM NO.: 16 FILE NO.: Z -6009-A NAME: LOCATION• OWNER/APPLICANT° PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Sproles - Conditional Use Permit 1225 Martin Luther King Drive Tommy L. Sproles A conditional use permit is requested to allow for a beauty shop on this 0-3 zoned property. The proposed site is located at the northeast corner of martin Luther King Drive and West 13th Street. 2. Comyatibility with Neighborhood: Surrounding zoning includes 0-3 to the east, west and south, and C-3 to the north. The property to the east is occupied by single family residences. The property to the west, across Martin Luther King Drive, is occupied by multifamily residences. The property to the south, across West 13th Street, is occupied by a parking lot. The property to the north is occupied by a commercial structure. Staff feels that the proposed use will not have an adverse effect on the surrounding neighborhood. 3. On -Site Drives and Parking: The proposed office and beauty shop uses require 6 on-site parking spaces. The applicant proposes 8 on-site parking spaces. The site will have a single access point from Martin Luther King Drive. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. The landscape strip along the eastern perimeter must not drop below 4 feet in width. 5. City Engineer's Comments: Public Works has indicated requirements with prior permit action. 1 October 31, 1995 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -6009-A 6. Utility Comments: Due to the nature of the water usage in this facility, installation of a RPZ backflow preventer will be required. 7. Staff Analysis: The applicant proposes to utilize 462 square feet (26%) of an 1,800 square foot office building for a beauty shop. A 180 square foot beauty shop would be permitted as an accessory use in conjunction with an allowable use or uses (in the 0-3 district) in the remainder of the building. According to the applicant, this will be a "two -chair" operation, one beautician and one manicurist. The office building is currently under construction. On June 26, 1995, a zoning variance was granted for this construction with reduced rear and side yard setbacks. The following conditions were placed on the approval of the variance in order to lessen the impact of the development on the adjacent residential property: a. There are to be no doors, windows or lighting on the back wall of the building adjacent to the residentially occupied property beyond those required to comply with building and fire safety codes. b. Any parking lot lighting is to be low level and directed away from the adjacent residentially occupied property. C. Landscaping along the south wall of the building, between the building and West 13th Street, to "soften" the effect of the wall. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. A maximum of 462 square feet to be utilized as a beauty shop. All other uses in the building must be allowable, by right uses in the 0-3 District. 2. Compliance with the City's Landscape and Buffer Ordinance. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) The applicant, Tommy Sproles, was present. 2 October 31, .995 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -6009-A David Scherer, of Public works, indicated that his comments had already been made with the current building permit for the site. There was a brief discussion regarding the use and the amount of square footage of the building it would occupy. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) 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. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. r October 31, 1995 ITEM NO.: 17 FILE NO.: Z-6042 NAME: LOCATION• Alltel - Conditional Use Permit 10700 Colonel Glenn Road OWNER/APPLICANT: Little Rock Water Works/Alltel Mobile Communications, Inc. by Drew Basham PROPOSAL: A conditional use permit is requested to allow for the placement of a 130 foot tall monopole communications tower and a 12' X 28' equipment shelter, with reduced setback, on a lease area located within this R-2 zoned Little Rock Municipal Water Works property. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed tower site is located near the northeast corner of Colonel Glenn Road and I-430, just northwest of Sam's Wholesale Club and just east of the I-430 right-of-way. 2. Compatibility with Neighborhood: The proposed site is within an existing Little Rock Water works, water tank site. The vacant, tree -covered property to the north is zoned 0-2. The C-3 zoned property to the east and south is also vacant and tree -covered. Immediately to the west of the property is I-430 right-of-way. This proposal should not have an adverse effect on the surrounding property. 3. On -Site Drives and Parking: Access to the property will be gained from Colonel Glenn Road by utilizing an existing drive used by Little Rock Municipal Water Works. Parking is no issue. 4. Screening and Buffers: The face side of the proposed fence must be directed outward. October 31, .995 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6042 5. City Engineer's Comments: No issues apparent to Public Works 6. Utility Comments: No Comments 7. Staff Analysis: The applicant requests a conditional use permit to allow for the placement of a monopole communications tower and a 12' X 28' equipment shelter on a lease area located within the R-2 zoned Little Rock Municipal Water Works property at 10700 Colonel Glenn Road. Also, height and setback variances are requested. A maximum height of 130 feet is requested for the tower, which exceeds the maximum height (75 feet) allowed by ordinance. A 4 foot setback is proposed along the west property line, which encroaches into the minimum 8 foot side yard setback as required by ordinance. 8. Staff Recommendation: Staff recommends approval of the application as submitted. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) The applicant, Drew Basham, was present. There was a brief discussion regarding the location of the site and the surrounding land. The request for height and setback variances was also discussed briefly. The Commission accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) 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. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 2 I October 31, 1995 ITEM NO.: 18 FILE NO.: Z-6049 NAME: LOCATION• Unity Church/Day School - Conditional Use Permit 3600 Bowman Road OWNER/APPLICANT: Unity Church of Little Rock by Ruth Tyson PROPOSAL: A conditional use permit is requested to allow the construction of a church/day care, chapel and education building on this R-2 zoned, 12.84 acre site. Also, a height variance is requested. A maximum height of 53 feet is proposed, which exceeds the maximum height (35 feet) allowed by ordinance. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed church site is located on the west side of Bowman Road at West 36th Street. 2. Compatibility with Neighborhood: The surrounding property is zoned R-2. The property to the north contains a single family structure. To the east is single family residences and vacant land. To the south is a single family residence and a large ranch. The property to the west is vacant and tree -covered. This proposal should not have an adverse effect on the surrounding neighborhood. 3. On -Site Drives and Parking: The proposed sanctuary will have a seating capacity of 300, which requires 75 on-site parking spaces. A total of 131 on-site parking spaces is proposed. 4. Screening and Buffers: Compliance with City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscaping meet and exceed ordinance requirements with the exception of a portion of October 31, 1995 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-6049 the street buffer which drops below the full requirement of 40 feet. If dumpsters are to be used, they should be located on the landscape/site plan and screened on three sides with an 8 foot high opaque wood fence or wall. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. City Engineer's Comments: Furnish base flood elevation. A grading permit, SFHA Development Permit, and ADPC&E permit are required prior to construction. Due to poor sight distance to the south of the south drive, eliminate drive. Widen North entrance to 36 feet minimum. Widen North access road to 36 feet. Widen Bowman Road to allow installation of left turn lane with minimum 100 foot stack and 150 foot taper. Right-of-way dedication for Master Street Plan for Bowman Road is required. Prayer Chapel must be relocated to avoid being in the right-of-way for Bowman Road. In -lieu payment for construction of Bowman Road will be required. Stormwater Detention analysis is required. Driveways and culvert sizing shall be submitted for review. Open ditches will be required to be re -designed and reshaped with the widening for turn lane. 6. Utility and Fire Comments: A 5 foot Southwestern Bell Telephone easement is required along the north, south and west property lines. Sewer main extension required with easements. The Water Works is planning to install a 12" main using the present road alignment beginning near the end of 1995. Relocation may be required with the road realignment. A front foot charge of $15/ft will apply. On site fire protection will be required. Fire Department Comments: Travel lanes through parking area should be no less than 20 feet in width. 7. Staff Analysis: The applicant proposes the two -phased construction of a church/day care building, chapel and education building on this R-2 zoned, 12.84 acre site. Phase I will consists of a 150 foot diameter sanctuary at a height of 53 feet and main 2 i 1 October 31, 1995 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-6049 parking lot. Phase II will consist of a 54 foot diameter chapel and a 150 foot diameter education building at a height of 53 feet each and additional parking area. The day care will consist of approximately 1,500 square feet within the main church building, with a projected enrollment of 35 to 49 children. A maximum height of 53 feet is requested for each of the three buildings, which exceeds the maximum height (35 feet) allowed by ordinance. This project must also comply with the Little Rock Master Street Plan. According to Section 5 of the Master Street Plan, "Any subdividing of land or applicant for rezoning, variance, conditional use permit, site plan or building permit review within the official planning area of the city shall conform to the Plan by indicating on any plats, drawings or surveys submitted to the City for its review, any street identified in the Plan which traverses or abuts the said property." "Where the said property is traversed by the street, the property owner will be required to dedicate the entire amount of right-of-way as established in the Plan." Any waiver of this requirement must be granted by the City of Little Rock Board of Directors. The site plan submitted shows proposed construction which would lie within the area needed to be dedicated for the right-of-way for Bowman Road according to the Master Street Plan. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer Comments 3. Compliance with Utility Comments 4. Compliance with City's Sign Ordinance 5. Compliance with Little Rock Master Street Plan 3 October 31, . )995 SUBDIVISION ITEM NO • 18 (Cont.) FILE NO.: Z-6049 SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Four persons were present, representing the application and the church. David Scherer, of Public Works, reviewed his comments, specifically, the right-of-way dedication for Master Street Plan for Bowman Road requirement. The proposed height of the buildings was also briefly discussed with staff. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant, Ricky Russell of Lewis Architects, was present. There were no objectors present. Staff presented the item and a recommendation of approval, with conditions. David Scherer, of Public Works, addressed the Commission regarding the church's request for realignment of Bowman Road and deferral of street improvements for a period of 5 years or second phase construction. Mr. Scherer explained the process for amending the Master Street Plan to accommodate the church's proposed street alignment. Ricky Russell addressed the Commission in support of the application. Mr. Russell discussed the proposed Bowman Road alignment and discussed the church's need for the revised alignment. He stated that the main need for the proposed alignment was for the church to have visibility from Bowman Road. David Scherer explained that the church's proposed Bowman Road alignment is an appropriate request and the request is supported by Public Works staff. Ricky Russell briefly discussed the church's proposed Bowman Road alignment, re -stating several points made earlier. The Chairman called for a vote on the application. The application was approved by a vote of 6 ayes, 2 nays and 3 absent with the condition that Master Street Plan be amended to reflect the church's proposed alignment of Bowman Road. 4 October 31, 1995 ITEM NO.: 19 FILE NO.: Z-6050 NAME• LOCATION• Davan Properties - Conditional Use Permit 6301 Murray Street OWNER/APPLICANT: Davan Properties/J. B. Van Hook PROPOSAL: A conditional use permit is requested to allow for tire recapping as part of a retail/wholesale tire business on this I-2 zoned property. A variance is also requested for the continuing use of the property without any upgrades in the paving or landscaping of vehicular use areas, as this use will only be in the building temporarily. The applicant has a one year lease (with three -3 months options). ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located on the east side of Murray Street approximately two blocks north of West 65th Street. 2. Compatibility with Neighborhood: The site consists of an existing 6,900 square foot one-story metal and masonry building and existing paved and gravel parking areas. The applicant proposes to use the site "as is." No building or parking lot additions are proposed. The adjacent zoning on all sides of this property is I-2, Light Industrial. The adjacent uses are also exclusively industrial. The proposed use should not have an adverse effect on the surrounding property. 3. On -Site Drives and Parking: The site consists of existing paved and gravel parking areas. No upgrade in parking is proposed. 4. Screening and Buffers: The site plan submitted does not provide for landscaping or buffers. If this were a new site, an 11 foot wide on-site October 31, 1995 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-6050 buffer would be required along Murry Street. Additionally, if this were a new development the Landscape Ordinance would require a 6 foot wide landscape strip along Murry Street and along the first 50 feet from Murry Street of the northern and southern site perimeters. Also, 6% of the vehicular use area (except areas for loading and unloading) would be required to be landscaped as well as a 3 foot wide building landscape strip between the building and public parking area(s). 5. City Engineer's Comments: Widen driveway to 27 feet and pave parking. Stormwater detention analysis will be required with paving. Sidewalks are not required in this industrial area. 6. Utility Comments: Due to the nature of water usage in this facility, installation of a RPZ backflow preventer will be required. 7. Staff Analysis: The applicant requests a conditional use permit to allow for tire recapping as part of a retail/wholesale tire business. The proposed site contains an existing 6,900 square foot one-story metal and masonry building and existing paved and gravel parking areas. The applicant proposes to use the site "as is" with no building or parking lot additions or upgrades. The applicant makes this request because he is in the process of constructing a new building in North Little Rock for the tire recapping business. The applicant only has a one-year lease (with three 3 month options) at this site. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. All activities must be kept within the enclosed building. No outside storage areas. 2. Paving of all vehicular use areas. 3. Compliance with Landscape and Buffer Comments 4. Compliance with City Engineer Comments 5. Staff does not support a waiver of the paving and landscaping requirements for the property, however, 2 October 31, 1995 I ITEM NO • 19 _(Cont.) FILE NO.: Z-6050 since the applicant only has a 1 year lease (with three 3 month options), a deferral of the requirements could be supported for a period of 18 months. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Jim Van Hook and Tommy Hindsman were present, representing the application. There was a brief discussion regarding the type of use. David Scherer, of Public works, reviewed his comments. He stated that the driveway width had been worked out. The applicant then discussed his proposal for the continued use of the property with no upgrades in paving or landscape. He stated that he was in the process of constructing a building for the business at another location and would only be at this location temporarily. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) 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. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 October 31, 1995 ITEM NO.: 20 FILE NO.: Z-6052 NAME: LOCATION• Magic Lube - Conditional Use Permit 14,000 Cantrell Road OWNER/APPLICANT: Whisenhunt Investments, Inc./ Magic Lube by Rick Murphy PROPOSAL: A conditional use permit is requested to allow for a car wash as part of a "Quick Lube" type use on this C-3 zoned property. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed site is located at the northeast corner of Cantrell Road and Candlewood Drive. 2. Compatibility with Neighborhood: The proposed site is a one acre outparcel of the large Kroger Store development at 14,000 Cantrell Road. The site is adjacent to R-2 property to the west, which contains one single family residence with the bulk of the property vacant and wooded. The R-2 zoned property to the east is vacant and wooded. The property to the north is zoned R-5/0-2 and is also vacant and wooded. The property across Cantrell Road to the south is zoned PCD and C-3 and contains a commercial strip center and a mini -warehouse development. 3. On -Site Drives and Parking: Access to the site will be gained by utilizing drives within the existing commercial parking lot. The proposed number of on-site parking spaces complies with the minimum ordinance requirement. 4. Screening and Buffers: Compliance with the Highway 10 Overlay District Ordinance is required. The proposed landscape buffer along Highway No. 10 exceeds the Overlay District width requirement of 40 feet. However, the plan submitted drops below the 25 foot width requirement October 31, 1995 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO • Z-6052 along the northern and eastern site perimeters. A sprinkler system to water plants is required by the Overlay District Ordinance. Proposed areas for landscaping meet and exceed the Landscape Ordinance requirements. The Overlay Ordinance requires at least one tree per 20 feet within the front landscape buffer parallel with Highway No. 10. 5. City Engineer's Comments: A grading permit is required prior to permit. Widen driveway entrance to 27 feet. Dedicate 20 foot radial area at intersection. Sidewalks are required and ramps are to be provided in islands at intersection. Stormwater detention analysis may be required. Confirm right-of-ways conform to Master Street Plan. 76 feet from centerline on Cantrell for decel. lane and 30 feet from centerline on Candlewood for collector. 6. Utility Comments: Due to the nature of water usage in this facility, installation of a RPZ backflow preventer will be required. 7. Staff Analysis: The applicant requests a conditional use permit to allow for a car wash as part of a "quick lube" type use at 14,000 Cantrell Road. The proposed site is a one acre outparcel of the larger Kroger Store development. The site falls within the Highway 10 Overlay District, which requires that all buildings or structures have a 100 foot building setback from the property line abutting Highway 10. The site must also comply with the Highway 10 Overlay District standards relating to landscaping, signage, and lighting. 8. Staff Recommendation: Staff recommends approval of this application subject to the following conditions: 1. Compliance with City's Highway 10 Overlay District Ordinance regarding building setbacks, landscaping, signage and parking lot lighting 2. Compliance with City Engineer's Comments 3. Compliance with Utility Comments Fa October 31, 1995 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-6052 SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) James Summerlin and Rick Murphy were present, representing the application. David Scherer, of Public works, reviewed his comments and clarified several points. Mr. Scherer confirmed that the right- of-ways conform to the Master Street Plan. He also stated that a 20 foot corner radial would need to be dedicated. There was a brief discussion with staff regarding the Highway 10 Overlay District ordinance requirements for building setbacks and landscape buffers. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) 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. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. k] October 31, 1995 ITEM NO.: 21 FILE NO.: Z-6053 NAME: LOCATION• Crystal Hill Baptist Church - Conditional Use Permit 18,824 Crystal Valley Road OWNER/APPLICANT: Crystal Hill Baptist Church, Larry Ballard, Pastor PROPOSAL: A conditional use permit is requested to allow for a church gymnasium on this R-2 zoned property. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed site is located at the southwest corner of Crystal Valley Road and Lawson Road. 2. Compatibility with Neighborhood: The proposed site is bordered by vacant, wooded land to the east and south, an existing church building to the north across Crystal Valley Road, and Lawson Road to the west. The proposal should have little effect on the surrounding property. 3. On -Site Drives and Parking: A 71 space parking lot exists on the property. Twenty-two new parking spaces are proposed with the construction. The proposed use does not require any additional on-site parking. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. The existing parking lot projects over the full buffer requirement of 50 feet by 44 feet. The average minimum requirements is 33 feet. The Landscape Ordinance requirement is 6 feet. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. October 31, 1995 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-6053 5. City Engineer's Comments: Applicant should contact Betty Smith, Pulaski County Floodplain Administrator, for Flood Zone determination prior to permit. This property lies at the intersection of a principal arterial and a minor arterial. Applicant was advised prior to this application to submit a plan for the rights-of-way and street improvements as desired by applicant to allow this intersection to function. That request was not included in this application. Therefore, this application should be denied until the study is completed. This plan should be revised and resubmitted showing the above, including: street improvements, sidewalks, driveways that conform to ordinance and circulation and parking for buses, Stormwater detention analysis will be required. 6. Utility and Fire Comments: Little Rock Municipal Water Works requires execution of a pre -annexation agreement. On-site fire protection may be required when annexed to the City. Fire Department Comment: The parking lot should have a clearance of at least 20 feet for each aisle including both entrances. 7. Staff Analysis: The applicant proposes an 18,720 square foot gymnasium on this R-2 zoned, 20.38 acre site. The property is located approximately 2.5 miles outside the Little Rock city limits, within the City's extraterritorial zoning jurisdiction. The proposed site is partially cleared and contains a 71 space parking lot which does not conform to the City's Landscape Ordinance. The existing parking lot serves the church which is across Crystal Valley Road to the north. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 0a October 31, X995 SUBDIVISION ITEM NO • 21 (Cont.) FILE NO.: Z-6053 2. Compliance with City Engineer Comments 3. Compliance with Utility Comments SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Larry Ballard was present, representing the application. David Scherer, of Public Works, reviewed his comments and there was a lengthy discussion regarding the right-of-ways and street improvements needed to allow this intersection to function. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The Staff presented a positive recommendation on this application as there were no further issues for resolution. There were no objectors to this matter. Monte Moore, of the Planning Staff, explained to the Commission that the applicant has requested a deferral in street improvements until the property is redeveloped with a future phase of the church and that if placed on the Consent Agenda, a recommendation of approval of the deferred improvements would be forwarded to the Board of Directors. David Scherer, of Public Works, explained that his department is in favor of the deferral, but a more specific request will be formulated before being sent to the Board of Directors. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 } October 31, 1995 ITEM NO.: 22 FILE NO.: Z-6056 NAME: LOCATION: St. Charles - Conditional Use Permit 13100 and 13101 St. Charles Blvd. OWNER/APPLICANT: St. Charles Community Association, Inc. by Anne Borg PROPOSAL: A conditional use permit is requested to allow a 21 space parking lot for the community basketball -tennis court area on this R-2 zoned site at 13101 St. Charles Blvd. Additionally, a turn around lane is proposed to be added to the existing parking area at 13100 St. Charles Blvd., zoned R-3. ORDINANCE DESIGN STANDARDS: 1. Site Location: The sites are located on St. Charles Blvd. approximately 1/2 mile west of Napa Valley Road. 2. Compatibility with Neighborhood: The sites are located within the large St. Charles Subdivision. Immediately east of the sites is a pond, dam and spillway area, a large R-2 tract of land to the south and the St. Charles Subdivision to the west and north. This project should have little impact on the surrounding neighborhood. 3. On -Site Drives and Parking: The applicant proposes a 21 space parking lot for the basketball -tennis court area. Currently, there is no on-site parking on this side of St. Charles Blvd. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. October 31, 1995 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-6056 Six percent of the interior of the vehicular use area is required to be landscaped with interior island(s) by the Landscape Ordinance. The parking lot should be adequately screened from adjacent residential properties. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. 5. City Engineer's Comments: A grading permit is required. Was the recorded instrument to provide legal access to adjacent property? If so provide a 24 street along easement instead of closing with construction. Driveways: a drive for parking would need to be accessed from the 24 foot street section. Sidewalks should be furnished on each side and appropriate crossing ramps with a marked crosswalk should be furnished. Widen 10 foot drive to 12 feet. Grading may be required adjacent to tennis courts to provide sight distance. Provide stormwater detention analysis. 6. Utility Comments: No Comments 7. Staff Analysis: The applicant proposes a 21 space parking lot for the community basketball -tennis court area on the R-2 zoned site at 13101 St. Charles Blvd. and a turn around lane addition to the existing parking area at 13100 St. Charles Blvd., zoned R-3. The proposed new parking lot will be located to the east of the existing tennis and basketball courts, between the courts and the dam/spillway area. This lot will provide the parking of vehicles which in the past have been parked on the shoulder of St. Charles Blvd. Currently, this site is vacant and wooded. The applicant proposes to utilize existing trees for part of the landscape requirements and maintain a large buffer zone of trees around the planned parking lot. The proposed turn around lane will be added on the east side of the existing parking lot which services the swimming pool area at 13100 St. Charles Blvd. The turn around lane will allow easier drop-off of passengers at the pool and will also allow vehicles to exit the parking lot when the lot is full without backing onto St. Charles Blvd. F 1 October 31, X995 SUBDIVISION ITEM NO • 22 (Cont.) FILE NO.: Z-6056 Both proposals, the new parking lot and turn around lane addition, should prove much safer alternatives to vehicle parking and traffic than what has existed on these sites in the past. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer Comments SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Anne Borg was present, representing the application. David Scherer, of Public Works, reviewed his comments. There was discussion regarding the access easement and whether or not access to the new parking lot should be taken from this easement. Sidewalks, crossing ramps, and a marked crosswalk were also discussed. There was a brief discussion concerning the landscaping and screening comments. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) 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. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 1 October 31, 1995 ITEM NO.: 23 FILE NO.: Z-6057 NAME: Central Arkansas Library - Conditional Use Permit LOCATION: Northwest corner of Wright Avenue and Chester Street OWNER/APPLICANT: Central Arkansas Library Systems/ Ron Woods PROPOSAL: A conditional use permit is requested to allow a library on this R-4 zoned site. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located at the northwest corner of Wright Avenue and Chester Street. 2. Compatibility with Neighborhood: The proposed site is abutted by Wright Avenue to the south and Chester Street to the east. Immediately north of the site is the Dunbar Community Center and immediately west of the site is Dunbar School; all zoned R-4. Across Wright Avenue to the south existing uses include a bank, church, and gas station. Across Chester Street to the east existing uses include single family and multifamily residential structures. This proposal should have little impact on the surrounding neighborhood. 3. On -Site Drives and Parking: The proposed library requires 22 on-site parking spaces. The applicant proposes 28 new on-site parking spaces. 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. The full buffer requirement along Chester Street is 7 1/2 feet and 14 feet along Wright Avenue. The plan submitted meets and exceeds these requirements. October 31, 1995 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-6057 5. City Engineer's Comments: Sidewalks are required on both streets with proper ramps. Minimum width is 4 feet or 5 feet at back of curb. 18th Street was closed by Ordinance 11,685. Stormwater detention analysis is required. Chester Street and Wright Avenue are minor arterials. Chester is currently 4 lane and has 60 feet of ROW. The MSP calls for 80 feet of ROW with 5 lanes. Wright Ave. is 3 lanes with a right-of-way width that is not shown on survey. The MSP requirements are the same as required for Chester. Conform to MSP requirements or seek waivers from the Board of Directors. 6. Utilitv Comments: Existing 6" sewer main located on site. Construction over or within five feet of existing sewer main is not allowed without permission from Little Rock Wastewater Utility. Contact the Utility for details. 7. Staff Analysis: The applicant requests a conditional use permit to allow a library on this R-4 zoned site. The applicant proposes to locate the library building at the northwest corner of Wright Avenue and Chester Street, with on-site parking north and west of the building. The new parking area to the west will be tied into the existing Dunbar School parking area. Access to the site will be gained by utilizing the existing driveway off of Chester Street. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer Comments 3. Compliance with Utility Comments 4. Compliance with City's Sign Ordinance 2 October 31 )995 SUBDIVISION ITEM NO • 23 (Cont ) FILE NO.: Z-6057 SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) The applicant was not present. Staff presented the application. David Scherer, of Public Works, had a brief comment regarding the right-of-way required along Chester Street and Wright Avenue by the Master Street Plan. After a brief discussion, the Commission forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant, Linda Bly of Central Arkansas Library Systems, was present. There were no objectors present. Staff presented the item and a recommendation of approval, with conditions. David Scherer, of Public Works, spoke briefly regarding the waiver request of right-of-way dedication and street improvements along Chester Street and Wright Avenue. Mr. Scherer stated that Public Works supports the waiver of right-of-way dedication and street improvements. He stated that the future plans are to downgrade the classification of both streets. Linda Bly addressed the Commission in support of the application. Mrs. Bly briefly discussed the proposed location of the library.. The Chairman called for a vote on the application. The vote was 5 ayes, 0 nays, 3 abstentions and 3 absent. The item is automatically deferred to the December 12, 1995 Planning Commission agenda. Staff received a letter from Bobby Roberts of the Central Arkansas Library System (November 6, 1995) requesting that this item be heard by the Planning Commission before the December 12, 1995 meeting. As agreed to by the Planning Commission, as result of telephone poll conducted by Planning Staff on November 7, 1995, the Central Arkansas Library - Conditional use Permit (Z-6057) was placed on the November 14, 1995 Planning Commission agenda as an addendum. 3 October 31, 1995 ITEM NO.: 24 FILE NO.: Z-6058 NAME: Cellular One Tower, West 36th Street Site - Conditional Use Permit LOCATION: 10325 West 36th Street OWNER/APPLICANT: Calvary Church of the Nazarene/ Cellular One by Hunter Stuart PROPOSAL: A conditional use permit is requested to allow for the placement of a 150° tall cellular phone tower and a 12' X 20' equipment building on a lease area located within this R-2 zoned, 10 acre site. A height variance is also requested for the tower. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed tower site is located on the south side of West 36th Street, approximately 1/4 mile east of South Shackleford Road. 2. Compatibility with Neicrhborhood: The proposed site is surrounded by property which is zoned R-2, vacant and wooded. Immediately east is a proposed church site. Across West 36th Street to the north is an existing church , the United Cerebral Palsy Center, Our Way, Inc. and one single family residence. This proposal should have little effect on the surrounding property. 3. On -Site Drives and Parkin -- Access to the site will be gained by utilizing the existing church entrance from West 36th Street and a 12 foot access easement which runs along the west property line. There are no parking issues. 4. Screening and Buffers: The lease site will be completely enclosed by a 6 foot wooden screening fence. October 31, 1995 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-6058 The face side of the proposed fence must be directed outward. 5. City Engineer's Comments: Terminate the gravel drive on the existing parking rather than 36th Street to prevent gravel tracking. 36th is a minor arterial dedicate ROW per MSP, 45 feet from centerline. 6. Utility and Fire Comments: Fire Department Comment: A minimum 20 foot wide driveway to proposed site is required. 7. Staff Analysis: The applicant requests a conditional use permit to allow for the placement of a cellular phone tower and a 12' X 20° equipment building on a 2,500 square foot lease area within the Calvary Church of the Nazarene 10 acre tract at 10325 West 36th Street. The lease site is along the west property line of the larger tract and approximately 585' south of West 36th Street. Also, a height variance is requested. A maximum height of 150' is requested for the tower, which exceeds the maximum height (751) allowed by ordinance. The proposed tower site will be located on a small hilltop on the church site which is surrounded by tall pine trees. The adjacent property on all sides is vacant and wooded. 8. Staff Recommendation: Staff recommends approval of the application subject to compliance with the City Engineer Comments and Fire Department Comment. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Joe White was present, representing the application. David Scherer, of Public works, had brief comments regarding the termination of the gravel drive on the existing parking lot rather than going to 36th Street. There was no other discussion. 0 1 October 31, 1995 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-6058 The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) 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. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 October 31, 1995 ITEM NO.: 25 FILE NO.: Z-6061 NAME: Cellular One Tower, Norwood Lane Site - Conditional Use Permit LOCATION: Just east of Norwood Lane, north of Pinnacle Valley Road OWNER/APPLICANT: Gene Ludwig/Cellular One by Hunter Stuart PROPOSAL: A conditional use permit is requested to allow for the placement of a 120' tall cellular phone tower and a 12' X 20' equipment building on a 50' X 50' lease area located within this R-2 zoned, one acre site. A height variance is also requested for the tower. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed tower site is located approximately 600 foot east of Norwood Lane, north of Pinnacle Valley Road. The site is outside of the city limits, but within the City's Extraterritorial Zoning Jurisdiction. 2. Compatibility with Neighborhood: The adjacent property on all sides is zoned R-2 and is vacant and wooded. The proposal should have little effect on the surrounding property. 3. On -Site Drives and Parking: Access to the site will be gained by utilizing a 12 foot wide access easement which runs from the end of Norwood Lane to the site. There are no parking issues. 4. Screening and Duffers: The proposed lease area will be totally enclosed by a 6 foot wooden screening fence. i October 31, 1995 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-6061 The face side of the proposed fence must be directed outward. 5. City Engineer's Comments: No apparent Public Works issues 6. Utility Comments: No Comments 7. Staff Analysis: The applicant requests a conditional use permit to allow for the placement of a 120' tall cellular phone tower and a 12' X 20' equipment building on a 2,500 square foot lease area at the southwest corner of the larger one acre tract. Also, a height variance is requested. A maximum height of 120' is requested for the tower, which exceeds the maximum height (751) allowed by ordinance. The proposed site is located approximately 2 miles outside the Little Rock city limits, within the City's extraterritorial zoning jurisdiction. The site is vacant and wooded as is all of the surrounding property. 8. Staff Recommendation: Staff recommends approval of the application as submitted. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Joe White was present, representing the application. There were no comments and the Committee forwarded this issue to full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant, Hunter Stuart, was present. There was one objector present. Staff presented the item with a recommendation of approval as submitted. Charles Granderson, representing the Charles Norwood Estate, spoke in opposition to this application. Mr. Granderson stated that he was opposed to the placement of the tower, as this one October 31, 1995 SIIHDIVISION ITEM NO.: 25 (Cont.) FILE NO • Z-6061 acre site is in the middle of, surrounded by, the Charles Norwood Estate. Mr. Granderson stated that the tower placement could possibly hurt future development of the Charles Norwood Estate property. Hunter Stuart addressed the Commission in support of his application. Mr. Stuart discussed the proposed location of the tower and gave reasons for the proposed location. Mr. Stuart stated that this site is needed in order to provide adequate service to Cellular One customers. Mr. Stuart also stated that the proposed location was chosen because of the remoteness of the area and the fact that the tower should have no adverse impact on the surrounding property. Gene Ludwig, property owner, addressed the Commission in support of this application. Mr. Ludwig also discussed the location of the site and stated that the tower should have no visual impact on the surrounding property. Charles Granderson then restated several points made earlier. There was some discussion between the applicant, Mr. Granderson, and several commission members as to the location of Mr. Granderson's property in relation to the proposed tower site. Hunter Stuart then asked for deferral of this item until November 14, 1995, at the recommendation of the Planning Commission, in order to work out details with Mr. Granderson. The question was called and a vote was taken to defer the item until the November 14, 1995 agenda. The vote was 8 ayes, 0 noes and 3 absent. 3 1 October 31, 1995 ITEM NO.: 26 FILE NO.: Z -6019-A NAME: G. M. A. C. OFFICE CENTER -- ZONING SITE PLAN REVIEW LOCATION: On the west side of Chenal Parkway, approximately 0.4 mile north of the West Kanis Rd. intersection DEVELOPER: ENGINEER: Jack McCray Joe White DELTIC FARM & TIMBER CO., INC. WHITE-DATERS & ASSOCIATES, INC. #7 Chenal Club Circle 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 821-5555 374-1666 AREA: 19 ACRES NUMBER OF LOTS: 1 F T. NEW STREET: 0 ZONING: 0-2 PROPOSED USES: General Office PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes the development of a 19 -acre tract to contain two, 2 -story office buildings with 75,000 square feet each and parking for 601 vehicles. The north boundary street, LeGrand Dr., will be constructed in conjunction with the development of the site along the site boundary. A sidewalk will be constructed along the Chenal Parkway frontage of the site, as well as along both sides of LeGrand Dr. No variances are requested. A. PROPOSAL/REQUEST: Planning Commission review and approval of a site plan is requested. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. The topography ranges from a low point of 495 feet MSL (Mean Sea Level) at the southeast corner of the tract, to an elevation of 550 feet MSL on a knoll in the northern half of the tract, to an elevation of 517 feet at the northwest corner of the tract. 1 October 17, 1995 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z -6019-A The existing zoning of the tract is 0-2. Property to the southwest is zoned R-2. Property to the south is zoned 0-2, as is property across Chenal Parkway to the east. Across LeGrand Dr. to the north, and to the northwest, is the site for the future Village at Chenal PRD development. C. ENGINEERING/UTILITY COMMENTS: Public works Staff comments: The access street must be a minimum of 27 feet in width through the site, and from the first parking aisle to LeGrand Dr., it must be 36 feet in width. Grading and NPDES permits must be obtained prior to construction. Sidewalks must be constructed along both street frontages. A sidewalk is recommended along the internal drive. Stormwater detention analysis is required for the project. Plans for construction of the collector street must be submitted for review and approval. The intersection should be to Master Street Plan standards. The proposed drive should line up with the planned drives to the future Village at Chenal development. Water Works comments that, in addition to normal connection charges, a pro -rata acreage charge of $300 per acre applies. On-site fire protection will be required. Wastewater comments that a sewer main extension, with easement, will be required to provide service. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. noted that easements will be required. The Fire Department approved the submittal. 2 } j October 17, 1995 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z -6019-A D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 36-126 requires that, for all sites zoned, among others, 0-2, the Planning Commission is to review and approve the site plan. Since the site is zoned 0-2, the site plan review is required. Sec. 36-130 requires that the site plan include a schematic landscaping plan and the proposed perimeter treatment of the property, indicating screening materials to be used for fencing, walls, plantings, etc. Sec. 36-502 requires that, for business and professional office uses, 1 parking space for each 400 square feet of gross floor area, up to 10,000 square feet be provided. For areas of structures over 10,000 square feet, up to 20,000 square feet, 95% of the basic requirement is required. For areas of structures over 20,000 square feet, up to 30,000 square feet, 90% of the basic requirement is required. For areas of structures over 30,000 square feet, up to 40,000 square feet, 85% of the requirement is required. For areas over 40,000 square feet, 80% of the basic requirement is required. The structures are 75,000 square feet each; each building requires 162.5 spaces, or a total of 325 spaces on site. The applicant has provided a total of 601 parking spaces on site. The Neighborhoods and Planing Site Plan Review Specialist notes that: a) the areas set aside for buffers and landscaping meet and exceed Ordinance requirements, with the exception of a small section of the southern parking lot which extends 15 feet into the full buffer requirement of 40 feet, and that the average minimum requirements, with transfer, is 26.5 feet; b) a 6 foot high opaque wooden fence, with its face side directed outward, or dense evergreen plantings, are required to screen this site from the adjacent residential properties to the south and west; and c) curb and gutter, or other approved border, will be required to protect the landscape areas from vehicular traffic. E. ANALYSIS: Only the landscaping plan has not been submitted for review; however, the Site Plan Review Specialist notes that there is more than enough land to meet the landscaping and buffer requirements. Approval of the site plan should be conditioned upon compliance with the landscaping and buffer ordinances. 3 } October 17, 1995 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z -6019-A F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to meeting the requirements of the Ordinances, as cited in the staff report. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Joe White, with White-Daters & Associates, Inc., was present. Staff outlined the nature of the request, and staff and the Committee members reviewed with Mr. White the comments contained in the discussion outline. Mr. White responded that all comments would be addressed, and the Committee forwarded the item to the full Commission for approval of the site plan. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that all issues had been resolved. The item was included on the Consent Agenda for approval, and was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 4 October 31, 1995 ITEM NO.: 27 Z -5715-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Dian Hicks Dian Hicks 6420 Mabelvale Cut -Off Rezone from R-2 to C-1 Convert existing structure into a beauty shop .30± acres Beauty Shop SURROUNDING LAND USE AND ZONING North - Vacant lots and Single -Family residences, zoned R-2 South - Vacant tract and Multifamily development, zoned MF -18 East - Single -Family residence, zoned R-2 West - Vacant convenience store and car wash, zoned C-3 ENGINEERING COMMENTS The city recently purchased radial areas for turn radii at the intersections for planned construction of Mabelvale Cut - Off. However, the City only purchases ROW required to construct, but when an applicant is requesting the rezoning, then the applicant is asked to dedicate Master Street Plan right-of-way. Dedicate right-of-way for Mabelvale Cut -Off to 45 feet from centerline. Dedicate 5 feet of right-of-way for Stillman Road and Peel Street, both will be considered commercial streets due to zoning. Dedicate a 20 foot radial dedication on each street intersection. Construct 24 foot wide asphalt drive with concrete apron and paving to accommodate the employees and customers. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land Use Plan recommends Single Family use. The proposal is for a beauty shop. Due to the orientation of the structure and uses across Mabelvale Cutoff Road and Stillman Drive, Staff believes it is appropriate to change October 31, 1995 SUBDIVISION ITEM NO.: 27 Z -5715-A (Cont. the Plan to Mixed Use. This category allows Office or Commercial uses which maintain character compatible with single family. That is they must be "comfortable" neighbors. With a Planned Development, the use could meet the Mixed Use requirements. STAFF ANALYSIS The request before the Commission is to rezone this .30± acre site from R-2 to C-1. The purpose behind the rezoning is to allow for the use of the existing, one-story brick structure on the property as a 7 chair beauty shop. This property was annexed to the City in late 1980 and has had a history of occupancy by various nonresidential uses since that time. The past uses have included a real estate office, construction company, beauty salon and an ambulance station. The applicant is currently operating a beauty salon in the structure. Although the site has a history of use as non-residential, the property is still zoned "R-211 Single Family and the Geyer Springs West District Land Use Plan recommends Single Family use. Due to this history of non-residential use and the location of other non-residential uses in proximity to this site, staff believes it is appropriate to amend the Land Use Plan for this site to Mixed use. The mixed use designation allows Office or Commercial uses which maintain a character which is compatible with single family neighborhoods. With a Planned Development, assuring the continued use of this residential style structure as a beauty shop, the use could meet the Mixed use requirements. STAFF RECOMMENDATION Staff recommends that this application be amended to a PD -O, allowing the use of this existing structure as a 7 chair beauty shop. Staff recommends that the Commission approve the amended PD -O application and accept the survey/site plan submitted with this application, with the changes required by the City Engineer's Office. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant, Dian Hicks, was present. There were no objectors present. Staff presented the item and informed the Commission that the applicant had amended her 0 October 31, 1995 SUBDIVISION ITEM NO.: 27 Z -5715-A (Cont.) application to a Planned Development - Office to allow for the use of the existing structure and site as a seven chair beauty shop. Staff recommended that the Commission approve the amended PD -0 application and accept the survey/site plan submitted with the application, with the changes required by the City Engineer's office. Staff also recommended approval of an amendment to the Geyer Springs West District Land Use Plan, changing the plan from Single Family residential to Mixed Use for this site. Tony Bozynski, Planning Manager for the Department of Neighborhoods and Planning, stated that staff viewed the proposed land use change as very minor. He recommended that the Land Use Plan be changed to Mixed Use for this site. Acting Chairperson Diane Chachere noted that she had a card from John Lamb who desired to speak about the issue. Mr. Lamb was no longer present, having left the meeting earlier. Dian Hicks addressed the Commission. She stated that Mr. Lamb had expressed his support for the proposed beauty shop. The amended PD -0 application, site plan and Land Use Plan amendment were brought to a vote. The vote was 8 ayes, 0 noes and 3 absent. 3 1 October 31, 1995 ITEM NO.: 28 Z -5991-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: J. W. Shackleford and Winrock Development Co. Ron Tyne West of Villages of Wellington, Phases I and II Rezone from various classifications to R-2, 0-1, C-1 and MF -18 Future Development 45± acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned MF -6 and R-2 South - Vacant land and an existing church, zoned 0-3 and R-2 East - Villages of Wellington residential subdivision in early stage of development, zoned R-2 West - Vacant, zoned R-2, 0-2 and MF -6 ENGINEERING COMMENTS Engineering Comments are noted in Wellington Village Preliminary Plat File No. 5-1042-C. Dedication of right-of- way will occur through the plat. LAND USE ELEMENT The site is located in the Chenal District. The adopted Land Use Plan recommends Suburb Office, Neighborhood Commercial, Multifamily and Single Family. The new proposal keeps these uses but changes the mix (percent of each). Staff can agree to all the changes except a significant increase in Commercial (160%). The amount of commercial should be decreased to the same amount currently zoned. The remaining "new" commercial area could be either Office or Multifamily. October 17, 1995 SUBDIVISION ITEM NO.: 28 Z -5991-A (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this 45± acre tract from various zonings to R-2, MF -18, 0-1 and C-1. A preliminary plat corresponding to the proposed zoning pattern is Item No. 2 on this agenda (Wellington Village, 5-1042-C). The existing zoning pattern was approved by the Planning Commission on May 30, 1995 and the Board of Directors on july 5, 1995. At that time, only a pre -preliminary plat had been reviewed by staff based on the proposed zoning pattern. The preliminary plat now submitted by the applicant, varies from the earlier pre -preliminary plat by changing the alignment of the minor arterial and collector streets which bisect the property. The change in the road alignments has prompted the proposed change in the zoning pattern. The previously approved zoning pattern was based on 5 parcels with the following acreage and zoning: Parcel A 4.00 acres zoned 0-1 Parcel B 5.21 acres zoned 0-2 Parcel C 8.20 acres zoned C-1 Parcel D 10.81 acres zoned MF -18 Parcel E 10.28 acres zoned MF -18 The currently proposed zoning pattern is based on 4 parcels with the following acreage and zoning: Parcel B 4.65 acres zoned 0-1 Parcel C 13.46 acres zoned C-1 Parcel D 15.57 acres zoned R-2 Parcel E 7.36 acres zoned MF -18 A review of the existing and proposed zoning reveals several substantial changes which are as follow: A net loss of office zoning from 9.21 acres to 4.65 acres A net loss of multifamily zoning from 21.09 acres to 7.36 acres A net gain of single family zoning to 15.57 acres A net gain of commercial zoning from 8.20 acres to 13.46 acres Staff can support all of the proposed changes with one exception, that being the proposed increase in C-1 zoning 2 October 17, 1995 SUBDIVISION ITEM NO.: 28 Z -5991-A (Cont.) from 8.20 acres to 13.46 acres. The C-1 neighborhood commercial district is designed to accommodate limited retail developments within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents for food, drugs and personal services. Such developments are to be designed to accommodate between 1 to 15 stores on a site not more than 5 acres in size. The current zoning pattern already allows for an 8.20 acre, C-1 zoned site. Staff believes the amount of commercial proposed in this application should be reduced to the amount currently zoned C-1. The remainder of the 13.46 acres proposed for C-1 should be zoned either MF -18 or 0-1. STAFF RECOMMENDATION Staff recommends approval of the overall rezoning plan in concept with one exception. Staff believes the amount of C-1 proposed should be decreased to the 8.20 acres currently zoned. The remaining 5.26 acres of Parcel C should be zoned either MF -18 or 0-1. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had agreed to staff's recommendation and had reduced the amount of C-1 proposed to the 8.20 acres currently zoned C-1. The remaining 5.26 acres of Parcel "C" was proposed to be 110-2." Staff also informed the Commission that a minor amendment to the Chenal District Land Use Plan corresponding to the proposed zoning was required. Staff recommended approval of the amended application which basically corresponded to the staff recommendation and of the amendment to the Land Use Plan. The amended rezoning request and Land Use Plan amendment were placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 0 cc 0 W crW 0 Z 0 cn U Z E Z a CIL W Q IIIIIIIIII 1101MINIM." , �■ovvrwosv�r UNIIIIIIEN INEWININE ■000r�oaor 11�■ nam■ io�ovaav��©vim �rie��r� .�■vv ►■..1/ n.. rw,=Euuu a Mr ANNE WDIUMME �ovo�000�ev IIIIIIIIII 1101MINIM." UNIIIIIIEN INEWININE 11�■ nam■ .. iEi .. w U) co a QI W Q z P LU Q ,I October 31, 1995 SUBDIVISION MINUTES There being no further business before the Commission, the meeting adjourned at 1:00 p.m. Date Chairman Secretary