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pc_10 04 2018 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD OCTOBER 4, 2018 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being ten (10) in number. II. Members Present: Craig Berry Buelah Bynum Keith Cox Scott Hamilton Marlon Haynes Troy Laha Paul Latture Bill May Robert Stebbins Diana Thomas Members Absent: Rebecca Finney City Attorney: Shawn Overton III. Approval of the Minutes of the August 23, 2018 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING OCTOBER 4, 2018 4:00 P.M. I. OLD BUSINESS: Item Number: File Number: Title: A. Z-9347 Chenal Valley Tract 209 Church – Conditional Use Permit West side of Rahling Road, south of Charleston Heights II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-9358 Rezoning from R-2 to R-4 2101 Perry Street 2. Z-9359 Rezoning from R-2 to OS Northeast end of Ranch Blvd., at the 8800 Block 3. Z-2333-A Ellis Multifamily – Conditional Use Permit 900 West 15th Street 4. Z-9291-A Word of Outreach Prayer Garden – Revised Conditional Use Permit 2700 Brown Street 5. Z-9354 Phillips Duplexes – Conditional Use Permit NE corner of West 39th and Wilder Streets 6. Z-9355 Phillips Duplexes – Conditional Use Permit Mid block, east side of 3400 block of Longcoy Street 7. Z-9357 Ritter Communications Mini-Fiber Distribution Substation – Conditional Use Permit NW corner of Maryland and Park October 4, 2018 ITEM NO.: A FILE NO.: Z-9347 NAME: Chenal Valley Tract 209 Church – Conditional Use Permit LOCATION: West side of Rahling Road, south of Charleston Heights OWNER/APPLICANT: Potlatch/Deltic, Owner/White-Daters and Associates, Authorized Agent PROPOSAL: A conditional use permit is requested to allow for construction of a new church and associated parking on this R-2 and MF-6 zoned tract. 1. SITE LOCATION: The property is located on the west side of Rahling Road, south of Charleston Heights. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located on the west side of Rahling Road, a minor arterial street. The properties to the west and south are wooded and undeveloped. The tract directly across Rahling Road to the east is also wooded and undeveloped. Single family neighborhoods are located to the north and farther to the east. A large wooded buffer is being retained on this site where it is adjacent to the neighborhood to the north. The majority if not all of this property is zoned MF-6 which could allow for up to 30 units of multifamily on this 5 acre tract. Staff believes this proposed smaller church will be compatible with uses and development in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Chenal Ridge and Westchester Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The proposed maximum seating capacity of the worship area is 200 persons. The parking requirement for a church is 1 space for every 4 seats in the principal assembly area. At 200 seats, 50 parking spaces are required. Paved parking lots containing 172 spaces are proposed to the north and south of the church. Access to the site is via a right-in/right- out driveway on Rahling Road and a full service drive on Brionne Drive. October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 2 4. SCREENING AND BUFFERS: Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 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. 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. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 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 seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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. October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 3 5. PUBLIC WORKS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. 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. 3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 4. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. A temporary turnaround should be provided on Brionne Lane for emergency vehicles. 7. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Retaining walls designed to exceed 15 ft. in height are required to seek a variance for construction. Provide proposed wall elevations. 11. Show the location of the Rahling Road street median. 12. The maximum driveway width allowed by code is 36 ft. A variance is needed for the proposed driveway width of 37 ft. October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 4 13. The existing cross walk on Brionne Lane is not at the stop bar. Crossings are required in front of the stop bar to prevent pedestrians from walking behind and between vehicles. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Retain any existing sewer easement. Entergy: Entergy does not object to this proposal. There is an existing three phase, underground power line on the east side of Rahling Road at this location. It does not appear to conflict with the proposal and will ultimately be used to feed the property. There is also a single phase, underground power line on the west side of Rahling on the southeastern edge of this property. Care should be used in any excavation when digging near existing primary and secondary power lines. Contact Entergy in advance to discuss electrical service requirements, and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No issues Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 5 loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 6 the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 7 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Contact Curtis Richey at 371-4724 or at crichey@littlerock.gov for building code requirements. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: The site is not located on a RRM bus route. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2018) Tim Daters, of White-Daters and Associates, was present representing the application. Staff presented the item and noted additional information was needed. The applicant was asked to provide information regarding building design and use mix, seating capacity of the worship area, typical days and hours of activities, site lighting and signage. Staff asked if any other uses such as a day care were proposed. The applicant was asked if an outdoor use area was proposed. Staff requested the applicant locate the dumpster and screening. Public Works Comments were discussed. Mr. Daters stated there would be significant grading of the site and a variance would be requested to allow 3 – 12’ tall retaining walls. He stated a substantial buffer would be retained where the property was adjacent to the Charleston Heights Neighborhood. Landscape Comments were discussed. Other Agency Comments were presented. The applicant was advised to submit responses no later than August 8, 2018. The committed forwarded the item to the full Commission. October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 8 STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a new church and associated parking on this wooded, 5+ acre, R-2 zoned tract. Development is to consist of a single building and asphalt paved parking lots. The preliminary rendering of the building shows a structure with an exterior finished with rock, horizontal siding and standing seam metal. With a roof pitch of 8:12 the mid roof height will not exceed 55 feet; architectural elements (such as a steeple) not included. The maximum proposed seating capacity of the worship area is 200 persons. Additional spaces in the building will include offices, classrooms, kitchen, meeting space and youth activity area. Day care and babysitting will be provided to attendees of functions at the church. No additional uses, such as day care, are proposed. Typical days and hours of activities proposed are up to 7:00 a.m. – 10:00 p.m., seven days a week. Any site lighting will be low level and directional, aimed downward and into the site. Signage will comply with that allowed in office and institutional zones. A dumpster area has been indicated at the rear of the site. The dumpster will be enclosed with a masonry screen and an opaque gate. No formal outdoor use area is proposed. On occasion, the outdoor area and parking lot may be used for church carnivals, festivals, charitable and fundraising events. A wooded area is being preserved on the north perimeter of the site to buffer the residential neighborhood to the north. This wooded buffer is approximately 150 feet in depth. A wooded area is also being preserved on the west perimeter of the site, between the building and additional MF-6 property. A variance is requested to allow for a reduction of the land use buffer on a portion of the west perimeter adjacent to the parking lot from 18 feet to 10 feet. The applicant owns that adjacent property and it may also be sold to the proposed church. Staff is supportive of that requested variance. The property slopes up from Rahling Road. The applicant is proposing to cut into the hillside and to install a series of retaining walls. The retaining walls will exceed the maximum height of 30 feet allowed by code. The applicant is proposing to install either 4, 10 foot walls or 3, 13 foot walls of segmental block or vertical cut slope with 10 foot benches. Staff cannot support a variance for the 40 foot vertical cut slope and stack block retaining wall without a sufficient landscape plan to obstruct view of the cut. STAFF RECOMMENDATION: Staff recommends denial of the application as proposed. October 4, 2018 ITEM NO.: A (Cont.) FILE NO.: Z-9347 9 PLANNING COMMISSION ACTION: (AUGUST 23, 2018) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had requested deferral of the item to the October 4, 2018 agenda on August 17, 2018. There was no further discussion. The item was placed on the consent agenda and deferred to the October 4, 2018 agenda by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: On September 14, 2018, the applicant requested withdrawal of this item. Staff recommends approval of the withdrawal request, without prejudice. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had requested withdrawal of the item on September 14, 2018. The item was placed on the consent agenda and withdrawn without prejudice by a vote of 10 ayes, 0 noes and 1 absent. October 4, 2018 ITEM NO.: 1 FILE NO.: Z-9358 Owner: Rylwell, LLC Applicant: Kenny Whitfield Location: 2101 Perry Street Area: 0.16 Acre (one (1) lot) Request: Rezone from R-2 to R-4 Purpose: To construct one (1) duplex structure Existing Use: Single family residence SURROUNDING LAND USE AND ZONING North – Single family residences (across West 22nd Street); zoned R-2 South – Duplex structures and single family residences; zoned R-4 and R-2 East – Vacant lots, duplex structures and single family residences; zoned R-2 and R-4 West – Single family residences (across Perry Street); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Perry Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Perry Street and West 22nd Street. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. Bus Route #3 (Baptist Medical Center Route) runs along Kanis Road to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow, Twin Lakes “A” and Twin Lakes “B” Neighborhood Associations were notified of the public hearing. October 4, 2018 ITEM NO.: 1 (Cont.) FILE NO.: Z-9358 2 D. LAND USE ELEMENT: Planning Division: This request is located in I-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to R-4 (Two-Family District) to allow a duplex as an allowable use. Master Street Plan: West of the property is Perry Street and it shown as a Local Street on the Master Street Plan. North of the property is West 22nd Street and it shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets 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: Rylwell, LLC, owner of the 0.16 acre property located at 2101 Perry Street, is requesting to rezone the property from “R-2” Single Family District to “R-4” Two- Family District. The property is located at the southeast corner of Perry Street and West 22nd Street. The rezoning is proposed to allow the construction of one (1) duplex structure. The property is comprised of one (1) platted lot; Lot 13, Block 2, Hick’s Interurban Addition. A small one-story frame single family residence is located near the center of the property. Two (2) old metal storage buildings are located on the east end of the residence, within the rear yard area. A 10 foot wide platted alley right-of-way runs along the rear (east) property line. The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned lots are located immediately to the south, within this block face. Additional R-4 zoned lots are located further south, southeast and northeast. Single family residences are located across Perry Street to the west and across West 22nd Street to the north. Additional single family residences, two-family residences and vacant lots are located throughout this subdivision. Several older manufactured/mobile homes are also located within this subdivision. The City’s Future Land Use Plan designates this property as Residential Low Density (RL). The requested R-4 zoning does not require an amendment to the plan. October 4, 2018 ITEM NO.: 1 (Cont.) FILE NO.: Z-9358 3 Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable, as most of this block face to the south is zoned R-4 and contains duplex structures. The property is comprised of one (1) platted single family lot. One (1) duplex structure will only be minor increase in the original platted density. New duplex structures have been recently developed within this neighborhood. Staff recently conducted a survey of this neighborhood, between West 16th Street and West 24th Street, and Aldersgate Road to Junior Deputy Road. The survey counted the total number of residential lots within this area, and how many of the total residential lots are zoned R-4. Staff found that there are 368 total residential lots within this area, and that 38 are zoned R-4. This represents R-4 zoning on a total of 10.3 percent of the overall residential lots within this neighborhood. The one (1) lot proposed for R-4 zoning would raise this 10.59 percent. Although staff is supportive of the rezoning of this one (1) lot to R-4, staff is beginning to have concerns with the amount of R-4 zoned lots within this subdivision. Staff’s initial concerns relate to the changing density within this subdivision with respect to the City’s Future Land Use Plan designation of Residential Low Density (RL), and the subdivision’s lack of infrastructure. The streets within this subdivision are narrow paved roadways with no curb, gutter or sidewalks. Open ditches are located along most of the streets. Staff will begin to take a closer look at the density issue associated with this subdivision. Otherwise, staff believes the applicant’s plan to construct one (1) new duplex will be a quality, in-fill type, development for this general area south of West 18th Street. Staff believes rezoning this property to R-4 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) Kenny Whitfield was present, representing the application. There were two (2) persons, present in opposition. Staff presented the application with a recommendation of approval. Kenny Whitfield addressed the Commission in support of the application. He explained the plans to construct one (1) new duplex on the subject property. B. J. Nix addressed the Commission in opposition. She expressed concerns with traffic in the area and vehicles parked on the street. She stated that there was enough R-4 zoning in the area. October 4, 2018 ITEM NO.: 1 (Cont.) FILE NO.: Z-9358 4 Kimberly Johnson also spoke in opposition. She also expressed concerns with traffic in the area and the widths of the roadways throughout the neighborhood. She also noted that there were enough duplexes in the area. She also expressed concern with construction noise. Mr. Whitfield explained that his leases did not allow parking on the streets. He noted that he had contacted the Little Rock Police Department to regulate speeding in the neighborhood. He also noted that his duplexes were mostly rented to medical employees. Commissioner Thomas asked about parking for the duplexes. Mr. Whitfield noted that a one-car garage and a wide driveway were provided for each unit. Commissioner Hamilton asked how many duplexes Mr. Whitfield had in the area. Mr. Whitfield noted that he had 21 duplexes. Chairman Berry asked about plans to improve the streets in the area. Vince Floriani, of Public Works, noted that there were no public projects planned for the area. There was additional discussion regarding possible future street improvements in this area and parking. Commissioner Stebbins asked if there were “no-parking” signs along any of the streets. Jamie Collins, Planning Director, noted that there were no signs, and he also briefly discussed the approved hours of construction as allowed by City code. There was a motion to approve the requested R-4 rezoning. The motion passed by a vote of 7 ayes, 3 nays and 1 absent. The application was approved. October 4, 2018 ITEM NO.: 2 FILE NO.: Z-9359 Owner: Pinnacle Ridge Development and Ranch Properties, Inc. Applicant: Tim Daters, White-Daters and Associates Location: Northeast end of Ranch Blvd., at the 8800 Block Area: 1.6 Acres Request: Rezone from R-2 to OS Purpose: Parking for existing park Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – The Nature Conservancy park; zoned R-2 South – Undeveloped property; zoned R-2 East – Undeveloped property; zoned R-2 West – Single family residences; zoned R-2 A. PUBLIC WORKS COMMENTS: No Comments. 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 the River Valley Property Owners Association were notified of the public hearing. October 4, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-9359 2 D. LAND USE ELEMENT: Planning Division: This request is located in Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to OS (Open Space District) to allow a parking lot for an existing park. Master Street Plan: South of the property is Ranch Blvd. and it shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class I Bike Path is shown along the rail road line. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). E. STAFF ANALYSIS: Pinnacle Ridge Development and Ranch Properties, Inc., owners of the 1.60 acre property located at the northeast end of Ranch Blvd. (8800 block), are requesting to rezone the property from “R-2” Single Family District to “OS” Open Space District. The rezoning is proposed in order to utilize the property for parking for the Nature Conservancy park located to the north. The property is undeveloped and partially wooded. A gravel driveway extends across the property, from Ranch Blvd. to the park property to the north. A Little Rock and Western Railroad right-of-way is located along north property boundary, between the property and the park. The properties to the east and south are undeveloped and zoned R-2. Single family residences are located further south and to the west. The City’s Future Land Use Plan designates this property as Residential Low Density (RL). The requested OS zoning does not require an amendment to the plan. October 4, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-9359 3 Staff is supportive of the requested OS rezoning. Staff views the request as reasonable. The property has a history of being utilized as access and parking for The Nature Conservancy park located across the railroad right-of-way to the north. The rezoning would allow for this continued use and development of a more permanent parking lot for the park. Staff believes rezoning this property to OS will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested OS rezoning. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. October 4, 2018 ITEM NO.: 3 FILE NO.: Z-2333-A NAME: Ellis Multifamily – Conditional Use Permit LOCATION: 900 West 15th Street OWNER/APPLICANT: Darrell Ellis PROPOSAL: A conditional use permit is requested to recognize the existing duplex residence and detached studio apartment located on this O-3 zoned lot. 1. SITE LOCATION: The property is located on the northwest corner of West 15th and Izard Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Single family homes on O-3 and C-3 zoned properties are adjacent to the north. Vacant R-4 property is located across Izard Street to the east. Two vacant- boarded residential structures and a bail bonds office are located on the R-4 and C-3 properties across the alley to the west. A vacant, C-3 zoned block owned by Philander Smith College is located across West 15th Street to the south. Just beyond that, two blocks of Philander Smith student housing are located on R-6 property. The proposed use is compatible with uses in the area. No change is proposed from how the property has been used for many years. Notice of the public hearing was sent to the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Multifamily requires 1.5 parking spaces per unit. This three-unit development requires 4.5 spaces. A concrete driveway and carport provide two stacked spaces adjacent to the duplex. There is space for a parking space adjacent to the studio apartment, off of the alley. On-street parking is available on 15th and Izard Streets. 4. SCREENING AND BUFFERS: No Comments. October 4, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z-2333-A 2 5. PUBLIC WORKS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. 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. 3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 4. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. A temporary turnaround should be provided on Brionne Lane for emergency vehicles. 7. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Retaining walls designed to exceed 15 ft. in height are required to seek a variance for construction. Provide proposed wall elevations. 11. Show the location of the Rahling Road street median. 12. The maximum driveway width allowed by code is 36 ft. A variance is needed for the proposed driveway width of 37 ft. October 4, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z-2333-A 3 13. The existing cross walk on Brionne Lane is not at the stop bar. Crossings are required in front of the stop bar to prevent pedestrians from walking behind and between vehicles. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Retain any existing sewer easement. Entergy: Entergy does not object to this proposal. There is an existing three phase, underground power line on the east side of Rahling Road at this location. It does not appear to conflict with the proposal and will ultimately be used to feed the property. There is also a single phase, underground power line on the west side of Rahling on the southeastern edge of this property. Care should be used in any excavation when digging near existing primary and secondary power lines. Contact Entergy in advance to discuss electrical service requirements, and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection Fire Department: No comments Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along Chester Street; west of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicant was present. Staff presented the item and noted there was no additional information needed. Staff also noted the proposed parking variance, stating there was available on-street parking. October 4, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z-2333-A 4 Public Works Comments regarding right-of-way dedication were presented and discussed with the applicant. Other Agency Comments were noted. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: The O-3 zoned property located at 900 West 15th Street is occupied by a duplex residential structure and a detached structure containing a studio apartment. The office zoning was established under the Dunbar Urban Renewal zoning plan (E-1). Multifamily was an allowable use in the E-1 district. Under the current ordinance, O-3 allows multifamily as a conditional use (as per the R-5 district). Lots up to 10,000 square feet in area are required to provide 2,500 square feet of land area per dwelling. This 7,560 square feet lot allows up to 3 units. The applicant is requesting approval of a conditional use permit to bring the 3-unit property into compliance with the current code. To staff’s knowledge, there are no outstanding issues. The property has existed in its current configuration for many years. The use is compatible with uses and zoning in the area. There is sufficient on-street parking to accommodate the parking spaces not provided on site. The plat/bill of assurance for the Original City of Little Rock does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. October 4, 2018 ITEM NO.: 4 FILE NO.: Z-9291-A NAME: Word of Outreach Prayer Garden – Revised Conditional Use Permit LOCATION: 2700 Brown Street OWNER/APPLICANT: Word of Outreach: Owner Carolyn Smith: Authorized Applicant PROPOSAL: A revision to the previously approved conditional use permit is requested to allow for the addition of improvements and activities on the prayer garden site. The property is zoned R-3. 1. SITE LOCATION: The property is located on the southwest corner of West 27th and Brown Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located at the edge of a residential neighborhood. Single family residences are located to the north, west and east. Commercial uses are located along Roosevelt Road to the south. Staff has concerns that allowing the conversion of the individual-oriented nature of the prayer garden to a more corporate meeting and gathering space will have a potentially negative effect on the nearby residents. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Goodwill and Love Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: No parking is provided on site. The original CUP to allow the Prayer Garden did not require any on-site parking. 4. SCREENING AND BUFFERS: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Landscape must be in compliance with current landscape code upon completion of the project. Any existing landscape or irrigation disturbed by October 4, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A 2 construction shall be repaired or replaced before a certificate of occupancy can be obtained. 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: 1. Due to the proposed use of the property, the Master Street Plan specifies that 27th 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 Brown Street 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 27th Street and Brown Street. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer service available in 27th Street, northwest of property. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Contact Energy in advance to discuss electrical service requirements, or adjustments to existing facilities. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection Fire Department: No comments. Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process. This project will require October 4, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A 3 fully developed Architectural, Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along Roosevelt Road, south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicant was not present. Staff presented the item and noted additional information was needed. Staff noted the applicant would specifically be asked the following:  Describe the frequency of events and services proposed to be held at the site. What is the anticipated attendance at these events and services?  Where will parking occur for events and services?  Will there be any use of speakers or any manner of amplified sound for music, spokesperson, etc…. in conjunction with any events and services?  Will there be any additional lighting employed on the site for any events and services? Public Works, Landscape and Other Agency Comments were presented. Staff stated they would contact the applicant regarding the comments and needed information. STAFF ANALYSIS: On March 8, 2018, the Planning Commission approved a conditional use permit to allow Word of Outreach Ministry to develop a prayer garden on the vacant, R-3 zoned lot located at 2700 Brown Street. The site contained only a 25 X 11 concrete slab remaining from the removal of a dilapidated residential structure. The ministry had been given permission to place a small (8 X 8) storage building on the slab to store lawn equipment and the like. October 4, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A 4 The prayer garden was proposed to contain a gazebo structure and several specific areas for reading, praying or meditating. Each of the meditation areas was to have a bench where persons could sit. Ground-level speakers were to be placed at each prayer-mediation area to play quiet music which can be heard only upon entering the garden and sitting at one of the benches. The various prayer stations were to be identified by signs such as “Love”, “Temperance”, “Pathway to Joy”, “Pathway to Faith” and “Pathway to Peace”. The future gazebo structure was to be utilized by students of Word of Outreach Christian Center, their parents and guests for various gatherings, fellowshipping and corporate prayer. During the Planning Commission review process, the applicant submitted the following amendments to address some concerns which had been raised by neighbors and staff: 1. Fencing and an entrance gate with a lock will be placed around the prayer garden. 2. The normal hours of operation for the prayer will be 8:00 a.m. – 8:00 p.m. daily. 3. There will be no additional lighting placed in the prayer garden. There is an existing night light from Entergy which comes on in the night and goes off in the morning. 4. The sound system will only function during the hours the prayer garden is open. 5. No benches, chairs, etc… will be in the garden until a fence (with gate and lock) has been erected around the garden. 6. The prayer garden will not be available for general public use until a fence with a lock has been installed. Until such time, the applicant will keep the grounds of the prayer garden neat and clean and will begin planting trees, shrubs, plants, herbs and flowers. 7. If any Word of Outreach students, parents or staff desire to visit the prayer garden (prior to installation of the fence and other improvements) they will have to bring their own chairs, if they plan to sit. When they leave, they will take their chairs with them. The fence was to be combination of privacy fencing and chainlink. No improvements were to be placed on the property, other than landscaping, prior to the erection of the perimeter fencing with a gate and lock. The prayer garden has for the most part been completed as approved. Fencing has been installed, with gate and lock. The prayer stations are in place as is the landscaping. A dedication event was held in conjunction with commemorative services on September 11. October 4, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A 5 Word of Outreach is now requesting a revision to the CUP to allow for additions to the prayer garden, creating what is being called “An Open Air Sanctuary Without Walls.” The proposed improvements consist of an 8’ X 16’ building containing an 8’ X 8’ handicap accessible restroom and an 8’ X 8’ storage space for chairs, tables and umbrellas for used during special functions to be held in the prayer garden. Also proposed are two gazebo buildings and a cover over the 25’ X 11’ concrete slab. The new cover will be over the 8’ X 8’ tool storage shed and will provide covering over sitting areas on either side of that structure. In response to questions raised at Subdivision Committee, the applicant submitted the following additional information:  The frequency of events and/or services, as related to the Dedication and Consecration Ceremony on 9/11 will not be the normal activities at the Throne of Grace Prayer Garden. The general public hours will be from 8:00 am – 8:00 pm. With the accompany of a Facilitator, individuals can enter into the Prayer Garden, per request to our 24 hour Prayer Hotline (501.663.0300), specifically for the purpose of meditation, prayer, reading, and/or relaxation, in the presence of The Lord. To keep from having loitering, and/or vagrancy, the gates will remained locked at all times.  Currently there are no future events scheduled. However, if we plan to have an event, the City will be notified to obtain needed Permits and private owned areas will be designated for parking.  The only speakers to be used, on a daily basis are the aforementioned small rock speakers by each bench for the soothing sounds of easy listening Christian instrumental music to create an ambience of restful atmosphere. If there is to be a special gathering that requires speakers or any manner of amplification, due to a Community function, a Special Permit would be requested for such activities.  There will be no additional lighting required at the Throne of Grace Prayer Garden for any activities that will take place. Staff has concerns with the applicant’s current proposal. Support for the initial prayer garden CUP was predicated on the concept of the prayer garden being a quiet, low-impact type of use. The primary use was to be creation of a space where individuals could come for times of reflection, meditation and prayer. As such, the use was viewed as having minimal effect on the surrounding residential neighborhood. As proposed now, the use begins to take the form of a formal meeting and gathering venue. As such, staff believes for potential would be there to affect the adjacent and nearby residences. Issues of concern such as parking and noise October 4, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A 6 became more evident. Staff does not support any changes to the current approved prayer garden CUP. STAFF RECOMMENDATION: Staff recommends denial of the revised CUP. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had failed to complete the required notification to surrounding property owners and the item needed to be deferred. The item was placed on the consent agenda and deferred to the November 15, 2018 meeting by a vote of 10 ayes, 0 noes and 1 absent. October 4, 2018 ITEM NO.: 5 FILE NO.: Z-9354 NAME: Phillips Duplexes – Conditional Use Permit LOCATION: NE corner of West 39th and Wilder Streets OWNER/APPLICANT: Stanley Phillips, Owner and Applicant PROPOSAL: A conditional use permit is requested to allow for the construction of two duplex residential structures on this R-3 zoned property. The property is to be split, allowing for one duplex on each lot. 1. SITE LOCATION: The property is located at the northeast corner of West 39th and Wilder Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located near the edge of a residential neighborhood, in an area of mixed uses and zoning. Single family homes are located in the blocks immediately around the site. The residential property directly across Wilder to the west is undeveloped. A large area of city-owned floodway and Boyle Park are located just to the north. To the east are properties zoned O-3 and C-3. A large private club occupies some of that C-3 zoned property. A Little Rock School District campus (former Wilson Elementary) is located to the south. Staff believes the two proposed duplexes are 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 John Barrow Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Each unit in a duplex requires 1.5 parking spaces; 3 spaces per duplex. The applicant is proposing to provide a total of 3 spaces per unit; 6 spaces per duplex. The parking spaces will be accessed via a single driveway per lot off of Wilder Street. Fifteen feet of yard area will be located between the parking spaces and the front property line. 4. SCREENING AND BUFFERS: No comments. October 4, 2018 ITEM NO.: 5 (Cont.) FILE NO.: Z-9354 2 5. PUBLIC WORKS: 1. Wilder St. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Plans should be provided to Public Works for approval of the rerouting of stormwater drainage prior to construction. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation: Sewer Available to this site. Separate service line required for each structure. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. An existing single phase distribution line runs along Wilder Street in front of this development. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed October 4, 2018 ITEM NO.: 5 (Cont.) FILE NO.: Z-9354 3 shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Regards, Captain Rhodes and Captain Hogue Office: 918-3710 October 4, 2018 ITEM NO.: 5 (Cont.) FILE NO.: Z-9354 4 Building Codes: As per 2012 Arkansas Fire Prevention Code Volume III Residential Construction, Fire and Smoke Separation are required for Duplex construction. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along Colonel Glenn Road, south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to indicate the proposed lot lines and building setbacks on the site plan. Staff stated the required parking for each duplex needed to be located on the same lot as the duplex. The applicant was asked to describe the materials to be used for the parking and driveways and to locate and describe any proposed fencing. Public Works Comments were presented and discussed. The applicant stated any needed right-of-way would be dedicated. Staff asked the applicant to indicate right-of-way dedication on the revised site plan and to label setbacks based on the new property line. Other Agency Comments were noted. The applicant was advised to submit responses by September 19, 2018. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for construction of two duplex-residential structures on R-3 zoned property located at the northeast corner of Wilder Street and platted but undeveloped West 39th Street. The property consists of a portion of Block 5, Oak Park Addition which will be split into two lots. One duplex and its associated parking will be located on each of the two lots. October 4, 2018 ITEM NO.: 5 (Cont.) FILE NO.: Z-9354 5 The buildings will be one-story in height with a pitched, shingled roof and a vinyl siding exterior. The structures will contain 2,340 square feet of living space; 1,170 square feet per unit. The applicant responded to issues raised at Subdivision Committee and submitted a revised site plan. The proposed lot line between the two lots has been indicated and the parking for each duplex is on the same lot as the duplex it serves. The driveways and parking will be concrete. Any fencing will comply with that allowed in the R-3 residential district. The required right-of-way dedication for Wilder Street has been indicated and building setbacks are shown. All setbacks comply with or exceed the R-3 district requirements. The northern duplex is oriented to Wilder Street. The southern duplex has a front oriented into the site and a rear oriented to the platted but undeveloped West 39th Street right- of-way. Staff believes the proposed duplexes are an appropriate use for the site. The proposed building design is compatible with the design of homes in the immediate area. The plans for rerouting of stormwater drainage will be submitted to Public Works for review and approval prior to building permit submittal. The applicant states no bill of assurance for Oak Park Addition was available. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. The lot split must be completed and properly recorded prior to submittal of a building permit. 2. Compliance with the comments and conditions outlined in Sections 5 and 6 of agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. October 4, 2018 ITEM NO.: 6 FILE NO.: Z-9355 NAME: Phillips Duplexes – Conditional Use Permit LOCATION: Mid Block, east side of the 3400 Block of Longcoy Street OWNER/APPLICANT: M. E. Seckt, Pulaski Choice, McAlmont Acquisition: Owners Stanley Phillips: Authorized Agent PROPOSAL: A conditional use permit is requested to allow for the construction of two duplex residential structures on this R-3 zoned site. The property consists of 3 lots which will be replatted as 2 lots with one duplex on each lot. 1. SITE LOCATION: The property is located mid-block, on the east side of the 3400 Block of Longcoy Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in the John Barrow neighborhood, near a point where the residential properties abut the commercially zoned properties along John Barrow Road. The properties immediately around the site are primarily occupied by smaller one-story, frame, single-family residences. A church is located to the southeast, at 35th and Tatum. Two duplex residential structures are located to the northwest, at 34th and Longcoy. A vacant lot is adjacent to the south. Staff believes the proposed duplexes are 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 John Barrow Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Each unit in a duplex requires 1.5 parking spaces; 3 spaces per duplex. The applicant is proposing to provide a total of 3 spaces per unit; 6 spaces per duplex. The parking spaces will be accessed via a single driveway per lot off of Longcoy Street. Fifteen feet of yard area will be located between the parking spaces and the front property line. October 4, 2018 ITEM NO.: 6 (Cont.) FILE NO.: Z-9355 2 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS: 1. Longcoy Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Water: Sewer Available to this site. Separate service line required for each structure. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Electrical facilities are in the area, but will need to be extended to service points for each structure. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. October 4, 2018 ITEM NO.: 6 (Cont.) FILE NO.: Z-9355 3 Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. October 4, 2018 ITEM NO.: 6 (Cont.) FILE NO.: Z-9355 4 Building Codes: As per 2012 Arkansas Fire Prevention Code Volume III Residential Construction, Fire and Smoke Separation are required for Duplex construction. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along John Barrow Road, west of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to indicate the proposed lot lines and building setbacks on the site plan. Staff stated the required parking for each duplex needed to be located on the same lot as the duplex. The applicant was asked to describe the materials to be used for the parking and driveways and to locate and describe any proposed fencing. There was then a discussion related to the orientation of the southern duplex. It was ultimately determined that the structure should be rotated so that the front of the duplex faced to the north, into the site. Staff stated that arrangement would provide more of a rear yard to rear yard relationship with the lot to the south, should that adjacent lot ever develop with a residence. Public Works Comment was presented and discussed. The applicant stated any needed right-of-way would be dedicated. Staff asked the applicant to indicate right-of-way dedication on the revised site plan and to label setbacks based on the new property line. Other Agency Comments were noted. The applicant was advised to submit responses by September 19, 2018. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for construction of two duplex residential structures on R-3 zoned properties located on the east side, mid-block of the 3400 Block of Longcoy Street. The site October 4, 2018 ITEM NO.: 6 (Cont.) FILE NO.: Z-9355 5 consists of three platted lots which will be recombined into two lots with one duplex structure and its associated parking on each of the two lots. The buildings will be one-story in height with a pitched, shingled roof and vinyl siding exterior. The structures will contain 2,340 square feet of living space; 1,170 square feet per unit. The applicant responded to issues raised at Subdivision Committee and submitted a revised site plan. The proposed lot lines for the two-lot recombination have been indicated and the parking for each duplex is on the same lot as the duplex it serves. The driveways and parking will be concrete. Any fencing will comply with that allowed in the R-3 residential district. The required right-of-way dedication for Longcoy Street has been indicated and building setbacks are shown. All setbacks comply with or exceed the R-3 district requirements. The northern duplex is oriented to Longcoy Street. The southern duplex has a front oriented into the site and a rear oriented to the rear of the vacant lot adjacent to the south. Staff believes the proposed duplexes are appropriate for the site. The proposed building design is compatible with the design of homes in the immediate area. The plat/bill of assurance for John Barrow Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. The lot recombination must be completed and properly recorded prior to submittal of a building permit. 2. Compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. October 4, 2018 ITEM NO.: 7 FILE NO.: Z-9357 NAME: Ritter Communications Mini-fiber Distribution Substation – Conditional Use Permit LOCATION: NW corner of Maryland and Park OWNER/APPLICANT: Union Rescue Mission: Owner Ritter Communications, John Peterson: Authorized Agent PROPOSAL: A conditional use permit is requested to allow for construction of a single structure to contain a fiber optics distribution substation. The property is zoned R-4. 1. SITE LOCATION: The property is located at the northwest corner of Maryland Avenue and S. Park Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed zoning and uses. The I-630 right- of-way is directly adjacent to the north. A women and children’s shelter is located across Park Street to the east and Children’s Hospital is located beyond the shelter. A church is located across Maryland Avenue to the south. Single family residences are adjacent to the west. The R-3 and R-4 zoned properties to the south and west are occupied by single family homes, vacant-boarded structures and vacant lots. Staff believes the small, unmanned fiber-optic facility will have no effect on the surrounding neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Capitol Hill and Central High Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The proposed facility will be unmanned. It will only require available parking space for a technician who will occasionally visit the site. A single driveway will access the site off of Maryland Avenue. A drive-thru gate will provide access to the site. The driveway will be constructed to city standards from the street to the fenced compound. The compound will have a gravel surface. October 4, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-9357 2 4. SCREENING AND BUFFERS: Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. Any new site development shall adhere to the current landscape code. Provide screening on the west and south sides of the property adjacent to the existing residential property and Maryland Avenue. 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: 1. Due to the proposed use of the property, the Master Street Plan specifies that Maryland Ave for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Gravel driveway or parking pads are not permitted within the right-of- way. A concrete driveway apron should be provided in conformance with City of Little Rock Detail PW-32. The concrete apron should extend to the right-of-way line with a total driveway length of 25 feet to not block the future sidewalk. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection. Fire Department: No comment. October 4, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-9357 3 Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along West 12th Street, south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicants were present. Staff presented the item and noted some additional information was needed. In response to a question from staff, the applicants stated the proposed security fence would be 8 feet tall, topped by standard security wire. The applicant was asked how often and what hours the generator would be tested. The applicants responded that it was tested once a week, mid-day. The applicants were asked to provide a signage plan. Staff stated a single properly paved driveway was required from the street to the property line. The drive must be perpendicular to the street. Once inside the fenced compound area, gravel may be used and the gravel vehicular use area must be designed and maintained in a manner that does not result in the creation of dust, mud, silt or standing water. Public Works Comments were discussed. The applicants were advised that the proposed lease/compound area would need to be moved north 5 feet to allow for right-of-way dedication. Landscape and Screening comments were discussed. Staff stated screening was required along the west perimeter, where the site was adjacent to residential. Staff stated evergreen plantings could fulfill that requirement. The Committee members stated they also wanted screening along the south side where the site fronted onto Maryland Avenue. Other Agency Comments were noted. The applicants were advised to respond to staff issues by September 19, 2018. The Committee then forwarded the item to the full Commission. October 4, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-9357 4 STAFF ANALYSIS: Ritter Communications is requesting approval of a conditional use permit to allow for construction of a small building within a lease area on this R-4 zoned lot to contain a mini-fiber distribution operation. The lease area is 35’ X 40’ in size. It will be enclosed by a 6 – 8 foot tall chain link fence with three strands of security (barbed wire) above the fence. The structure containing the fiber optics distribution equipment is 14 feet by 10 feet, 9 feet tall. The exterior will be washed gravel composite. The structure will house equipment for the purpose of providing fiber optic network services. Access to the compound will be from a single driveway off of Maryland Avenue. The driveway will be constructed to city standards from the road to the gate of the lease area. The lease area will have a gravel surface. The facility is unmanned so the only traffic to the site once it is constructed will be the occasional technician. The site will contain a generator which is normally exercised weekly on Tuesday – late morning or early afternoon. The exercise normally lasts 20 – 30 minutes. Generators are common on communication sites such as wireless communication facilities (cell tower sites). Signage will consist of a sign on the gate identifying the facility and containing various safety information messages. Screening shrubbery will be installed along the west and south perimeters of the site to provide screening from the residential property to the west and Maryland Avenue to the south. The applicant is to work with city staff to determine an appropriate screening plant. Staff is supportive of the proposed use. The plat/bill of assurance for Capitol Hill Extension does not address use issues. The applicant submitted a revised plan indicating the right-of-way dedication for Maryland Avenue. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. October 4, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-9357 5 PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. DATE TV Q UR w l Vv PLANNING COMMISSION VOTE RECORD GDr►S �N , e�'ir�.N�?4 I �.L�rvL.t =1� �L ?_ -'l�'V i MEMBER BERRY, CRAIG BYNUM, BUELAH BYNUM, BUELAH COX, KEITH COX, KEITH ✓ l ✓ FINNEY, REBECCA FINNEY, REBECCA I HAMILTON, SCOTT HAMILTON, SCOTT Q. ✓ HAYNES, MARLON D. ` HAYNES, MARLON D. 1 I ✓ ✓ LAHA, TROY LAHA, TROY ' LATTURE, PAUL LATTURE, PAUL ��J` ✓ ✓ MAY, BILL B. MAY, BILL B. \a) , l ® V/ STEBBINS, ROBERT STEBBINS, ROBERT ✓ THOMAS, DIANA M. THOMAS, DIANA M. j i MEMBER BERRY, CRAIG BYNUM, BUELAH COX, KEITH l FINNEY, REBECCA I HAMILTON, SCOTT HAYNES, MARLON D. ` LAHA, TROY ' LATTURE, PAUL MAY, BILL B. , l STEBBINS, ROBERT THOMAS, DIANA M. j Meeting Adjourned ��'1 + 3 � P.M. AYE 00 NAYE �1 ABSENT ABSTAIN �RECUSE October 4, 2018 There being no further business before the Commission, the meeting was adjourned at 4:31 p.m. Date Secretary Chairman