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HomeMy WebLinkAboutpc_06 27 2013 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD JUNE 27, 2013 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eight (8) in number. II. Members Present: Tom Brock Keith Cox Janet Dillon J. T. Ferstl Rebecca Finney Keith Fountain Obray Nunnley, Jr. Amy Pierce Members Absent: Alan Bubbus William Changose Bill Rector City Attorney: Cindy Dawson III. Approval of the Minutes of the May 16, 2013 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING JUNE 27, 2013 4:00 P.M. I. OLD BUSINESS: NO OLD BUSINESS II. NEW BUSINESS: Item Number: File Number: Title: 1. G-23-438 Rose Street Right-of-Way Abandonment Between N. Lookout and Kenyon Streets 2. Z-8862 Rezoning from R-2 to O-3 4811 Baseline Road 3. Z-8863 Rezoning from R-2 to I-2 East side of Vimy Ridge Road, South of Alexander Road 4. Z-8864 Rezoning from R-2 to C-3 and OS 10607/10701 Stagecoach Road 5. Z-8865 Rezoning from R-2 to C-3 6711 Cantrell Road 6. Z-8832-A Arkansas Baptist College Parking Lot Expansion – Conditional Use Permit NW corner of Marshall and West 18th Streets 7. Z-8866 Chenal Car Wash – Conditional Use Permit 17000 Chenal Parkway 8. Z-8867 Townsend Multisectional Manufactured Home – Conditional Use Permit 16724 Colonel Glenn Road 9. PB13-01 Planning Boundary Revision: Pratt Road/I-530 Area Sections 23 and 14, T-1-S, R-12-W June 27, 2013 ITEM NO.: 1 FILE NO.: G-23-438 Name: Rose Street – Right-of-Way Abandonment Location: Between N. Lookout and Kenyon Streets Owner/Applicant: Elizabeth Hufford, Charles Puddephatt, III, and Josephine Parent (Christopher Parent) Request: To abandon the undeveloped portion of the 44 foot wide Rose Street right-of-way located between N. Lookout Road and Kenyon Street (between 4301 and 4225 N. Lookout Road) (approximately 179.5 linear feet). Purpose: The abandonment is proposed to incorporate the area of abandonment into the three (3) adjacent lots of yard space. STAFF REVIEW: A. Public Need for this Right-of-Way: As noted in paragraph G., none of the utility companies object to the abandonment request. Several of the utilities request to retain all or part of the area of abandonment as utility easement. The Public Works Comment is as follows: 1. Drainage easements should be maintained in the right-of-way to convey storm water from adjacent property. B. Master Street Plan: There are no Master Street Plan issues associated with this abandonment request, as the right-of-way is not classified as collector street or higher. C. Characteristics of Right-of-Way Terrain: The area of abandonment is undeveloped and covered with trees and undergrowth. The south portion of the area of abandonment contains some landscape improvements made by an adjacent property owner. The area of abandonment has a severe slope downward from south to north, and serves as a drainage way for the immediate area. June 27, 2013 ITEM NO.: 1 (Cont.) FILE NO.: G-23-438 2 D. Development Potential: The abandonment of this portion of the Rose Street right-of-way is proposed in order to use the area as private yard space by the adjacent single family lot owners. E. Neighborhood and Land Use Effect: Single family residences are located on the adjacent properties to the east and west. Single family properties are also located to the south. Allsopp Park property is located across N. Lookout Road to the north. F. Neighborhood Position: All three (3) adjacent property owners have signed the petition to abandon. No other property owners are required to be notified of the abandonment request. Staff notified the Hillcrest Residents Association of the abandonment request. G. Effect on Public Services or Utilities: Wastewater: No objection to abandonment. Retain easement five (5) feet either side of existing sewer main located within right-of-way to be abandoned. Entergy: No objection to abandonment as long as Entergy retains any existing easement for its existing lines and is able to access them for future maintenance and service. Centerpoint Energy: No objection to abandonment. AT&T (SBC): No objection to abandonment. Water: No objection to abandonment. Retain area of abandonment as an easement for existing facilities. H. Reversionary Rights: According to an abstract company, there are no reversionary rights and ownership of the right-of-way will be split between the three (3) adjacent property owners. June 27, 2013 ITEM NO.: 1 (Cont.) FILE NO.: G-23-438 3 I. Public Welfare and Safety Issues: Abandoning this right-of-way will have no adverse impact on the public welfare and safety. The Little Rock Fire Department has reviewed the abandonment request, with the following comment: Approved as submitted. Maintain access. SUBDIVISION COMMITTEE COMMENT: (JUNE 6, 2013) Elizabeth Hufford was present, representing the application. Staff presented the proposed abandonment request to the Committee, noting that there were no outstanding issues. Staff noted that the area would be retained as an easement based on utility and Public Works comments. There was a brief discussion regarding the abandonment request. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF RECOMMENDATION: Staff recommends approval of the request to abandon the undeveloped 44 foot wide Rose Street right-of-way located between N. Lookout Road and Kenyon Street (between Lot 1, Block 14 and Lot 14 and a portion of Lot 15, Block 16, Hillcrest Addition), subject to the entire area of abandonment being retained as a utility and drainage easement. PLANNING COMMISSION ACTION: (JUNE 27, 2013) Elizabeth Hufford, Charles Puddephatt and Christopher Parent were present, representing the application. There was one (1) objector present. Staff presented the item with a recommendation of approval. Elizabeth Hufford addressed the Commission in support of the application. She reserved comments until after the opposition. Keith Wingfield, 4225 N. Lookout, addressed the Commission in opposition. He presented a PowerPoint to the Commission which showed photos of his lot and the adjacent lots. He explained that Mr. Puddephatt’s driveway was located in the Rose Street right-of-way. He noted that he had a 15 foot access easement across the rear of June 27, 2013 ITEM NO.: 1 (Cont.) FILE NO.: G-23-438 4 Mr. Puddephatt’s lot. He described where his proposed driveway would be constructed. He explained that his traffic engineer recommended access to his lot from Rose Street and not N. Lookout. He further explained that it would be difficult to construct a driveway from N. Lookout because of the slope. Commissioner Pierce asked how long Mr. Wingfield had owned his lot. Mr. Wingfield stated that he purchased the lot in January 2013. Elizabeth Hufford addressed the Commission in support of the application. She noted that the City’s traffic engineer had noted that there was adequate sight-distance for a driveway from N. Lookout on Mr. Wingfield’s property. Christopher Parent also spoke in support. He described the property within the abandonment area. He explained that there had been drainage problems in the immediate area. He noted that the Hillcrest Neighborhood Association supported the abandonment request. Ms. Hufford noted that on June 10 the Hillcrest Neighborhood Association voted unanimously to support the abandonment request. Commissioner Nunnley asked about the proposed driveway construction. Mr. Parent explained that the proposed driveway would harm the drainage improvements he and his family had made in the area. Mr. Wingfield explained that his driveway construction would improve drainage in the immediate area. The issue was further discussed. Cindy Dawson, City Attorney, noted that the discussion was getting off the point of abandonment. She explained that the City could abandon the right-of-way without consent of the abutting property owners. The issue was discussed further. The issues of reversionary rights and access to Mr. Wingfield’s lot were discussed. Commissioner Pierce expressed concern with a driveway from N. Lookout. Vince Floriani, of Public Works, noted that his staff had reviewed the driveway issue and a driveway from N. Lookout for access to Mr. Wingfield’s lot was not a safety hazard. He further explained that a driveway could be constructed from N. Lookout. Mike Hood, of Public Works, noted that Public Works did not support a driveway from Rose Street. He explained that there was adequate sight-distance for Mr. Wingfield to construct a driveway from N. Lookout. The issue was further discussed. There was additional discussion relating to the issue of driveway location and construction. Ms. Hufford noted that Mr. Wingfield’s traffic engineer stated that there was adequate sight-distance to construct a driveway from N. Lookout. Charles Puddephatt addressed the Commission in support of the application. Mr. Wingfield noted that he never had any contact with Josephine Parent. Commissioner Nunnley noted that he did not support the proposed abandonment. Commissioner Cox noted that the issue was the proposed abandonment and not Mr. Wingfield’s driveway plan. June 27, 2013 ITEM NO.: 1 (Cont.) FILE NO.: G-23-438 5 There was a motion to approve the proposed right-of-way abandonment, as recommended by staff. The motion failed by a vote of 3 ayes, 4 nays and 4 absent. The application was denied. June 27, 2013 ITEM NO.: 2 FILE NO.: Z-8862 Owner: Ralph McDaniel Trust Applicant: Ralph McDaniel Location: 4811 Baseline Road Area: 0.69 Acre Request: Rezone from R-2 to O-3 Purpose: Office Existing Use: Vacant single family structure SURROUNDING LAND USE AND ZONING North – Mixed commercial uses (across Baseline Road); zoned C-1, C-3 and C-4 South – Single family residences; zoned R-2 East – Single family residence and commercial uses; zoned R-2 and C-1 West – Church, single family residences and commercial uses; zoned R-2 and C-3 A. PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #15 (65th Street Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the SWLR United for Progress and Upper Baseline Neighborhood Associations were notified of the public hearing. June 27, 2013 ITEM NO.: 2 (Cont.) FILE NO.: Z-8862 2 D. LAND USE ELEMENT: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single Family District) to O-3 (General Office District) to allow for a small office on the site. Master Street Plan: Baseline Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. E. STAFF ANALYSIS: Ralph McDaniel Trust, owner of the 0.69 acre property located at 4811 Baseline Road, is requesting to rezone the property from “R-2” Single Family District to “O-3” General Office District. The property is located on the south side of Baseline Road, between S. Heights Road and Sunset Lane. The rezoning is proposed in order to convert the existing single family structure to a small real estate office. The property contains a one-story single family structure located within the north half of the site. An access drive from Baseline Road is located at the northwest corner of the property. There is a small paved parking area in front of the building, between the building and Baseline Road. The rear (south) portion of the property is undeveloped. The area contains a mixture of uses and zoning. Mixed commercial uses are located across Baseline Road to the north. Single family residences are located to the south. A church, single family residences and commercial uses are located to the west. A single family residence and mixed commercial uses are located to the east. June 27, 2013 ITEM NO.: 2 (Cont.) FILE NO.: Z-8862 3 The City’s Future Land Use Plan designates this property as Mixed Office Commercial. The proposed rezoning to O-3 does not require an amendment to the plan. Staff is supportive of the requested O-3 rezoning. Staff views the request as reasonable. The property is located along a major arterial roadway, within an area of mixed uses and zoning. Many of the older single family structures along Baseline Road have been rezoned (or obtained conditional use permit) and converted to new uses such as office, church, day care, etc. Existing commercial zoning is located immediately west and north of the site. Staff believes the proposed rezoning of the property to O-3 and conversion of the structure to a small office will be in keeping with the character of this general area, and will have no adverse impact on the surrounding properties. F. STAFF RECOMMENDATION: Staff recommends approval of the requested O-3 rezoning. PLANNING COMMISSION ACTION: (JUNE 27, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. June 27, 2013 ITEM NO.: 3 FILE NO.: Z-8863 Owner: Entergy Arkansas, Inc. Applicant: Dave Ingram, Entergy Arkansas Location: East side of Vimy Ridge Road, approximately 3,400 feet south of Alexander Road Area: 1.03 Acres Request: Rezone from R-2 to I-2 Purpose: New driveway entrance to adjacent utility substation Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Single family residences; zoned R-2 South – Single family residences; zoned R-2 East – Entergy substation property; zoned I-2 West – Single family residences (across Vimy Ridge Road); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Vimy Ridge Road is classified on the Master Street Plan as minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210 and Public Works driveway detail PW-34. The width of driveway must not exceed 36 feet. 3. All driveways shall be concrete aprons per City Ordinance. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. June 27, 2013 ITEM NO.: 3 (Cont.) FILE NO.: Z-8863 2 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the SWLR United for Progress, Alexander Road and Quail Run Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Otter Creek Planning District. The majority of this ownership is shown on the Land Use Plan for Public Institution to recognize the existing power generation facility on the land. The intention of the Land Use Plan is to recognize the existing public utility use of the land, with single family residential to the west of that development. Master Street Plan: Vimy Ridge Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Vimy Ridge Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Entergy Arkansas, Inc., owner of the 1.03 acre property located on the east side of Vimy Ridge Road, approximately 3,400 feet south of Alexander Road (at Sherri Marie Drive), is requesting to rezone the property from “R-2” Single Family District to “I-2” Light Industrial District. The rezoning is proposed in order to allow construction of a new driveway entrance to the I-2 zoned Entergy utility substation property immediately to the east. The property is undeveloped and mostly tree covered. An unpaved access drive is located at the northwest corner of the property. The driveway is currently gated. The site is located in an area that is predominantly single family in nature. Single family residences are located north, south and west of the site. Many of the homes are located on large tracts of property. A large Entergy utility substation is located on I-2 zoned property immediately to the east, extending northward to Alexander Road. June 27, 2013 ITEM NO.: 3 (Cont.) FILE NO.: Z-8863 3 The City’s Future Land Use Plan designates this property as Public Institution. The proposed I-2 zoning does not require an amendment to the plan. Staff is supportive of the requested I-2 rezoning. Staff views the request as reasonable. The property contains an existing unpaved access drive to the I-2 zoned Entergy property immediately to the east. The utility wishes to construct a new driveway to the southern portion of the substation. Section 36-507 of the City’s Zoning Ordinance requires that a parcel of land used to access a use have the same zoning as allows the use the access serves. Therefore, Entergy is requesting the rezoning to allow the new access drive. Staff believes the requested rezoning to allow the new drive will have no adverse impact on the adjacent properties on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested I-2 rezoning. PLANNING COMMISSION ACTION: (JUNE 27, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. June 27, 2013 ITEM NO.: 4 FILE NO.: Z-8864 Owner: Jerry and Paula Perry Applicant: Global Surveying Consultants, Inc. Location: 10607/10701 Stagecoach Road Area: 16.628 Acres Request: Rezone from R-2 to C-3 and OS Purpose: Future commercial development Existing Use: Two (2) single family residences with accessory structures and old barns SURROUNDING LAND USE AND ZONING North – Mixed commercial uses and undeveloped property; zoned C-3 and R-2 South – Single family residences on large lots and undeveloped property; zoned R-2 East – Undeveloped property and floodway; zoned R-2 West – Mixed commercial uses and undeveloped property (across Stagecoach Road); zoned C-2 and R-2 A. PUBLIC WORKS COMMENTS: 1. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. Any structures located in the floodway must be removed. 2. Otter Creek Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. The proposed survey does not appear to be drawn to scale. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. June 27, 2013 ITEM NO.: 4 (Cont.) FILE NO.: Z-8864 2 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the SWLR United for Progress, Otter Creek and Otter Creek Merchant’s Association Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single Family District) to C-3 (General Commercial District) to allow for the future sale and development of commercial uses on this site. Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. E. STAFF ANALYSIS: Jerry and Paula Perry, owners of the 16.628 acre property located at 10607/10701 Stagecoach Road, are requesting to rezone the property from “R-2” Single Family District to “C-3” General Commercial District and “OS” Open Space District. The property is located on the east side of Stagecoach Road, just south of Otter Creek Road. There is approximately 150 feet of street frontage along Otter Creek Road at the northeast corner of the overall property. The rezoning is proposed to allow future commercial development. The 16.628 property contains two (2) single family residences (10607 and 10701 Stagecoach Road) along the Stagecoach Road frontage. There are four (4) existing driveways from Stagecoach Road, which is in the process of being widened in this area. The overall property contains several accessory structures, June 27, 2013 ITEM NO.: 4 (Cont.) FILE NO.: Z-8864 3 including carports and old barns. The majority of the property is undeveloped. Approximately 2.345 acres at the southeast corner of the overall site is located in the floodway (zone “AE”). The property is located in an area of mixed uses and zoning at the intersection of Stagecoach Road and Otter Creek Road. Mixed commercial uses, including a convenience store, bank and carwash, are located to the north. Single family residences on large lots and undeveloped property (zoned R-2) are located to the south. Mixed commercial uses, including an auto salvage yard and mini-warehouses, and undeveloped C-2 zoned property are located to the west, across Stagecoach Road. Undeveloped R-2 zoned property is located to the east. A large mixed commercial area (C-2, C-3 and PD-C) is located to the northwest, across the intersection of Stagecoach Road and Otter Creek Road. The City’s Future Land Use Plan designates this property as “Commercial”. The proposed C-3/OS zoning does not require an amendment to the plan. Staff is supportive of the requested C-3/OS rezoning. Staff views the request as reasonable. The southeast portion (2.345 acres) of the overall property which is located in the floodway will be zoned OS. The rezoning will represent a continuation of the existing commercial pattern within this general area at the intersection of Stagecoach Road and Otter Creek Road. Existing commercial zoning and uses are located immediately north, west and northwest. The future Land Use Plan designates the properties immediately to the south, along Stagecoach Road, as “Mixed Office Commercial”, with a large area of “Commercial” along the west side of Stagecoach Road. Staff believes the proposed C-3/OS rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning, subject to that portion of the site located in the floodway being zoned OS. PLANNING COMMISSION ACTION: (JUNE 27, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. June 27, 2013 ITEM NO.: 5 FILE NO.: Z-8865 Owner: Kraftco Building Supply, Inc. Applicant: Richard Bona Location: 6711 Cantrell Road Area: 0.49 Acre Request: Rezone from R-2 to C-3 Purpose: Kraftco Building Supply facilities Existing Use: Parking for Kraftco Building Supply SURROUNDING LAND USE AND ZONING North – Kraftco Building Supply main building; zoned C-3 South – Multifamily development; zoned R-5 East – Kraftco Building Supply lumber storage; zoned C-3 West – Mixed commercial and residential uses (across N. Coolidge Street); zoned R-2, R-5 and C-3 A. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Coolidge Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #1 (Pulaski Heights Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Normandy- Shannon and Meriwether Neighborhood Associations were notified of the public hearing. June 27, 2013 ITEM NO.: 5 (Cont.) FILE NO.: Z-8865 2 D. LAND USE ELEMENT: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single Family District) to C-3 (General Commercial District) to recognize the existing use on this site. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Kraftco Building Supply, Inc., owner of the 0.49 acre property located at 6711 Cantrell Road, is requesting to rezone the property from “R-2” Single Family District to “C-3” General Commercial District. The property is located along the east side of N. Coolidge Street, approximately 100 feet south of Cantrell Road. The rezoning is proposed to recognize the past use of the property as part of the overall Kraftco Building Supply development. The property is comprised of three (3) platted lots; Lots 7-9, Block 3, White City Addition. The north portion of the 0.49 acre property contains paved parking which serves the Kraftco Building Supply use immediately to the north. The south portion of the property is undeveloped. A small accessory structure which was located within the east half of the subject property has been removed. The Kraftco lumber storage building is located immediately to the east. A gravel access drive behind the main Kraftco building serves the lumber storage area. Access drives from Cantrell Road and N. Coolidge Street serve the overall Kraftco property. The subject property is located in an area of mixed uses and zoning. Mixed commercial uses are located across Cantrell Road, north of the overall Kraftco development. A multifamily development is located on the R-5 zoned property to June 27, 2013 ITEM NO.: 5 (Cont.) FILE NO.: Z-8865 3 the south. A commercial use and single family residences are located to the east. The R-2, R-5 and C-3 zoned properties to the west across N. Coolidge Street contain a single family structure, multifamily buildings and a mixture of commercial uses. The City’s Future Land Use Plan designates this property as Commercial. The proposed rezoning to C-3 does not require an amendment to the plan. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The proposal is more of a “clean-up” type issue. The property proposed for C-3 zoning has been utilized as part of the overall Kraftco Building Supply facilities for a number of years. Parking for the business is located within the north portion of the subject property. A small accessory structure which served the business was recently removed from the east half of the property. The bulk of the overall Kraftco property immediately to the north and east is zoned C-3. The proposal will simply zone the balance of the Kraftco property/facilities to C-3. Staff believes the rezoning of this 0.49 acre property will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JUNE 27, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. June 27, 2013 ITEM NO.: 6 FILE NO.: Z-8832-A NAME: Arkansas Baptist College Parking Lot Expansion – Conditional Use Permit LOCATION: NW corner of Marshall and West 18th Streets OWNER/APPLICANT: Arkansas Baptist College and City of Little Rock Land Bank Program/ABC PROPOSAL: A revised conditional use permit is requested to allow for the expansion of a previously approved college parking lot onto this R-3 zoned lot. 1. SITE LOCATION: The lot is located at the northwest corner of Marshall and West 18th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed parking lot is located at the western edge of the main College Campus. The main campus occupies the four blocks bounded by MLK, 16th, 18th and Marshall although other campus buildings and activities are located in the larger area. A parking lot is located directly across Marshall Street to the east, a church is located to the north. The lot at the southern end of the block is vacant. The Wright Avenue commercial district is 1 block to the south. Residential properties are located across the alley to the west. There is a need for additional parking to accommodate this growing college. Allowing the parking lot could help pull some of the student parking off of the neighborhood streets. With proper attention to landscaping and screening, the parking lot could be compatible with the neighborhood. Notice of the public hearing was sent to the Central High Neighborhood Association and all owners of properties located within 200 feet of the site. 3. ON SITE DRIVES AND PARKING: Access to the parking lot will be off of a single driveway on Marshall Street and a single driveway off of the alley on 17th Street. The northern end of the alley will be improved to accommodate the proposed driveway. The expanded parking lot will contain 91 spaces. The west edge of curb of the driveway on 17th Street will be adjusted to comply with previous Public Works comments. June 27, 2013 ITEM NO.: 6 (Cont.) FILE NO.: Z-8832-A 2 4. SCREENING AND BUFFERS: Site plan must comply with the City’s Landscape and Buffer ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. At the time of development, a grading permit in accordance with Section 29-186(c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of 18th Street and Marshall Street. 3. At the time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Storm water detention ordinance applies to this property. At the time of development show the proposed location for storm water detention facilities on the grading and drainage plan. 5. At the time of development, on site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 6. At the time of development, all existing curb cuts not being used must be closed. At the time of development, if disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy does not object to the proposal. However, a distribution line runs along the western edge of the property in the alley. Care should be used working around these lines. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. June 27, 2013 ITEM NO.: 6 (Cont.) FILE NO.: Z-8832-A 3 Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is located one block from CATA Bus Route # 16 UALR and one block from CATA Bus Route # 11 MLK. SUBDIVISION COMMITTEE COMMENT: (JUNE 6, 2013) Robert Turner was present representing the College. Staff presented the item and noted little additional information was needed. Staff asked Mr. Turner to provide a description of signage for the park area. In response to a question, Mr. Turner stated the park area would be available for use by anyone in the neighborhood. It was noted that the previous approval required installation of a screening fence along the western (alley) perimeter of the parking lot. Mr. Turner asked if the fence would be required if the college owned the properties across the alley. Staff responded that the college could request not to have to install the June 27, 2013 ITEM NO.: 6 (Cont.) FILE NO.: Z-8832-A 4 screening fence if it owned the property west of the alley. Mr. Turner stated he expected the college to have completed acquisition of those properties prior to construction of the parking lot. Staff noted the previous approval allowed the use of staff approved permeable surface design for the parking lot, if the college chooses to utilize such. Staff stated the approval would be extended to this expanded area. Public Works, Utility and Landscape Comments were noted. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: On January 10, 2013, the Commission approved a conditional use permit for the northern five (5) lots on this block face to be developed is a parking lot for Arkansas Baptist College. At that time, the College did not own the southernmost lot on the block face. Many years ago, Lot 7 was divided into two parcels and homes were constructed on each of the parcels. The eastern two-thirds of the lot is now owned by ABC. The west one-third is owned by the City of Little Rock Land Bank program which has agreed to sell the small parcel to ABC. The college is now requesting approval of a revision to the January CUP to allow for expansion of the parking lot development onto Lot 7, the southern-most lot on the block face. Parking and landscaping will be extended onto the eastern two-third parcel and a small park will be built on the western one-third which is to be acquired from the Land Bank. There will be no other changes to the previously approved CUP. Driveways, lighting, landscaping and signage will remain as were previously approved. Signage is described as “campus standard parking lot design” to be placed at each driveway entrance. The small sign for the park area will be similar. Lighting is indicated as complying with “Arkansas shielded outdoor lighting and 1963 of 2005 and Other Dark-Sky Regulations.” The previous approval required a six (6) foot tall wood privacy fence to be erected along the western (alley) perimeter of the parking lot (finished side facing outward). That same requirement will extend to this new, expanded area. The applicant has stated the college is in the process of acquiring the properties on the west side of the alley and does not want to install the screening fence. Staff will support a variance from the screening requirement for the parking lot if, at the time of construction of the parking lot, the college owns the properties west of the alley. The previous approval also allowed the use of permeable surface design for the parking lot, if the college choose to utilize such. Staff approval of the design is required. Staff supports extending that same approval to this expanded area. June 27, 2013 ITEM NO.: 6 (Cont.) FILE NO.: Z-8832-A 5 To staff’s knowledge, there are no outstanding issues. The bill of assurance for Centennial Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. A 6 foot tall wood privacy fence is to be erected (finished side facing outward) along the western (alley) perimeter of the parking lot and park unless, at the time of construction, Arkansas Baptist College owns all of the properties on the west half of the block. Staff supports use of a permeable surface design for the parking lot, if the college chooses to utilize such. Final design must be approved by staff. PLANNING COMMISSION ACTION: (JUNE 27, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. June 27, 2013 ITEM NO.: 7 FILE NO.: Z-8866 NAME: Chenal Car Wash – Conditional Use Permit LOCATION: 17000 Chenal Parkway OWNER/APPLICANT: Chenal Car Wash, LLC/White-Daters and Associates PROPOSAL: A conditional use permit is requested to allow for construction of a single-tunnel, automatic car wash on this undeveloped, C-3 zoned property. STAFF REPORT: On June 12, 2013, the applicant requested deferral of the item to allow additional time to work with Entergy to solve some outstanding issues. Staff recommends deferral of the item to the August 8, 2013 Commission meeting. PLANNING COMMISSION ACTION: (JUNE 27, 2013) Staff informed the Commission that on June 12, 2013, the applicant requested deferral of the item to allow additional time to work with Entergy to solve some outstanding issues. Staff recommended deferral of the item to the August 8, 2013 Commission meeting. The item was placed on the Consent Agenda and deferred to the August 8, 2013 agenda with a vote of 8 ayes, 0 nays and 3 absent. June 27, 2013 ITEM NO.: 8 FILE NO.: Z-8867 NAME: Townsend Multisectional Manufactured Home – Conditional Use Permit LOCATION: 16724 Colonel Glenn Road OWNER/APPLICANT: Randall and Lisa Townsend PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned tract. 1. SITE LOCATION: The site is located outside of the city limits, within the City’s zoning jurisdiction. The property is located on the north side of Colonel Glenn at Pritchard Mill Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The area around the site is rural in nature. The predominate land use is large areas of undeveloped, wooded acreage. Other uses include a variety of residential homes, primarily on larger lots and acreage. Housing types vary greatly; from older single wide mobile homes to multisectional manufactured homes and site built homes of varying types and sizes. Non-residential uses in the immediate area include an auto repair business, a convenience store with gas pumps and a school bus storage yard. The proposed new multisectional manufactured home does not appear to be incompatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the SWLR United for Progress Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The single family residence requires one on-site parking space. The site has an existing driveway and parking to accommodate several vehicles. No changes are proposed. 4. SCREENING AND BUFFERS: No Comments. June 27, 2013 ITEM NO.: 8 (Cont.) FILE NO.: Z-8867 2 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside Service Boundary, no comment. Entergy: Entergy has no issues with this request. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Little Rock Fire Department – approved as submitted. (Notice was also sent to the area volunteer fire department.) County Planning: No Comments. CATA: Located outside of CATA service area. SUBDIVISION COMMITTEE COMMENT: (JUNE 6, 2013) Mr. and Mrs. Townsend were present. Staff presented the item and noted there were no outstanding issues. Staff stated the new home had been placed on the site at the previous location of an older site built home and placement appeared to comply with the siting criteria established by Section 36-254.(d)(5) of the Code. There were no other comments. June 27, 2013 ITEM NO.: 8 (Cont.) FILE NO.: Z-8867 3 The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property located at 16724 Colonel Glenn Road is located outside of the city limits, within the City’s Zoning jurisdiction. The 0.62 acre tract previously contained an older, site built home and an older single-wide mobile home. The site built home has been removed and a new, multisectional manufactured home located on the site. The older single-wide mobile home will be removed. The applicant’s mother previously occupied the site built home. Due to physical concerns, it was determined that the older home should be removed and the new manufactured home placed on the site to accommodate her and caregivers/family. The applicants apparently received incorrect information and began the process of placement of the multisectional manufactured home on the site without having received appropriate approval from the City. Once advised of this discrepancy, the applicants filed this CUP application. The applicant’s mother passed away while at a rehabilitation facility. Staff is supportive of the request to allow the home, as located on the site. Once the single wide is removed, the new multisectional home will be the only residence on the 0.62 acre tract. Placement of the home appears to meet the siting criteria established in Section 36-254(d)(5) of the code. The home is not out of character with other homes and development in the area. Porches and decks have been added to the home and building setbacks exceed the ordinance requirements. There is no bill of assurance for this acreage tract. To staff’s knowledge there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the siting criteria of Chapter 36, Section 36-254(d)(5) as follows: a. A pitched roof of three (3)in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. June 27, 2013 ITEM NO.: 8 (Cont.) FILE NO.: Z-8867 4 PLANNING COMMISSION ACTION: (JUNE 27, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. June 27, 2013 ITEM NO.: 9 Name: Planning Boundary Revision Location: Pratt Road - I-530 area in Sections 23 and 14, T-1-S, R-12-W Request: To move the Planning Boundary to within 3-miles of the City Limits in the Pratt Road – I-530 area Source: Staff PROPOSAL / REQUEST: The request is to move the Little Rock Planning Boundary to be within 3-miles of the City Limits in all locations. In the 2013 legislative session, the Legislature amended the Arkansas Code Section 14-56-413, reducing the Territorial Jurisdiction a city in Arkansas may have. For Little Rock this change was from 5-miles to 3-miles. Little Rock had decided not to go to the full 5-miles long ago and used 3-miles for the boundary since the City could only go out 3-miles for extra-territorial zoning. There was one location where the City of Little Rock did go beyond 3-miles and this is in the Pratt Road – Interstate 530 intersection area. This was done to include all the proposed alignment (right-of-way) for the Proposed South Loop. As a result of the new standards, the City of Little Rock will move this one area to within 3-miles of its current city limits. ANALYSIS: The City of Little Rock has a Planning Jurisdiction beyond 3-miles in the Pratt Road – Interstate 530 interchange area. Due to a change in Arkansas State Law (Act 1053 of 2013), the City must reduce its Planning Jurisdiction to not more than 3-miles. Within this area the City has been developing plans and regulated the subdivision of land. The change necessary to come into conformance with the new state law will mean the removal of two half sections from the City of Little Rock’s Jurisdiction. The north half of Section 23, T-1-S, R-12-W will be removed from the City Jurisdiction. This area is either side of Interstate 530 at Pratt Road and includes the proposed alignment where the proposed South Loop would join Pratt Road to use the Pratt Road/I-530 Interchange. The area does include a school, factory site, some non- residential uses and undeveloped land. The second area to be removed is the east half of Section 14, T-1-S, R-12-W. This area is generally east of Interstate 530 and mostly undeveloped. The Planning Boundary will proceed east along the E-W mid-section lines from the southwest corner of the NW Section 21, T-1-S, R-12-W to the southeast corner of the NE Section 22, T-1-S, R-12-W; hence north along the east section line of said section to June 27, 2013 ITEM NO.: 9 (Cont.) 2 the NE section corner of Section 22, T-1-S, R-12-W; then east along the south line of Section 14, T-1-S, R-12-W to the SE corner of the SW Section 14, T-1-S, R-12-W; hence north along the N-S mid-section line of said section to the NW corner of the NE Section 14, T-1-S, R-12-W; hence east along the north boundary line of Section 14, T-1-S, R-12-W to the NE corner of said section; hence proceeding along the previous Planning Boundary Line. NEIGHBORHOOD COMMENTS: Notice was sent to the Pulaski County Planning Office. There are no City identified neighborhood associations in the area. STAFF RECOMMENDATIONS: Approval; To bring the City of Little Rock’s Planning Jurisdiction into conformance with State Law as changed by Act 1053 of 2013. PLANNING COMMISSION ACTION: (JUNE 27, 2013) The item was place on the consent agenda for approval. By a vote of 8 for 0 against and 3 absent the consent agenda was approved. !' L 1 � w F- C1. r]3 L 0 �d v v w= w CO U W V� ►.r I ■a b ka W C!] m L V F1J v} t� Lu Q LLI �' F— f 002< mm < m V J /0/ e C!) °ALL LU �1 f W �? w F— � °0- N LL e c J Lu LLJ C) z� of �r Z a M W CO Syr Q © FBI _ m � F— Q ~ 3 > LU ;7--' F- F--Jw0 ca LLI m m o ° a- LLj � 0 ar- C1. r]3 L 0 �d v v w= w CO U W V� ►.r I ■a b ka W C!] m L V F1J v} t� Lu Q LLI �' F— f 002< mm < m V J /0/ e C!) °ALL LU �1 f W �? w F— � °0- N LL e c J Lu LLJ C) z� of C1. r]3 L 0 �d v v w= w CO U W V� ►.r I ■a b ka W C!] m L V F1J v} t� Lu Q June 27, 2013 There being no further business before the Commission, the meeting was adjourned at 5:15 p.m. Date � a, � 3