pc_04 21 2016
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
APRIL 21, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being eleven (11) in number.
II. Members Present: Craig Berry
Troy Laha
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott Hamilton
Paul Latture
Jennifer Martinez Belt
Bill May
Members Absent: None
City Attorney: Shawn Overton
III. Approval of the Minutes of the March 10, 2016 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
APRIL 21, 2016
4:00 P.M.
I. OLD BUSINESS:
NO OLD BUSINESS
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-4283-B Rezoning from C-1 to C-4
7825/7825 ½ Stagecoach Road
2. LU16-11-01 A Land Use Plan Amendment in the I-430 Planning
District on the West side of Shackleford Road north of
Colonel Glenn Road in the SW ¼ of the SW ¼ of Sec
15 T1N R13W from Residential High Density and Park
Open Space to Service Trades District STD
2.1 Z-8142-B Rezoning from MF-18 to O-2
West side of S. Shackleford Road, North of Colonel
Glenn Road
3. Z-8829-A Rezoning from R-2 to C-3
8216 Cantrell Road
4. Z-9127 New Hope Baptist Church Parking Lot – Conditional
Use Permit
Southeast corner of Howard and West 19 th Street
5. Z-9128 Lucie’s Place Homeless Shelter – Conditional
Use Permit
4512 West 16 th Street
6. Z-9129 Tegethoff Storage Garage – Conditional Use Permit
27017 Kanis Road
April 21, 2016
ITEM NO.: 1 FILE NO.: Z-4283-B
Owner: The Albert Ross Sparks Family Trust
Applicant: Bryan K. Sparks
Location: 7825/7825 ½ Stagecoach Road
Area: 0.81 Acre
Request: Rezone from C-1 to C-4
Purpose: Future Commercial development / use
Existing Use: General office and commercial catering
SURROUNDING LAND USE AND ZONING
North – Single family residences and undeveloped property; zoned R-2 and C-3
South – Undeveloped property and a plant nursery; zoned C-2, PCD and R-2
East – Single family residences and undeveloped property; zoned R-2
West – Restaurant/bar, single family residence and undeveloped property; zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and SWLR United for
Progress and Stagecoach-Dodd Neighborhood Associations were notified of the
public hearing.
April 21, 2016
ITEM NO.: 1 (Cont.) FILE NO.: Z-4283-B
2
D. LAND USE ELEMENT:
Planning Division:
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 C-1 (Neighborhood Commercial District) to C-4 (Open Display
Commercial District) to allow the General Office and Commercial Catering and all
uses, including conditional uses allowed by C-4 Open Display Commercial
District.
Master Street Plan:
The East side of the property is Stagecoach Road and it is shown as 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. These Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
E. STAFF ANALYSIS:
The Albert Ross Sparks Family Trust, owner of the 0.81 acre property located at
7825/7825 ½ Stagecoach Road, is requesting to rezone the property from “C-1”
Neighborhood Commercial District to “C-4” Open Display District. The property is
located at the southeastern corner of Stagecoach Road and Sibley Hole Road.
The rezoning is proposed to allow for future C-4 Commercial use of the property.
The property is comprised of two (2) one-story brick, and frame residential
structures which were converted to commercial use. A gravel driveway from
Stagecoach Road serves as access. A gravel parking lot is located on the west
and south sides of the existing buildings. The property currently contains general
office and commercial catering uses.
April 21, 2016
ITEM NO.: 1 (Cont.) FILE NO.: Z-4283-B
3
The general area contains a mixture of uses and zoning. Single family residences
and undeveloped property (zoned R-2 and C-3) are located to the north.
Undeveloped C-2 zoned property and a plant nursery (PCD) are located to the
south. Single family residences and undeveloped property is located to the east.
A restaurant/bar (R-2), single family residence and undeveloped property are
located to the west across Stagecoach Road, along the east side of I-430.
The City’s Future Land Use Plan designates this property as Commercial (C). The
proposed C-4 zoning does not require an amendment to the plan.
Staff is supportive of the requested rezoning to C-4. Staff views the request as
reasonable. The property is located at the major intersection of Stagecoach Road
and I-430. The current C-1 zoning is a neighborhood commercial zoning, which
typically would be found along the outer edge of a more dense residential
development(s). Staff feels that based on the location of this property at a principal
arterial/interstate intersection makes it more conducive to the requested C-4
zoning, a heavier commercial zoning. The requested C-4 zoning is in compliance
with the Future Land Use Plan and represents a continuation of the commercial
zoning pattern for this area. Staff believes that the proposed C-4 zoning of this
property will have no adverse impact on the adjacent properties or the general
area. Any redevelopment or reuse of this site for commercial use will require full
compliance with applicable development codes.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
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. The vote was 11 ayes, 0 noes and
0 absent.
April 21, 2016
ITEM NO.: 2 FILE NO.: LU16-11-01
Name: Land Use Plan Amendment – I-430 Planning District
Location: West side of Shackleford Road north of Colonel Glenn Road
Request: Residential High Density (RH) and Park Open Space (PK/OS) to
Service Trades District (STD)
Source: Thomas Pownall, Thomas Engineering
PROPOSAL / REQUEST:
Land Use Plan amendment in the I-430 Planning District from Residential High
Density (RH) and Park Open Space (PK/OS) to Service Trades District (STD).
Service Trades District represents services of office, warehousing, and industrial
park activities that primarily serve other office service or industrial businesses.
The district is intended to allow support services to these businesses and to
provide for uses with an office component. A Planned Zoning District is required
for any development not wholly office.
In order to construct a new church on the property the applicant is requesting to
amend the Land Use Plan from PK/OS and RH to STD in conjunction with the
rezoning of the property to O-2 district.
EXISTING LAND USE AND ZONING:
The Land Use Plan shows Parks/Open Space (PK/OS) and Residential High
(RH) for this property. The property is currently zoned as MF18 and is 20 acres ±
in size. North of the property is zoned as R-2 (Single Family District) and it is
vacant, the south of the property is zoned as PCD and there are permanent
storage buildings, east side of the property is zoned as R-2 and there are
manufactured mobile homes, the west side of the property is zoned as O-2 and
it is currently undeveloped.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
North of the property is shown as Residential Medium Density and it is vacant,
south of the property is shown as STD with a strip of park/Open Space and
occupied with storage warehouse uses. On the east side of the property is a
manufactured mobile homes park and on the west side is undeveloped Suburban
Office.
On November 18, 2014, a change was made from Light Industrial to Commercial
on the southeast corner of Colonel Glenn and Talley Road.
April 21, 2016
ITEM NO.: 2 (Cont.) FILE NO.: LU16-11-01
2
MASTER STREET PLAN:
Shackleford Road is shown as a Minor Arterial and Colonel Glenn is shown
as Principal 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 Shackleford
Road since it is a Minor Arterial.
The primary function of a Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas.
Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Colonel Glenn since it is a Principal Arterial.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
BICYCLE PLAN:
Class II
A Class II bikeway is located on Shackleford Road and Colonel Glenn as either a
five foot shoulder or six foot marked bike lane. Additional paving and right of way
may be required.
PARKS:
There are no city parks at the vicinity that would be affected by this amendment.
HISTORIC DISTRICTS:
There are no city recognized historic districts at the vicinity that would be affected
by this amendment.
ANALYSIS:
This amendment to Service Trades District (STD) is an expansion of an existing
area of STD to the south and an area across Shackleford to the southeast. That
section of South Shackleford Road from this location south to the intersection of
Stagecoach Road has a mixture of Light Industrial, STD and some Office shown
on the plan. This would add approximately 20 acres of STD to the plan.
In the I-430 Planning district, there have been developments that built high
density residential units in areas that were not shown as RH on the plan. The
apartment complex at in the 4200 block of Bowman Road was shown as
April 21, 2016
ITEM NO.: 2 (Cont.) FILE NO.: LU16-11-01
3
Residential Low Density and Residential High Density and was approved with
a Planned District Residential PD-R. Another area, the Mixed Use area on
36th Street between I-430 and Bowman Road could have been built with a
variety of commercial, office and residential uses. Instead, it had developed
with the majority of the land as a church and the remainder as apartments in
the 3300 block of Bowman Road.
The property in question is currently zoned MF18 and is shown as Residential
High Density on the Plan. There is another item on this agenda to change
the zoning from MF-18 to O-2. See that item for details. With the previous
discussed items in mind, the change from Residential High Density at this site
may offset some of the built developments of apartments in the corridor.
There are limited areas shown as Service Trades District STD on the Plan in the
entire planning boundary area. Overall, the STD is only 907 acres or 0.48% of all
categories and the Industrial and Light Industrial are only 7.36%. The largest of
the STD areas is along Baseline Road straddling I-430 with the bulk on the north
side east of the freeway. The next largest area is at southeast corner of I-30
and Roosevelt Road. Another area is along Shackleford Road at Colonel Glenn
Road and at Stagecoach Road. Almost half of the STD areas, planning
boundary wise, have been developed. Inventory of this category is limited in the
plan area.
The Park Open Space PK/OS at the southern edge of the amendment area was
probably placed there to separate the Residential High Density area from the
Service Trade District as a buffer. With both areas shown as STD, the buffer is
no longer needed.
The I-430 Plan adopted in December of 1983 shows the subject area as Multi-
Family. That category has since been changed to Residential High Density.
The subject property is still undeveloped.
With the development pattern that has been occurring in this planning district and
the low amount of STD shown land in the planning boundary area, Staff believes
that the change is appropriate.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: John Barrow
Neighborhood Association. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
April 21, 2016
ITEM NO.: 2 (Cont.) FILE NO.: LU16-11-01
4
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
The item was placed on consent agenda for approval. By a vote of 11 for,
0 against the consent agenda was approved.
April 21, 2016
ITEM NO.: 2.1 FILE NO.: Z-8142-B
Owner: Landers Land Co. Number 6, LLC
Applicant: Thomas R. Pownall / Grace Temple Church
Location: West side of S. Shackleford Road,
north of Colonel Glenn Road
Area: 20.455 Acres
Request: Rezone from MF-18 to O-2
Purpose: Church
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Undeveloped property; zoned R-2
South – Mini-warehouse and office warehouse uses; zoned PCD and I-1
East – Mobile home park and office warehouse development (across
Shackleford Road); zoned R-2 and I-1
West – Undeveloped property; zoned O-2
A. PUBLIC WORKS COMMENTS:
1. Check survey to confirm the location of the labeled Old Shackleford Road.
2. Shackleford 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.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Old Shackleford Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline. Please
confirm that 30 ft. of right-of-way from centerline exists.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on a Rock Region Metro bus route #14 (Rosedale Route).
April 21, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-8142-B
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the I-430 Planning District. The Land Use Plan shows
Residential High (RH) and Park/Open Space (PK/OS) for this property. The
Residential High category accommodates residential development of more than
twelve (12) dwelling units per acre. The applicant has applied for a rezoning
from MF-18 (Multifamily District) to O-2 (Office and Institutional District) to build a
new church on the property which is currently undeveloped. There is a separate
item on the agenda to amend the Land Use Plan for this site.
Master Street Plan:
East side of the property is Shackleford Road and it is a Minor Arterial, the south
side of the property is Colonel Glenn and it is shown as a Principal 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 Shackleford Road since it is a Minor Arterial.
The primary function of a Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Colonel Glenn since it is a Principal Arterial.
These streets 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 Shackleford Road and Colonel Glenn
Road. These Bike Lanes provide a portion of the pavement for the sole use of
bicycles.
April 21, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-8142-B
3
E. STAFF ANALYSIS:
Landers Land Co. #6, LLC., owner of the 20.455 acre property located on the west
side of Shackleford Road, approximately ¼ mile north of Colonel Glenn Road, is
requesting to rezone the property from “MF-18” Multi-Family District to “O-2” Office
and Institutional District. The rezoning is proposed to allow a future church
development of the property.
The property is currently undeveloped and mostly wooded. The property has
varying degrees of slope. Most of the property is at a higher elevation than
Shackleford Road. Portions of the property were cleared of trees a few years ago.
A Land Alteration Variance was approved on May 20, 2010 for the clearing and
replanting of trees.
The general area contains a mixture of uses and zoning. Undeveloped property
(zoned R-2 and O-2) is located north and west of the subject property. A large
mobile home park and office warehouse development are located across
Shackleford Road to the east. A mini-warehouse development and office
warehouses are located to the south. Additional commercial and light industrial
uses are located to the east and west along the Colonel Glenn Road corridor.
The City’s Future Land Use Plan designates this property as Residential High
Density (RH). A Land Use Plan Amendment to Service Trades District (STD) is a
separate item on the agenda.
Staff is supportive of the requested rezoning to O-2. Staff views the request as
reasonable. Staff feels that a church or office park development will be a nice
addition to the existing use mix in this area near the intersection of I-430 and
Colonel Glenn Road. The proposed O-2 zoning would represent a continuation
in the existing O-2 zoning immediately west of this property. Staff believes that
the proposed O-2 zoning of this property will have no adverse impact on the
adjacent properties or the general area. O-2 is a site plan review district and any
proposed development will require review and approval by the Planning
Commission.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested O-2 rezoning.
April 21, 2016
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-8142-B
4
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. Staff informed the Commission that the applicant
amended the application by reducing the area proposed for rezoning to only the north
10 acres of the overall 20 acre tract. There was no further discussion. The item was
placed on the consent agenda and approved as amended. The vote was 11 ayes,
0 noes and 0 absent.
April 21, 2016
ITEM NO.: 3 FILE NO.: Z-8829-A
Owner: Heights Real Estate
Applicant: Ernest J. Peters
Location: 8216 Cantrell Road
Area: 0.53 Acre
Request: Rezone from R-2 to C-3
Purpose: Parking lot
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING
North – Undeveloped property and single family residences; zoned R-2
South – Office development and Reservoir Park; zoned POD and PR
East – Mixed commercial, office and residential development; zoned C-3,
MF-18, O-2 and PRD
West – Single family residences; zoned R-2
A. PUBLIC WORKS COMMENTS:
2. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
3. An additional driveway or curb cut on Cantrell Road will not be permitted
due to left turn conflicts with the existing driveway on the south side of
Cantrell Road.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on a Rock Region Metro bus route #25 (Highway 10 Express
Route).
April 21, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8829-A
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Robinwood and
Kingwood Neighborhood Associations were notified of the public hearing.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the West Little Rock Planning District. The Land Use
Plan shows Commercial (C) and Residential Low (RL). 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 Residential
Low category provides for single family homes at densities not to exceed 6 units
per acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre. The applicant has
applied for a rezoning R-2 (Single Family District) to C-3 (General Commercial
District) to develop a parking lot on the currently vacant property to serve existing
Cantrell Heights Shopping Center. Since the property is on the boundary
between the Residential Low Density (RL) and Commercial (C) land uses and
the proposal is an expansion of an existing use rather than introduction of a new
use, staff is not requiring a Land Use change with this request.
Master Street Plan:
South side of the property is Cantrell Road and it is a Principal Arterial on the
master street plan. The primary function of a Principal Arterial Street is to serve
through traffic and to connect major traffic generator or activity centers within an
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Cantrell Road since it is a Principal 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:
Heights Real Estate Company, owner of the 0.53 acre property located at 8216
Cantrell Road, is requesting to rezone the property from “R-2” Single Family
District to “C-3” General Commercial District. The property is located on the north
April 21, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8829-A
3
side of Cantrell Road, west of Andover Court. The rezoning is proposed in order to
allow expansion of the existing parking area to serve Cantrell Heights Shopping
Center, located immediately to the east.
The property is current undeveloped. The south portion of the property is grass
covered. The north portion is partially tree covered. The property slopes
downward from front to back (south to north).
The properties to the north and west are zoned R-2, with single family residences
located immediately to the west and further to the north. An office development
and the entry to Reservoir Park are located across Cantrell Road to the south.
The reservoir is located to the southwest. A mixture of commercial, residential
(multi-family) and office uses and zoning is located to the east and southeast.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL) and Commercial (C). The requested rezoning to C-3 will not require
an amendment to the plan.
Staff does not support the requested C-3 rezoning. Staff feels the commercial
zoning is not appropriate for the subject property. A west boundary line for
commercial zoning and development was established a number of years ago.
Staff feels that it is appropriate for this boundary line to remain in place. The
POD development across Cantrell Road to the south was an in-fill/transitional
development between the commercial zoning and the reservoir. Staff believes
that extending the existing commercial line further to the west could have an
adverse impact on the single family properties immediately to the west and
the general area.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
Ernie Peters was present, representing the application. There were several objectors
present. Staff presented the application with a recommendation of denial.
Ernie Peters addressed the Commission in support of the application. He provided
graphics of a proposed parking lot for the property. He explained that the proposed C-3
zoning was only for a parking expansion. He offered the following condition to be
placed on the proposed C-3 zoning:
April 21, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8829-A
4
• The proposed C-3 zoning will only be for the development of a parking
lot expansion to serve the Cantrell Heights Shopping Center.
Tre Kitchens, of the Ridge neighborhood, addressed the Commission in opposition. He
noted that City staff did not support the proposed rezoning, and that the immediate
neighbors were also opposed. He expressed concerns with drainage and the
topography of the property. He explained that the rear parking area for the Cantrell
Heights Shopping Center was not fully utilized.
Barb Vogt also spoke in opposition. She stated that the proposed C-3 zoning would
adversely impact nearby residential areas. She expressed concern with commercial
zoning extending further west of the shopping center. She noted concerns with traffic,
noise, trash and light, in addition to the site’s topography.
Buff Blass also spoke in opposition. She discussed the previous rezoning attempt for
the subject property. She noted that ample parking existed for the Cantrell Heights
Shopping Center. She provided photos of the property to the Commission and
discussed.
Jason Ghidotti also spoke in opposition. He stated that he represented the Foxcroft
POA. He expressed the same concerns as Mr. Kitchens and Ms. Vogt.
Ruth Bell also spoke in opposition. She explained that the west commercial zoning line
had been long established.
Mr. Peters noted that if the parking lot were developed all code requirements, including
drainage and landscaping would be complied with. He noted that the owners of the
subject property also owned the three (3) residences immediately to the west. He
further discussed the proposed parking lot use of the property.
Commissioner Laha noted that he thought more parking was needed for the Cantrell
Heights Shopping Center. This issue was further discussed.
Commissioner Bubbus asked about the distance between the subject property and the
Foxcroft neighborhood. Mr. Peters noted that there was 300 feet between the subject
property and the Foxcroft neighborhood, and 750 feet from the subject property to the
entrance of the Ridge neighborhood. Commissioner Bubbus noted concern with
development further west of the shopping center. This issue was further discussed.
Commissioner May noted that he could not support the rezoning. Vice-Chair Berry also
noted that he could not support the rezoning and explained.
April 21, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8829-A
5
There as a motion to approve the requested C-3 rezoning, as amended by the applicant
by adding the following condition:
• The proposed C-3 zoning will only be for the development of a parking
lot expansion to serve the Cantrell Heights Shopping Center.
The motion failed by a vote of 2 ayes, 9 nays and 0 absent. The application was denied.
April 21, 2016
ITEM NO.: 4 FILE NO.: Z-9127
NAME: New Hope Baptist Church Parking Lot – Conditional
Use Permit
LOCATION: Southeast corner of Howard and East 19 th Streets
OWNER/APPLICANT: New Hope Baptist Church
PROPOSAL: A conditional use permit is requested to allow for
construction of a church parking lot on this vacant,
R-3 zoned property.
1. SITE LOCATION:
The property is located at the southeast corner of Howard and West 19 th
Streets, one block south of Wright Avenue.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located at the point where uses transition from the residential
neighborhood to the south to the commercial properties along Wright
Avenue to the north. The church and an existing parking lot are located
across 19 th Street to the north. Single family and two family residences
and a smaller church are located across Howard Street to the west.
Single family and the Gyst House boarding facility are adjacent to the
east. Single family extends to the south. A well-designed, landscaped
and screened church parking lot is compatible 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 Wright Avenue Neighborhood
Association.
3. ON SITE DRIVES AND PARKING:
The proposed 49 space parking lot will be accessed via single driveways
on West 19 th and Howard Streets. The existing parking lot north of West
19 th Street, nearest the church, will be slightly modified to create additional
handicap accessible spaces.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
April 21, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9127
2
A land use buffer six (6) percent of the average width / depth of the lot
will be required when an adjacent property has a dissimilar use of a
more restrictive nature. The properties to south and east are zoned R-2.
A twenty-five (25%) percent reduction of this requirement will be allowable
due to the site being located in an area designated as “mature”. As a
component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The plantings,
existing and purposed, shall be provided within the landscape ordinance
of the city, section 15-81.
Due to the utility easement located on the east side of the property a
variance may be required from the City Beautiful Commission to eliminate
the required plant materials if a planting strip outside of the easement
cannot be provided.
A perimeter planting strip is required along any side of a vehicular use
area that abuts adjoining property or the right-of-way of any street. In
areas designated as “mature” this strip shall be a minimum of six (6) feet
nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
Perimeter planting strips will be approximately two (2) feet (6) six inches
adjacent to Howard Street and approximately four (4) feet six (6) inches
adjacent to W. 19 th Street after the thirty (30) right of way dedication. The
layout will need to shifted to provide perimeter planting strips adjacent to
the right-of-way or a variance from the City Beautiful Commission will be
required if perimeter planting strips are less than an average of six (6) feet
nine (9) inches.
Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an
average linear spacing of not less at three (3) feet within the required
landscape area. Provide trees with an average linear spacing of not less
than thirty (30) feet.
Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred
fifty (150) or fewer parking spaces. Interior islands must be a minimum
of seven and one half (7 1/2) feet in width. Trees shall be included in the
April 21, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9127
3
interior landscape areas at the rate of one (1) tree for every twelve (12)
parking spaces.
An irrigation system shall be required for developments of one (1) acre
or larger. For developments of less than one (1) acre a there shall be a
water source within seventy-five (75) feet of the plants to be irrigated.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
5. PUBLIC WORKS COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Howard Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. Due to the proposed use of the property, the Master Street Plan
specifies that W. 19th St. for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection
of W. 19th St. and Howard St.
4. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Howard St. and W. 19th St. in accordance with Sec. 31-175
of the Little Rock Code and the Master Street Plan.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Please do not place any new trees inside sewer
easement at east line. LRW prefers removal of existing large Hackberry
trees from easement.
Entergy: Entergy does not object to this proposal. Care should be
exercised in constructing the drives to the parking lot from Howard and
19 th Streets as there are overhead power lines in both locations. Other
than that there are no existing Entergy facilities in conflict with the
proposed parking lot.
Centerpoint Energy: No comment received.
April 21, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9127
4
AT&T: No comment received.
Central Arkansas Water: No comment received. Contact Jason Lowder of
CAW at 377-1245 with questions.
Fire Department: Maintain access.
Building Codes: No comment.
County Planning: No comments.
Rock Region METRO:
a) Location is served by METRO on route 16 at Wright Avenue. Service is
provided 7 days a week including Sundays from 8:43AM to 4:55 PM in
addition to regular weekday and Saturday service. We are concerned that
a neighborhood building lot along a transit route with adequate service is
being converted to parking. No sidewalks were provided in the design to
continue the sidewalk network maintaining access for those with
disabilities and seniors to church services.
SUBDIVISION COMMITTEE COMMENT: (MARCH 30, 2016)
The applicant was not present. Staff presented the item and noted some
additional information was required regarding site lighting, typical dimensions
of the parking stalls and driveways and the location of any gates. Staff noted a
variance was required due to the buffer on the east perimeter being within an
easement. Staff noted screening would be installed on the east and south
perimeters where the parking lot is adjacent to residential uses.
Public Works and Landscape comments were noted and discussed.
Staff stated they would meet with the applicant to discuss the comments. The
committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
New Hope Baptist Church is located at 1851 Howard Street; the east side of Howard
between Wright Avenue and West 19 th Street. That property contains the church
building and paved parking. The church is requesting approval of a conditional use
permit to allow for the construction of a new, 49 space, asphalt-paved parking lot on
3 vacant, R-3 zoned lots located across West 19 th Street to the south of the church.
April 21, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9127
5
The church plans to make some modifications to the existing parking lot adjacent to
the church to create additional handicap accessible parking spaces.
The proposed new parking lot will take access via single driveways off of Howard
and West 19 th Streets. Landscaping and buffers will be installed to comply with code
requirements. A 6 foot wood fence or opaque screen will be installed along the east
and south perimeters where adjacent to residential uses. The buffer on the east
perimeter is within an easement. For this reason, staff believes the screening on the
east and south perimeters should be a 6 foot tall wood fence.
Staff met with the applicant and the applicant has submitted responses to the issues
raised at Subdivision Committee. The required right-of-way dedication and sidewalk
construction have been indicated on the site plan. The dimensions of the parking
stalls and driveways have been provided. The parking lot will not be gated and the
only fencing will be the screening fencing. The parking lot will be asphalt with
concrete driveway aprons. Any parking lot light poles will be limited to 20 feet in
height with the lights shielded downward and into the site.
The 1888 Plat/Bill of Assurance and the 1958 Urban Renewal Replat do not
specifically address use issues. The 1958 Replat does state “The development and
use of land shall conform to all applicable laws, codes, ordinances and regulations
which relate to the utilization of land.”
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 six foot tall wood screening fence is to be installed on the east and south
perimeters of the property. The fence is to be designed with the finished side
facing out.
3. Any site lighting is to be low-level and directional, shielded downward and into
the site.
Staff recommends approval of the variance to allow the buffer on the east
perimeter to be in an easement.
April 21, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9127
6
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above, including the variance. There was no further discussion. The item was
placed on the consent agenda and approved by a vote of 11 ayes, 0 noes and
0 absent.
April 21, 2016
ITEM NO.: 5 FILE NO.: Z-9128
NAME: Lucie’s Place Homeless Shelter – Conditional
Use Permit
LOCATION: 4512 West 16 th Street
OWNER/APPLICANT: The One, Inc./Lucie’s Place
PROPOSAL: A conditional use permit is requested to allow for
the use of this existing, R-3 zoned residence as a
homeless shelter for up to four (4) young people with
a live-in residential advisor.
1. SITE LOCATION:
The property is located on the north side of West 16 th Street, one lot west
of Washington Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a neighborhood of mixed uses and zonings.
The property adjacent to the east is occupied by a boarded duplex. A
single family residence and a boarded residential structure are
immediately to the west. A duplex is located across 16 th Street to the
south as are additional single family dwellings. An area of C-3 zoning is
located just to the east. Additional uses and zoning in the immediate area
include R-4 Two-Family, I-3 Heavy Industrial, C-3 General Commercial
and PRD zoned Multifamily Development. The proposed use of this
structure as housing for 4 persons plus a live-in residential advisor
appears to be compatible with uses and zoning in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Hope Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The site contains a double-wide concrete paved driveway with room for 4
vehicles. One parking space is needed for the on-site residential advisor.
It is not anticipated that the 4 residents will be driving.
4. SCREENING AND BUFFERS:
No Comments.
April 21, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-9128
2
5. PUBLIC WORKS COMMENTS:
No comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Conditional Use Sewer available to this site.
Entergy: Entergy does not object to this proposal. Electrical service is
already provided to the structure from the rear of the property. Contact
Entergy should service requirements to the facility need to change as a
result of the change in use.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water: No comment received. Contact Jason Lowder
of CAW at 377-1245 with questions.
Fire Department: No comment.
Building Codes: No comment.
County Planning: No comments.
Rock Region METRO:
a) Location is served by METRO on two routes 3 & 16. Transit is an
important opportunity for clients of this business, so location is suitable
from this perspective. No comments at this time.
SUBDIVISION COMMITTEE COMMENT: (MARCH 30, 2016)
The applicant was present. Staff presented the item and noted little additional
information was needed. In response to a question from staff, the applicant
confirmed that the home would be occupied by residents for up to two years as
they develop the skill necessary for their future independence and not as an
emergency drop-in shelter. Staff asked if any of the residents would be driving
and if provisions for transportation had been made. The applicant responded
that it was not anticipated that any resident would be driving and there was
readily available access to bus routes within a short walking distance.
April 21, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-9128
3
There were no other issues to discuss. The Committee then forwarded the item
to the full Commission.
STAFF ANALYSIS:
The R-3 zoned property located at 4512 West 16 th Street is occupied by a one-story,
brick and frame single family residential structure. At some point in the past, the
structure was a duplex. A conditional use permit is requested to allow for the use of
the residence as a transitional homeless shelter for up to four young adults with one
live-in counselor.
Lucie’s Place is a non-profit organization in Little Rock, Arkansas, addressing the
unmet needs of homeless lesbian, gay, bisexual and transgender (LGBT) young
adults in our community.
Lucie’s Place currently operates a drop-in center, where homeless LGBT young
adults receive services such as bus passes, cell phones/minutes, food, toiletries,
clothing, counseling and other supportive services. For many clients, this center is
the only place in town they can go without worry of harassment, discrimination or
violence based on their sexual orientation or gender identity. The organization
assisted 70 homeless LGBT young adults in 2015 with this programming.
In 2016, the home at 4512 W. 16 th Street was donated to Lucie’s Place. Upon
obtaining a conditional use permit, this home will be the first housing program of the
organization. In this program, four previously homeless young adults (18-25) will
reside for two years, developing the skills necessary for their future independence,
as well as receiving both short-term and long-term support services. For many
residents, this home will be the first accepting and stable home environment they
have ever known. This home has been modeled after the successful programs at
Our House (Little Rock), Immerse Arkansas (Little Rock) and the Ali Forney Center
(NYC).
Staff is supportive of the proposed use. The home will be occupied by up to five
persons sharing the home. The structure was at one time a duplex which would
have allowed for a greater number of persons. There are other duplexes and
apartments in the general area. The services provided at the home will serve only
those residents. Other services will be provided at the downtown offices of Lucie’s
Place.
The 1949 Plat/Bill of Assurance for Pine Forest Addition actually set aside this lot
and 7 others to be used for commercial uses in the “F” (C-3”) zoning classification,
although the property is zoned R-3.
April 21, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-9128
4
STAFF RECOMMENDATION:
Staff recommends approval of the application, as filed.
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
The applicant was present. There were no registered objectors present.
There was one registered supporter present. Staff presented the item and a
recommendation of approval as filed. There was no further discussion. The item
was placed on the consent agenda and approved by a vote of 11 ayes, 0 noes
and 0 absent.
April 21, 2016
ITEM NO.: 6 FILE NO.: Z-9129
NAME: Tegethoff Storage Garage – Conditional Use Permit
LOCATION: 27017 Kanis Road
OWNER/APPLICANT: Suzanne Bradshaw/Alan Tegethoff
PROPOSAL: A conditional use permit is requested to allow for
construction of a storage garage on this vacant, C-1
zoned tract.
1. SITE LOCATION:
The property is located on the south side of Kanis Road, just east of
Ferndale Cut-Off. The property is at the western perimeter of the City’s
zoning jurisdiction. The rear property line of this property is the boundary
of the jurisdiction.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a small commercial node established
around the intersection of Kanis Road and Ferndale Cut-Off. A
mini-warehouse development is located across Kanis. Also located
across Kanis are a church and a diner. The Ferndale Extension club and
another church are located to the west. A single family residence, also
zoned C-1, is adjacent to the east. Other uses in the general area include
a new retail store and a veterinarian’s office. The applicant’s proposal to
construct a storage garage is being viewed as more of a holding use for
the property. The use is compatible 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 Citizens of West Pulaski County
Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
No business use is proposed for the site. The building will be used for the
applicant’s private storage needs. A single-wide driveway will provide
access from the street to a parking pad located adjacent to the building. A
variance is requested to allow the driveway and parking pad to be gravel,
not paved.
4. SCREENING AND BUFFERS:
No comments.
April 21, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-9129
2
5. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required.
2. All driveways shall be concrete aprons per City Ordinance.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Outside Service Boundary – No Comment.
Entergy: Entergy does not object to this proposal. There do not appear to
be any existing conflicts with Entergy facilities. An overhead, 3 phase
power line exists on the north side of Kanis Road at this location. Contact
Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water: No comment received. Contact Jason Lowder
of CAW at 377-1245 with questions.
Fire Department: No comment from LRFD. Info sent to West Pulaski
VFD.
Building Codes: No comment.
County Planning: No comment received.
Rock Region METRO:
a) Location is not currently served by METRO. We have no comments at
this time.
SUBDIVISION COMMITTEE COMMENT: (MARCH 30, 2016)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff requested more information on the building itself.
Staff asked if there would be any site lighting, fencing or utilities. Public Works
April 21, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-9129
3
Comments were discussed. The applicant was advised to contact the other
agencies if there were questions about their comments.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
construction of a personal storage garage on this vacant, C-1 zoned, .97± acre
tract. The property is located at the western edge of the City’s extraterritorial
zoning jurisdiction. The rear property line of the site is on the boundary of that
jurisdiction. The building will be used for the applicant’s personal storage
purposes and no business activities will take place in the building or on the site.
This is being viewed as more of a temporary holding use for the property. At
some point in the future, the property may be developed for C-1 Commercial use
and the building may be then be incorporated into a commercial development.
The one story building will have metal sides and roof. The only utility to the
building will be electricity. The site will have no lighting other than a night
watcher to be set by the electric company. No fencing or gates are proposed.
The building is to be located some 300 feet off of the street and 70-80 feet from
the rear property line. Access to the building is via a single-wide gravel driveway
off of the road.
Staff is supportive of the proposed use. Staff agrees with the concept of accepting
this as more of a holding use for the property with the clear understanding that it
will not be used or occupied by any commercial use. There is no bill of assurance
for this acreage tract.
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 5 and 6 of
the agenda staff report.
2. The building and site are to be used only for the purpose outlined in the
agenda staff analysis and not for any non-residential, office or commercial
purposes.
April 21, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-9129
4
Staff recommends approval of the variance request to allow the gravel driveway
and parking pad.
PLANNING COMMISSION ACTION: (APRIL 21, 2016)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above, including the variance. There was no further discussion. The item was
placed on the consent agenda and approved by a vote of 11 ayes, 0 noes and
0 absent.
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April 21, 2416
Thee being no further business before the Commission, the meeting
was adjourned at 4:40 p.rn_
Date
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