HomeMy WebLinkAboutpc_08 25 2016
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
AUGUST 25, 2016
4:00 P.M. I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott Hamilton
Troy Laha
Bill May
Members Absent: Paul Latture
Jennifer Martinez Belt
City Attorney: Shawn Overton III. Approval of the Minutes of the July 14, 2016 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
AUGUST 25, 2016
4:00 P.M.
I. OLD BUSINESS:
NO OLD BUSINESS
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-9156 Hayes Parolee/Probationer Housing Facility – Special
Use Permit
2101 Simpson Street
2. Z-9157 Johnson Group Care Facility – Special Use Permit
1102 S. Pulaski Street
3. Z-8846-A Rezoning from R-2 to M
North of the 15500 Block of Lawson Road
4. Z-9158 Rezoning from R-2 to R-4
1916/1918 Perry Street
5. Z-6734-F Deal Revised Short-Form PD-R
909 Cumberland Street
6. Z-8629-B Platinum Self Storage Mini-Warehouse – Conditional
Use Permit
102 S. Rodney Parham Road
7. Z-9152 Lowdermilk Accessory Dwelling – Conditional Use
Permit
221 Linwood Court
8. Z-9153 Hindu Temple of Central Arkansas – Conditional Use
Permit
19430 Lawson Road
Agenda, Page Two
II. NEW BUSINESS: (CONTINUED)
Item Number:
File Number:
Title:
9. Z-9154 Phillips Duplexes – Conditional Use Permit
NW corner of Holt and West 38th Streets
10. Z-9155 Little Rock Technology Park Commercial Parking Lot –
Conditional Use Permit
West side of 400 Block of Main Street
August 25, 2016
ITEM NO.: 1 FILE NO.: Z-9156
Name: Hayes Parolee/Probationer Housing Facility – Special Use Permit Location: 2101 Simpson Street Owner: Tammy Hayes Applicant: Tammy Hayes Proposal: A Special Use Permit is requested to allow a Parolee/Probationer Housing Facility to be operated in the single family residence located on the R-2 zoned property at 2101 Simpson Street.
STAFF UPDATE:
On August 10, 2016 the applicant requested this application be deferred to the
October 6, 2016 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 25, 2016)
Staff informed the Commission that on August 10, 2016 the applicant requested
deferral of this application to the October 6, 2016 agenda. Staff supported the
deferral request.
The item was placed on the Consent Agenda for deferral to the October 6, 2016
agenda. The vote was 9 ayes, 0 nays and 2 absent. The application was
deferred.
August 25, 2016
ITEM NO.: 2 FILE NO.: Z-9157
Name: Johnson Group Care Facility – Special Use Permit Location: 1102 S. Pulaski Street Owner: Jeanne Guerin Applicant: Trina Johnson Proposal: A Special Use Permit is requested to allow a group care facility to be operated in the single family residence located on the R-4 zoned property at 1102 S. Pulaski Street.
A. Public Notification:
All owners of property located within 200 feet of the site and the
Downtown and Central High Neighborhood Associations were notified of
the public hearing.
B. Public Works Issues:
No Comments.
C. Staff Analysis:
1102 S. Pulaski Street is located on the west side of S. Pulaski Street, just
south of West 11th Street. The property is occupied by a two-story frame
single family structure. There is a one-car wide driveway/curb cut from S.
Pulaski Street at the southeast corner of the site. Remnants of a gravel
driveway are located along the south side of the residence. There is
currently no improved off-street parking. There is also on-street parking
located along S. Pulaski Street.
All surrounding properties contain residential structures, both single family
and multi-unit structures, and are zoned R-2 and R-6. There are several
boarded-up residences and vacant lots in this general area.
The applicant, Trina Johnson, proposes to utilize the existing 2,912 square
foot structure as a group care facility. The residential facility will house up
to 16 youth residents between the ages of 12 to 17. Residents in the
home may be referred by the State Division of Children and Family
August 25, 2016
ITEM NO.: 2 (Cont.) FILE NO.: Z-9157
Services (DCFS), courts, churches or private placement by the child’s
parent or guardian.
The applicant provides the following information with respect to house
parents/employees:
• There will be two (2) house parents who will work varying shifts. There
will be three (3) workers at any given shift to include staff/houseparent.
Shift hours will be the following hours: 7:00 a.m. to 3:00 p.m., 3:00
p.m. to 11:00 p.m., 11:00 p.m. to 7:00 a.m.
The applicant provides the following information regarding specific
activities which will take place at this location:
• Recreational Therapy, Coping Skills, Education, Positive Habits,
Motivation and Success, Art Therapy, Self-Esteem, Relationship
Building, Boundaries, Building Support Networks and Goal Setting
• Individual and group counseling sessions facilitated by Licensed
Therapist (house parent licensed)
• Med management by psychiatrist and medical physician (not
established yet, however plan to integrate services upon selection).
Medical staff to visit once weekly
• DCFS case managers visits
The applicant also provides the following information regarding parking:
• Currently on the front southeast portion of the home, replacement
gravel will be added to the partially graveled area for parking. In the
event purchase of a van is attained for the facility, it shall be parked in
this designated location.
• Additional parking will be initiated at a later date to the opposite (right)
front area of the facility.
• In the event DCFS staff visits the facility, parking on the street will be
available.
The site is not located on a Rock Region Metro bus route. Route #11
(M. L. King Route) runs along Dr. Martin Luther King Drive two (2) blocks
to the west.
2
August 25, 2016
ITEM NO.: 2 (Cont.) FILE NO.: Z-9157
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Care Facilities, as adopted by the Board of Directors
on September 6, 2005:
1. family care facility, group care facility, group home,
parolee or probationer housing facility, rooming, lodging
and boarding facility.
(a) Separation, spacing and procedural requirements for
family care facilities, group care facilities, group homes,
parolee or probationer housing facilities and rooming,
lodging and boarding facilities will be determined by the
planning commission so as not to adversely impact the
surrounding properties and neighborhood. Unless the
commission determines that a different area is more
appropriate, a neighborhood shall be defined as an area
incorporating all properties lying within one thousand
five hundred (1,500) feet of the site for which the permit
is requested.
(b) There shall be a presumption that a special use permit
for a group home of 5, 6, 7, or 8 handicapped persons
will be granted if all ordinance requirements are met,
except that individuals whose tenancy would constitute
a direct threat to the health or safety of other individuals
of whose tenancy would result in substantial physical
damage to the property of others shall not be allowed
in such a home.
(c) Issues that the planning commission will consider
during its review of a family care facility, group care
facility, group home, parolee or probationer housing
facility, or rooming, lodging and boarding facility
include, but are not limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed
to be served, the number of employees proposed
and the type of services being proposed.
3
August 25, 2016
ITEM NO.: 2 (Cont.) FILE NO.: Z-9157
4. The need and provision for readily accessible
public or quasi-public transportation.
5. Access to needed support services such as social
services agencies, employment agencies and
medical service providers.
6. Availability of adequate on-site parking.
(d) The Fire Marshal must approve the use of any structure
proposed as a family care facility, group care facility,
group home, parolee or probation housing facility or
rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes
and parole or probation housing facilities shall be
operated within any and all applicable licensing and
procedural requirements established by the State of
Arkansas.
According to an area survey, there are no other transitional-type
residential facilities within 1,500 feet of the property.
The applicant notes that there will be ten (10) bedrooms within the
residence, with the maximum residents per bedrooms as noted below.
The total number of residents within the home will not exceed 16.
• Room (1) 132 square ft. 2 occupants
• Room (2) 137 square ft. 2 occupants
• Room (3) 155 square ft. 2 occupants
• Room (4) 106 square ft. 1 occupant
• Room (5) 166 square ft. 2 occupants
• Room (6) 135 square ft. 2 occupants
• Room (7) 149 square ft. 2 occupants
• Room (8) 149 square ft. 2 occupants
• Room (9) 210 square ft. 3 occupants
• Room (10) 213 square ft. 3 occupants
Section 8-406(a) of the City’s Buildings and Building Regulations
Ordinance (minimum area per dwelling unit) requires 150 square feet for
the first occupant and 100 square feet for each additional occupant.
Therefore, the minimum area for a residence occupied by 16 persons is
1,650 square feet. As noted earlier the residential structure contains
2,912 square feet.
4
August 25, 2016
ITEM NO.: 2 (Cont.) FILE NO.: Z-9157
Section 8-406(b) (minimum area per bedroom) requires 70 square feet for
the first occupant and 50 square feet for each additional occupant. All of
the proposed bedrooms will conform to this requirement.
According to the applicant, a bill of assurance could not located for this
property.
The Little Rock Fire Marshal has inspected the property and approved the
proposed occupancy. The inspection report notes that several items will
need to be addressed prior to occupancy. These include exit/emergency
signs and lighting, fire extinguishers, fire alarm system, doors, outlets and
outside lighting.
Staff is not supportive of the requested special use permit to allow a group
care facility at 1102 S. Pulaski Street. Although staff’s survey revealed no
other transitional-type living facilities within 1,500 feet of the site, staff
feels that the proposed occupancy of 16 residents and three (3) staff
members is too intense for this area. The proposed occupancy is very
institutional in scale. All of the surrounding properties are small scale
residential properties, including single family occupancy. Staff believes
that a group care facility for 16 residents at this location could have an
adverse impact on the surrounding residential properties.
D. Subdivision Committee Comment: (August 3, 2016)
Trina Johnson was present, representing the application. Staff presented
the application and noted that additional information was needed with
respect to number and occupancy of bedrooms, employees/personnel,
other activities and parking. These issues were briefly discussed.
Ms. Johnson noted that the additional information would be submitted to
staff. Staff also noted that an inspection of the structure by the Fire
Marshal must be completed prior to the Planning Commission meeting.
After the brief discussion, the Committee forwarded the application to the
full Commission for final action.
E. Staff Recommendation:
Staff recommends denial of the requested Special Use Permit to operate a
group care facility at 1102 S. Pulaski Street.
5
August 25, 2016
ITEM NO.: 2 (Cont.) FILE NO.: Z-9157
PLANNING COMMISSION ACTION: (AUGUST 25, 2016)
Staff informed the Commission that on August 26, 2016 the applicant requested
deferral of this application to the October 6, 2016 agenda. Staff supported the
deferral request.
There was a motion to waive the bylaws and accept the request for deferral
being less than five (5) days prior to the public hearing. The vote was 9 ayes,
0 nays and 2 absent. The bylaws were waived.
The item was placed on the Consent Agenda for deferral to the October 6, 2016
agenda. The vote was 9 ayes, 0 nays and 2 absent. The application was
deferred.
6
August 25, 2016
ITEM NO.: 3 FILE NO.: Z-8846-A
Owner: LRQ, LLC
Applicant: Troy Robertson
Location: North of the 15500 Block of Lawson Road
Area: 0.39 Acre
Request: Rezone from R-2 to M
Purpose: To incorporate into adjacent quarry property to the
west.
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Undeveloped property; zoned R-2
South – Mining operations; zoned M
East – Undeveloped property; zoned R-2
West – Mining operations; zoned M
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 SWLR United
for Progress and Citizens of West Pulaski County Neighborhood Associations
were notified of the public hearing.
August 25, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8846-A
D. LAND USE ELEMENT:
Planning Division:
This request is located in the Ellis Mountain Planning District. The request is
along the line between Residential Low Density and Mining. Residential Low
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The Mining category provides for the extraction of various natural resources such
as bauxite, sand, gravel, limestone, granite or other. Mining uses will include
assurances that these resources be properly managed so as not to create a
hazard, nuisance or the disfigurement or pollution of the land. The applicant has
applied for a rezoning from R-2 (Single Family District) to M (Mining) to allow the
Mining uses. Since the Land Use Plan is general in nature and the rezoning is
small in nature as well as on the boundary between these uses there is no need
for a Land Use Amendment.
Master Street Plan:
No street is close to the application.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
LRQ, LLC, owner of the 0.39 acre property located north of the 15500 Block of
Lawson Road, is requesting to rezone the property from “R-2” Single Family
District to “M” Mining District. The rezoning is proposed in order to incorporate the
subject property into the existing mining operation to the west and south.
The property is currently undeveloped and wooded. An existing mining operation
is located immediately west and south of the property. The property (18.85 acres)
to the west and south was rezoned to “M” Mining on September 3, 2013. There is
a larger area of “M” Mining zoning immediately west of the 18.85 acres.
Undeveloped R-2 zoned property is located to the north and east.
2
August 25, 2016
ITEM NO.: 3 (Cont.) FILE NO.: Z-8846-A
The City’s Future Land Use Plan designates this property as Residential Low
Density. Since the Future Land Use Plan is general in nature and the subject
property is adjacent to “M” Mining designation to the west and south, no land use
plan amendment will be required.
Staff is supportive of the requested “M” rezoning. Staff views the request as
reasonable. A very minimal area of property, 0.39 acre, is proposed to be rezoned
and incorporated into existing “M” zoning to the west and south. LRQ, LLC also
owns the adjacent property to the west and south. Staff views the proposed
rezoning as nothing more than a “clean-up” type issue. Staff believes the rezoning
of this 0.39 acre property to “M” to allow for a minor expansion of the existing
mining operation will have no adverse impact on the adjacent properties or the
general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested “M” rezoning.
PLANNING COMMISSION ACTION: (AUGUST 25, 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 9 ayes, 0 noes and
2 absent.
3
August 25, 2016
ITEM NO.: 4 FILE NO.: Z-9158
Owner: Perry’s Pennies, LLC
Applicant: Kenny Whitfield, Perry’s Pennies, LLC
Location: 1916/1918 Perry Street
Area: 0.32 Acre
Request: Rezone from R-2 to R-4
Purpose: To construct two (2) duplex structures
Existing Use: Vacant single family structure and
vacant church structure
SURROUNDING LAND USE AND ZONING
North – Single family residences; zoned R-2
South – Single family residences; zoned R-2
East – Single family residences (across Perry Street); zoned R-2
West – Vacant lots and single family residences; 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. The maximum width of the driveway for residential use is 20 ft.
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.
August 25, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9158
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.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the I-430 Planning District. The Land Use Plan shows
Residential Low Density Use (RL) for this property. Residential Low category
provides for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also 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 from R-2 (Single Family District) to R-4 (Two
Family District) to allow for a two family (duplex) development.
Master Street Plan:
To the east of the property is Perry Street and it is 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. This street may
require dedication of right-of-way and may require street improvements for
entrances and exists to the site.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Perry’s Pennies, LLC, owner of the .32 acre property located at 1916/1918 Perry
Street, is requesting to rezone the property from “R-2” Single Family District to
“R-4” Two -Family District. The property is located on the west side of Perry Street
north of West 20th Street. The rezoning is proposed to allow the construction of
two (2) duplex structures on the site.
The property is comprised of two (2) platted lots. The northern lot contains a
vacant, boarded-up one-story frame single family residence. A concrete drive is
located at the northeast corner of this lot. The southern lot is occupied by a small,
2
August 25, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9158
vacant church building. There is a paved drive at the northeast corner of the lot,
leading to the church building.
Single family residences are located north, south and east (across Perry Street) of
the subject property. Office zoned property is located approximately one (1) block
to the north along Perry Street. Vacant lots and single family residences are
located to the west, with Office zoned property located across Aldersgate Road to
the west and Camp Aldersgate to the southwest.
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.
Staff is supportive of the requested R-4 rezoning. Staff views the request as
reasonable. The property is comprised of two (2) platted single family lots. Two
(2) duplex structures will only be a 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 25 are zoned R-4. This represents R-4 zoning on a
total of 6.79 percent of the overall residential lots within this neighborhood. The
two (2) lots proposed for R-4 zoning would raise this ratio to 7.33 percent. Staff
feels that his represents a very minimal percentage of the overall residential area.
Staff believes the applicant’s plan to construct two (2) new duplexes 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 areas.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (AUGUST 25, 2016)
Kenny Whitfield was present, representing the application. There were two (2) objectors
present. Staff presented the application with a recommendation of approval.
Kenny Whitfield addressed the Commission in support of the application. He explained
that the rezoning was proposed in order to construct two (2) new duplex structures.
3
August 25, 2016
ITEM NO.: 4 (Cont.) FILE NO.: Z-9158
Stacy Newman addressed the Commission in opposition. She stated that the existing
duplexes are having a negative impact on the neighborhood. She expressed concerns
with traffic, noise and police calls to the area. She noted concern with the turnover of
tenants. She briefly discussed her concerns.
Susan Staffeld also spoke in opposition. She stated that the neighborhood has
changed over the past few years. She discussed the width of the neighborhood streets.
She also expressed concerns with traffic and noise.
Mr. Whitfield explained to the Commission that there has been no turnover in the
duplexes he manages. He explained that the duplex properties are very well
maintained. He explained that he is working with the Public Works Department to
improve the drainage issues in the area. The drainage issue was briefly discussed.
He noted that an existing drainage pipe is being cleaned out and would be increased
in size.
Commissioner Hamilton asked how many duplexes are owned by Mr. Whitfield.
Mr. Whitfield noted approximately 12. Commissioner Hamilton asked if there were
duplexes in the area owned by others. Mr. Whitfield noted six (6) or so.
There was a motion to approve the rezoning application. The motion passed by a vote
of 6 ayes, 3 nays and 2 absent. The rezoning was approved.
4
August 25, 2016
ITEM NO.: 5 FILE NO.: Z-6734-F
NAME: Deal Revised Short-form PD-R
LOCATION: 909 Cumberland Street
DEVELOPER:
Matt McClure
Home Instead Senior Care
3809 McCain Park Drive, Suite 100
North Little Rock, AR 72116
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: PLANNING DISTRICT: CENSUS TRACT:
CURRENT ZONING: PD-R
ALLOWED USES: Single-family residential
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Same, with addition of Office (General or Professional)
VARIANCE/WAIVERS:
1. Use of gravel for parking
2. Double-stacked parking spaces
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the recently approved PD-R zoning of
this lot (Lot 3R) to add office (general or professional) to the approved use, single
family residential. The applicant is proposing to use this structure as offices for
Home Instead Senior Care, a network of franchises specializing in home care for
August 25, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-6734-F
the elderly. Proposed office hours are 7:30 a.m. – 5:30 p.m., Monday through
Friday. Approximately 10 people work in the office. About half of the staff
spends the majority of time in the field and the other half spends the majority of
their time in the office. One bedroom of the home will be utilized by the applicant
for a weekend retreat. This bedroom will not be used for rental purposes.
B. EXISTING CONDITIONS:
The site contains a two-story, frame residential structure that was built in the
1920’s. The structure is currently being rehabilitated. On May 3, 2016, the
Board of Directors passed Ordinance No. 21,228 establishing a 3-lot, single
family residential Planned Development. This existing residence and lot were
approved as Lot 3R of Deal Short-form PD-R. A second lot was created for a
residential structure fronting onto East 9th Street and a third lot was created at the
corner of 9th and Cumberland to allow for construction of a third residence.
No changes to the lot configuration or building area are proposed under this
revision.
The property is located in an area characterized by a mixture of residential and
office type uses. The residential uses range from single family to high-rise
residential.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Downtown and MacArthur Park Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Power lines exist in the area,
but should not conflict with the change of use to add the professional office in the
existing structure. Contact Entergy in advance to discuss adjustments to service
requirements to the structure (if any) as this project proceeds.
Centerpoint Energy: No comments received.
2
August 25, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-6734-F
AT&T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met
Fire Department: Full plan review.
Building Code: No Comments.
County Planning: No Comments.
Rock Region METRO:
a) Location is served by METRO along 9th St at Cumberland by several
routes. We have no objection to the conditional use permit in this
neighborhood.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The property is located in the MacArthur Park Historic District
and any improvements to the site must be reviewed by the Historic District
Commission for compliance with Historic District standards.
Landscape: No Comments.
G. SUBDIVISION COMMITTEE COMMENT: (August 3, 2016)
The applicant was present. Staff presented the item and noted little additional
information was needed. The Committee was informed of the requested
variances to allow the gravel parking and the double-stacked parking. Staff
noted that all signage, fencing and other improvements to the site must comply
with historic district standards.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
H. ANALYSIS:
Lot 3R, Block 44, Original City of Little Rock, located at 909 S. Cumberland
Street, is occupied by a two-story, frame residential structure that was
constructed in the 1920’s. The lot is one of three created in May 2016 under the
Deal Short-form PD-R.
The applicant is requesting a revision to that recently approved Planned
Development to allow for the addition of office (general or professional) to the
3
August 25, 2016
ITEM NO.: 5 (Cont.) FILE NO.: Z-6734-F
single family residential use approved for this lot. Home Instead Senior Care
proposes to occupy the property as Office for their senior care franchise.
Proposed office hours are 7:30 a.m. – 5:30 p.m., Monday through Friday.
Approximately 10 people will work out of the office. An area of gravel parking will
be created in the rear yard area, with access directly off of the alley. The parking
will accommodate 10 vehicles, with double-stacked parking. Landscaping will be
installed on the north and south perimeters of the parking area. A combination of
fencing, ranging from 3 feet tall picket fencing in the front yard to 6 foot tall wood
privacy fencing along the side perimeters, will be installed. Fencing will be
placed between the parking area and the rear of the structure. No fencing will be
placed directly along the alley. Signage will consist of a 6 foot tall, 25 square
foot, wood ground-mounted sign to be placed in the front yard. All fencing and
signage must be approved by the Historic District Commission.
Staff is supportive of the proposal. Several other properties in the 900 and 1000
blocks of Cumberland have been approved for office use, including the properties
adjacent to this site. The building and property will retain its residential character
and the proposed use is not out of character with uses in the area. The use of
gravel and double-stacked parking off of the alley is an appropriate way to
provide the needed parking and to minimize the overall impact of the use
change.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested revision to the Planned
Development zoning for this lot subject to compliance with the following
conditions:
1. Compliance with the comments and conditions outlined in Sections D, E and
F of the agenda staff report.
2. Compliance with the MacArthur Park Historic District regulations.
Staff recommends approval of the requested variances to allow gravel parking
and double-stacked parking.
PLANNING COMMISSION ACTION: (AUGUST 25, 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 variances. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff with a vote of 9 ayes, 0 noes
and 2 absent.
4
August 25, 2016
ITEM NO.: 6 FILE NO.: Z-8629-B
NAME: Platinum Self Storage Mini-Warehouse –
Conditional Use Permit
LOCATION: 102 S. Rodney Parham Road
OWNER/APPLICANT: King Chow and Jasmine Lin/
Development Consultants, Inc.
PROPOSAL: A conditional use permit is requested to allow for
the construction of a three-story, conditioned
mini -warehouse facility on this C-3 zoned,
1.87 acre tract.
1. SITE LOCATION:
The site is located on the south (west) side of S. Rodney Parham Road,
one lot south of West Markham Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within the commercial district at the West
Markham/Rodney Parham intersection. A Kroger store, Red Lobster
and Burger King are adjacent to the west. Additional commercial uses,
including an older, more traditional mini-warehouse development are
located beyond Kroger. A mixture of office and commercial uses are
located to the east and north. A single family neighborhood is adjacent
to the south. A restaurant previously occupied this site, with parking
extending to within a few feet of the southern boundary. In staff’s opinion,
the nature of this proposed development and the specifics of the site
improvements will make the primarily enclosed mini-warehouse
development compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Briarwood and Sunnymeade
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Access to the site will be via driveways off of North Rodney Parham Road
and Sunnymeade Drive. The two driveways have existed for many years.
The site will not be fenced or gated in a manner that will limit access.
Parking spaces will be provided at the front of the property/near the office.
Access to the majority of the units is located off of a driveway that extends
through the ground level of the building. Some units are accessible on the
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
ground floor by parking adjacent to the building. Parking and access are
appropriate for the use.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
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 adjacent property to the south is zoned R-2. 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. The plantings, existing
and purposed, shall be provided within the landscape ordinance of the
city, section 15-102.
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. One (1)
tree and three (3) shrubs or vines shall be planted for every thirty (30)
linear feet of perimeter planting strip.
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.
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.
An irrigation system shall be required for developments of one (1) acre
or larger.
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.
2
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
5. PUBLIC WORKS:
1. Rodney Parham St. is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3. Storm water detention ordinance applies to this property if detention
was provided with the last development. 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's association.
4. 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.
5. A City of Little Rock drainage project was recently completed on both
the north and south sides of the Sunnymeade driveway. The 12 inch
RCP on the north side of the Sunnymeade driveway and pipes
downstream are believed to be undersized. At the time of the building
permit, a drainage analysis should be performed to determine if
existing pipe sizes are adequate. If so, the system will be required to
be upsized.
6. With the proposed signage on the north side of the Rodney Parham
driveway, the sight distance to the west must not be obstructed.
7. Is the Sunnymeade driveway proposed to be one-way exit only? If not,
provide call box and turnaround for a SU-30 vehicle.
8. 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.
9. The Sunnymeade Drive driveway should be one-way exit only since a
turnaround is not provided.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. An overhead power
line exists on the south side of the property, but should not be in the way
of construction. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
3
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
Fire Department: Maintain Access:
4
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
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
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
5
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
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 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:
Minimum gate width shall be 20 feet.
Gates shall be of swinging or sliding type.
Construction of gates shall be of material that allow manual operation by
one person.
Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
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
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
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.
Locking device specifications shall be submitted for approval \by the fire
code official
Electric gate operators, where provided, shall be listed in accordance with
UL 325.
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.
Building Code:
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, contact a commercial plans examiner: Awning
must comply with 13’6’ clearance requirement.
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
County Planning: No comments.
Rock Region METRO:
a) Location is currently served by METRO on Route 5 one of top routes in
the system. The proposed mini-storage development is a low density
land use along a high use transit corridor. The location is also
surrounded by (4) other storage facilities within one mile. We feel the
property would be better utilized for its current zoning.
Planning Division: No comments.
7
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2016)
The applicants were present. Staff presented the item and noted additional
information was needed regarding specifics of the proposed development. The
issues raised by Planning Staff were noted as follow:
1. Provide a copy of the existing bill of assurance.
2. Provide the number rental units.
3. Is there a manager’s apartment?
4. Provide a signage plan.
5. Provided days and hours of operation (office hours and hours of access to
the units).
6. Locate and describe site lighting; including parking lot and building lighting;
should be low-level and directional, aimed downward and into the site.
7. Locate dumpster and required screening.
8. Will there be any outside storage (boats, campers, etc…)?
9. Provide exterior building elevations; including materials.
10. Provide commitment that no businesses will be permitted to operate within
the units.
11. Is there a prohibition against storage of flammable materials?
12. Provide agent authorization and right-of-way dedication forms.
The applicant presented a statement from an abstract company confirming that
there was no bill of assurance and the subdivision noted in the legal description
was never filed of record and did not exist. The applicant noted a variance was
requested to allow a building height of 36 feet (35’ allowed). A variance request
is also being made to allow grading in the north 15’ of the south 25’ land use
buffer. It was noted that all of that area is currently paved now so the variance
would not result in the removal of any natural vegetation.
Public Works and Landscape Committee were noted and discussed. The
applicant confirmed that there would be no gates or fencing to prevent access
onto the property, thus negating the need for a call box or turn-around off of
Sunnymeade, Fire Department and Other Agency Comments were noted.
The applicant presented a color rendering of the proposed building elevations.
The Committee instructed the applicants to submit responses to staff issues by
August 10, 2016. The item was then forwarded to the full Commission.
8
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a three-story,
conditioned, mini-warehouse facility on this vacant, C-3 zoned, 1.8+ acre tract.
The property was formerly occupied by a restaurant. The building has been
removed. The remnants of the asphalt and concrete parking lot remain.
Access to the site is via driveways off of Rodney Parham Road and Sunnymeade
Drive. The site will not be gated or fenced other than for screening fencing along
the south and east perimeters where the site is adjacent to residential uses.
Parking spaces will be provided at the front of the site for use by persons
accessing the office or the small number of ground-floor storage units with
outside access. The building is designed to have vehicles pull through the
interior for loading and unloading. Elevators will provide access to the second
and third floors.
The building will have a height of 36 feet with a parapet extending to 40 feet to
screen the roof-mounted mechanical units. The C-3 district has a height limit of
35 feet and a variance is requested for the additional foot of building height. The
facility will contain approximately 750 units. There will not be an on-site
manager’s apartment. Signage will consist of two ground signs; one on the
Sunnymeade perimeter and one on the Rodney Parham perimeter as well as
wall signage on the north and east facades, facing the Rodney Parham and
Sunnymeade Street frontages. The ground sign on Sunnymeade will be an 8
foot tall 6 feet wide, 48 square foot monument sign. The sign on the Rodney
Parham frontage will be up to 36 feet in height and 160 square feet in area.
Site lighting will consist of wall mounted light fixtures mounted to the walls of the
building at an elevation of 9 feet above the finished floor. The lighting will be
aimed downward and into the site. There will be no pole mounted lights. The
applicant proposes to use the existing dumpster enclosure location at the
northeast corner of the site. The trash enclosure will be block masonry with
wooden gates. The building itself will have an exterior finish of split faced block,
brick, EIFS with steel decorative panels. The colors will be earth-toned. The
building will have the appearance of an office building. There will be no outside
storage of boats, campers, etc…
No businesses will be permitted to operate within the storage units. Storage of
flammable materials is not permitted. Office hours are 9:00 a.m. – 6:00 p.m.,
Monday through Friday; 9:00 a.m. – 5:00 p.m., Saturdays and noon – 5:00 p.m.,
Sundays. Tenant access to the units will be 6:00 a.m. – 9:00 p.m. daily.
Three variances are requested. The first is the previously noted one foot height
variance. The second variance is to allow a reduction in the Rodney Parham
Road perimeter street buffer from 25 feet to 15 feet. The reduction is caused, in
9
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
part, by the requirement to dedicate an additional 10 feet of right-of-way for
Rodney Parham Road. The third variance is to allow grading within the northern
15 feet of the southern 25 foot land use buffer. The code allows an
encroachment up to 30% in a buffer. The proposed 15 foot encroachment
represents 60% of the buffer.
Staff supports all of the requested variances. In particular, the encroachment
into the rear buffer will have no effect since all of that area, other than for the
southernmost five feet or so, is currently paved. Once this project is complete,
the southern 25 feet will be landscaped.
To staff’s knowledge, there are no outstanding issues. Staff believes the
proposed use, as designed and specified, is an appropriate use for the site. The
property is unplatted and there is no bill of assurance.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions as noted in Section 4, 5 and 6
of the agenda staff report.
2. Due to the proximity of nearby residences, dumpster service hours are to be
limited to 7:00 a.m. – 6:00 p.m., Monday through Friday.
Staff recommends approval of the requested variances to allow a reduced street
buffer of 15 feet, an increased building height of 36 feet and to allow grading
within the northern 15 feet of the southern 25 foot buffer.
PLANNING COMMISSION ACTION: (AUGUST 25, 2016)
The applicants were present. There were four (4) registered objectors present.
Staff had received two (2) e-mails of opposition which had been delivered to the
commissioners. Staff presented the item and a recommendation of approval as
outlined in the “staff recommendation” above.
Robert Brown, representing the application, addressed the commission. He
described the site and stated the new project would result in a 56% increase in
landscape area. He stated the development was a quiet use and a low traffic
generator. Mr. Brown stated the use would generate about 13 vehicle trips per
day. He said the facility would have limited hours of operation and access and
the site would not be enclosed by ugly security fencing. Mr. Brown presented
architect’s renderings of the building, making note of the design, colors and
10
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
materials. He said it would look very much like an office building. Mr. Brown
stated a neighborhood meeting was held on August 20 that was attended by one
area resident.
Mary Julia Hill, of 6907 Carrilon Drive, addressed the commission. She stated
she was the president of the Briarwood Neighborhood Association and she did
not get notice of the hearing. She stated the notice went to the previous
president and she had not had time to prepare for the hearing. In response to a
question form the commission, Dana Carney of the planning staff stated the
notice went to the person identified on the neighborhood association registration
list kept by the Department of Housing and Neighborhood Programs, which is
available on the city’s web site.
Roberto Aqui, of 320 Carpenter Dive, stated he was opposed to the proposed
development.
Tracy Crain, of 324 Carpenter Drive, president of the Sunnymeade
Neighborhood Association, spoke in opposition. She presented a copy of an
on-line petition signed by many persons objecting to the proposed development.
Ms. Crain outlined several areas of concern she had with the proposal; including
drainage issues, access off of Sunnymeade next to a residence, the condition of
the existing signage on the Sunnymeade entrance, the potential loss of privacy
for neighbors having a three story building on the adjacent property, traffic and
potential noise twenty-four hours a day. She stated not everyone was notified
that should have been. She stated Consumer Affairs had listed many reasons
why you don’t want a storage facility in your neighborhood.
Ruth Bell, of the League of Women Voters of Pulaski County, asked how many
units would have direct outside access. She asked if traffic would be encouraged
to exit onto Rodney Parham rather than Sunnymeade.
Robert Brown responded that about 20 units on the east side of the building had
outside access. He said traffic onto Sunnymeade should be minimal as the
Rodney Parham driveway provided more direct access. He said the sign on the
Sunnymeage perimeter would be a small monument style sign. Mr. Brown
restated the hours of access, saying there would not be twenty-four hour access.
He stated proper notification was completed and the required sign was posted on
the sign. He stated the traffic associated with this facility would be much less
than the traffic created by the restaurant which previously occupied the site.
Mr. Brown stated this project would have slight positive impact on the site
drainage, since there would be less pavement and less run-off.
Commissioner Bubbus asked staff if the applicant was committed to the
proposed colors and building materials. Dana Carney responded that they would
have to use the colors, materials and design presented or the item would have to
be brought back to the commission.
11
August 25, 2016
ITEM NO.: 6 (Cont.) FILE NO.: Z-8629-B
Commissioner May asked what would prevent a person from accessing their
storage unit after hours. Mr. Brown responded that access was controlled
electronically with timers. Commissioner May stated he was going to vote
against the project, citing the proximity of other storage units in the area.
Commissioner Laha asked if the east entrance could be closed. Mr. Brown
responded that he felt the fire department wanted the two access points.
Commissioner Laha was asked if he would support the project if the east
entrance was gated. Commissioner Laha responded not necessarily.
David Jones, speaking for the applicant, stated eh owner would eliminate all
outside access to any units; that all units would be interior-access only.
In response to a question from Commissioner Bubbus, the applicant stated the
investment in the development would be in the range of $5,000,000 - $7,000,000.
Commissioner Bubbus stated he appreciated the neighbors’ passion but the
impact of this proposed use would be much less than other uses that could be
developed on the site by-right. He noted the commitment to the specific design
and the elimination of outside access to any units. He stated this was a good
project that would be better for the neighborhood.
Commissioner Laha asked if eliminating the access to Sunnymeade would
change the opinion of the neighbors. Ms. Crain responded that it would not.
Commissioner Berry stated he echoed Commissioner Bubbus’ comments. He
also noted what could be developed on the site with no public input or comment.
A motion was then made to approve the application as amended, including all staff
comments and conditions, including the variances. The motion was approved by a
vote of 8 ayes, 1 no and 2 absent.
12
August 25, 2016
ITEM NO.: 7 FILE NO.: Z-9152
NAME: Lowdermilk Accessory Dwelling – Conditional
Use Permit
LOCATION: 221 Linwood Court
OWNER/APPLICANT: Jamie Lowdermilk
PROPOSAL: A conditional use permit is requested to allow for an
accessory dwelling to be located on the second floor
of a proposed new garage/accessory building on this
R-3 zoned lot.
1. SITE LOCATION:
The property is located on the east side of Linwood Court, Midway
between West Markham Street and Crystal Court.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a neighborhood of single family residences
ranging in size and style from small bungalows to large, two-story homes.
There are some accessory dwellings scattered throughout the general
area; some of which pre-date the current zoning regulations and some of
which were approved by conditional use permits.
Staff believes the proposed accessory dwelling is not out of character with
the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Hillcrest Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The existing residence and proposed accessory dwelling each require one
on-site parking space. The proposed garage will accommodate one vehicle.
The driveway is deep enough to accommodate several additional vehicles.
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS:
No Comments.
August 25, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9152
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: No building to be constructed over existing
6” sewer main (installed 1912).
Entergy: Entergy does not object to this proposal. However, a power line
exists in the rear of this property with an electrical service line feeding the
existing structure(s). Please contract Entergy in advance to ensure that
service needs are understood and met, and that clearances can be double
checked to any proposed construction to ensure that NESC and OSHA
required clearances are maintained during the process.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: Full plan review
Building Codes:
Project is subject to residential plan review and approval prior to issuance
of a building permit. Contact the permit desk at 501-371-4832 for
requirements
County Planning: No comments.
Rock Region METRO:
a) Location is served by METRO on Route 8 Rodney Parham. We have
no objections to this conditional use permit for and accessory building
with studio apartment on second floor.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2016)
The applicant was present. Staff presented the item and noted some additional
information was needed on the exterior materials to be used for the structure and
just what amenities the garage apartment would contain. In response to a
question from staff, the applicant stated it was not her intent to rent the
apartment.
Staff noted that Little Rock Wastewater had determined that a 6” sewer main,
constructed in 1912, extended from north to south through this block and through
the rear portion of the applicant’s property. The applicant stated she had been in
2
August 25, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9152
contact with LRWW and they were coming out to mark the location of the sewer
main. Once that is done, the applicant and her architect will determine what, if
any changes need to be made in the proposed site plan.
There were no other issues. The Committee advised the applicant to submit
responses to staff by August 10. The item was then forwarded to the full
Commission.
STAFF ANALYSIS:
The owner/occupant of the R-3 zoned, single family residential property located
at 221 Linwood Court is requesting approval of a conditional use permit to allow
an accessory dwelling. The applicant proposes to remove an existing, detached
garage building and to replace it with a two-story accessory building containing a
garage on the ground floor and an efficiency apartment on the second floor.
Associated with this proposal, the applicant will be making improvements to the
existing home; including constructing a porte-cochere on the north side and a
master bedroom and sunroom addition on the east (rear) of the house.
The efficiency apartment will contain a bathroom, efficiency kitchen and an open
space containing living and sleeping area. The new building will be constructed
of materials to match and complement the house. The apartment will be used by
the applicant and her husband as an “escape or man cave”, as an apartment for
a grown child, if needed or as a guest suite for friends and family who come to
visit. It will not be used as rental property.
Staff from Little Rock Wastewater Utility went to the site and marked the location
of the 6” sewer line that traverses the lot. The applicant’s architect has made a
slight modification to the site plan to accommodate the sewer line, which runs
between the house and the proposed accessory building.
The proposed accessory building complies with all ordinance standards for
setbacks, height and area coverage. The proposed additions to the house will
have a setback of 3 feet on the sides, less than the typical requirement of 5 feet.
The existing house has a side yard setback of less than a foot on the south side
so the new addition will actually have a greater setback. Letters of support from
the owners of the properties to the north and south have been provided.
To staff’s knowledge, there are no outstanding issues. The 1922 plat bill of
assurance does not address use issues.
3
August 25, 2016
ITEM NO.: 7 (Cont.) FILE NO.: Z-9152
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Section 6 of the agenda staff report.
Staff recommends approval of the requested side yard setback variances for the
associated additions to the existing house.
PLANNING COMMISSION ACTION: (AUGUST 25, 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 variances. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff with a vote of 9 ayes, 0 noes and 2 absent.
4
August 25, 2016
ITEM NO.: 8 FILE NO.: Z-9153
NAME: Hindu Temple of Central Arkansas – Conditional
Use Permit
LOCATION: 19430 Lawson Road
OWNER/APPLICANT: Norma Owens/Hindu Temple of Central Arkansas
PROPOSAL: A conditional use permit is requested to allow for the
construction of a place of worship on this R-2 zoned,
6.3± acre tract.
1. SITE LOCATION:
The property is located outside of the city limits, within the City’s zoning
jurisdiction. The site is located about 600 feet north of Lawson Road,
Midway between Marsh Road and Beauchamp Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a rural area characterized primarily by single
family homes on larger lots or acreage. There are several non-residential
uses and zoned areas in the vicinity. The properties immediately adjacent
to the site on all sides are zoned and occupied by a variety of single family
residences. The PD-C zoning to the southeast was established to
recognize a landscape company and car repair business that were in
existence at the time of zoning being extended to this area. A vacant,
former convenience store occupies the C-3 zoned property to the south.
Lawson Road forms the zoning jurisdiction boundary to the south and
properties south of the road are not zoned. If the proposed house of
worship were to be located on the main road and not at the end of a
600 ft. long private driveway through five residential properties, staff would
find the use to be more compatible with the neighborhood.
Notice of 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:
Access to the site is via a 30 ft. wide “Road and Utility Easement” that
extends off of Lawson Road. The road easement passes through the
parking lot of a closed commercial store and across the front of 4 residential
lots before entering this site. There are virtually no improvements within the
road easement. What begins as a narrow, asphalt strip, transitions to
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
various degrees of gravel and packed dirt before entering the site. The
temple will construct an asphalt-paved, 57 space parking lot and driveway
on its property.
Seating capacity within the worship area is 200 persons, requiring
50 parking spaces at a ratio of 1 space/4 seats.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
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 adjacent properties are zoned R-2, and R-7A. 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. The plantings, existing
and purposed, shall be provided within the landscape ordinance of the
city, section 15-102.
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. The shared dive at the south of the property must be placed
on the property line or the above perimeter requirements will need to be
met.
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 interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
Building landscape areas shall be provided between the vehicular use
area used for public parking and the general vicinity of the building. These
shall be provided at the rate equivalent to planter strip three (3) feet wide
along the vehicular use area. One (1) tree and four (4) shrubs shall be
planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
2
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
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.
5. PUBLIC WORKS:
1. 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 local
property owner association.
2. A utility/access easement should be provided from Lawson Road to the
subject property with at least 20 ft. of paved or all weather surface.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Outside service boundary – no comment.
Entergy: Entergy does not object to this proposal. A single phase power
line exists on the SE side of this property and another one on the west
side of this property in the vicinity of this proposed construction. There do
not appear to be any existing conflicts with Entergy facilities on this
property. 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 comments received.
AT&T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
A water main extension will be needed to provide water service to this
property.
3
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required. Contact Central Arkansas Water regarding
the size and location of the water meter.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
Fire Department: LRFD – No comments. West Pulaski VFD – provide
access and locate Fire Hydrants as required. Coordinate with West
Pulaski VFD.
Building Code: No comments – outside City Limits
County Planning: Applicant to provide approval of their wastewater
system from the Health Department before a 911 Address will be issued.
4
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
Rock Region METRO:
a) Location is not currently served by METRO. We have no objections to
this development.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2016)
The applicants were present. Staff presented the item and noted additional
information was needed regarding the building and the site development. The
specific issues and questions raised by Planning Staff are as follow:
1. The property is an acreage tract and there is no bill of assurance.
2. Provide more information on the proposed temple building itself (building
height and exterior materials-building elevations).
3. What is the capacity of the main worship area?
4. Provide a signage plan (type, size and location).
5. What are the typical days and hours of activities? What is the anticipated
attendance at these times?
6. All site lighting must be low-level and directional, aimed downward and into
the site.
7. Locate the dumpster and required screening (if one is proposed).
8. What is the existing house to be used for?
9. Provide a phasing plan for improvements.
10. Specify the material to be used for the new parking and drives (asphalt-
concrete).
11. Are there any outdoor use areas? If so, indicate them on the plan and
specify the use.
12. Septic system approval from the Department of Health is to be presented to
staff prior to commencing construction.
13. Final plans must be submitted to staff for review and approval prior to
construction.
14. Locate and describe all existing and proposed fencing.
Public Works, Landscaping and Other Agency Comments were presented. Staff
described the existing access to the site from Lawson Road as inadequate. The
applicants were asked to provide information regarding access to the site for the
proposed use.
5
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
The applicants were advised to submit responses to staff issues by August 10.
The Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned, 6.3± acre tract located at 19430 Lawson Road is currently
occupied by a one-story, log, single family residence and a couple of out
buildings. The property is located outside of the city limits, near the western
edge of the City’s zoning jurisdiction. The property is located approximately 600
feet north of Lawson Road.
Access to the site is via a “30 ft. road and utility easement” which passes through
the parking lot of a closed commercial business and across the front of 4 single
family residential properties.
Hindu Temple of Central Arkansas is requesting approval of a conditional use
permit to allow for construction of a place of worship. The applicants propose to
construct a temple building, a detached toilet building and asphalt parking and
drives for 57 vehicles. The existing residential structure will be used as housing
for the priest who will also be the caretaker of the property.
The temple building will be one-story in height (23’ 6”) with an area of 2,963
square feet. The detached toilet building will also be one-story in height with an
area of 589 square feet.
A garbmagluma, similar in concept to a church steeple, will be constructed on top
of the building in a future phase. This ornamental element will have a total height
of 42 feet (approximately 19 feet above the building). The temple will have a
seating capacity of 200 persons. The building will be constructed with an exterior
finish up of split faced block, brick and cementitious siding. The buildings will be
placed near the center of the tract and will have approximate setbacks of north,
100+ ft., south 200+ ft., west 150+ ft. and east 400+ ft. The site is fairly heavily
wooded and undisturbed wooded areas will be retained along the north, west
and east perimeters. A 6 foot tall, privacy fence will be placed on the site’s
perimeters.
Signage is proposed to consist of a small ground-mounted sign at the Lawson
Road end of the 30 ft. road easement. All site lighting will be low-level and
directional, aimed downward and into the site. The dumpster location and
screening have been indicated at the rear of the parking lot. Due to the proximity
of adjacent single family, any servicing of the dumpster must be limited to
daylight hours, Monday through Friday, 7:00 a.m. – 6:00 p.m. No outdoor use
areas are proposed.
6
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
The applicant has acknowledged that septic system approval from the
Department of Health must be provided to staff prior to commencement of
construction and final plans must be submitted to staff for review and approval
prior to construction (since the site is outside of the city limits and typical building
permit review will not occur).
The temple will be open from 8:00 a.m. – 12:00 noon and 5:00 p.m. – 8:00 p.m.
on weekdays and from 8:00 a.m. – 8:00 p.m. on weekends. Attendance during
the week is anticipated to be generally low; consisting of 10 to 20 people and
4 to 5 vehicles. During weekends, there may be 50 -75 people and 20 to 30
vehicles. During the festival holidays, there can be up to 100 people and about
35 to 40 vehicles.
While the applicants have generally done a good job of addressing staff issues
and the site plan for the 6+ acre tract appears to comply with ordinance criteria
for site development, staff is unable to support this specific proposal for a place
of worship on this specific site.
As has been previously noted, access to the site from Lawson Road is only
provided via a very substandard, 30 ft. wide “road and utility easement” across
the front of 4 single family residential properties. The road easement contains a
small amount of asphalt and varying degrees of gravel and hard-paced dirt
extending to the subject property. These applicants likely do not have the ability
to make any improvement in that easement to provide the typically required
proper access to their site since the easement is located on the approaching
single family lots.
Putting any use on this 6+ acre tract that will generate traffic levels proposed by
the applicant will, in staff’s opinion, negatively impact the single family residents
whose homes are located on the road easement. Staff believes the proposed
use would be more appropriate if it were actually located on the public street
rather than at the end of this substandard road easement.
The Planning Commission is to use its discretion when determining the
appropriateness of the conditional use permit development standards and review
guidelines for each specific conditional use location.
Included is those standards and guidelines are the following:
1. The proposed use is so designed, located and proposed to be operated that
the public health, safety and welfare will be protected.
2. The proposed use is compatible with and will not adversely affect other
properties in the area where it is proposed to be located.
7
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
Based on concerns regarding access and potential negative impact on other
properties, staff cannot support the proposed C.U.P. There is no bill of
assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (AUGUST 25, 2016)
The applicants were present. There were several objectors present. Two
e-mails of opposition had been received by staff and delivered to the
commissioners. Staff presented the item and a recommendation of denial.
Sabitha Rajan addressed the commission and made a power point presentation
in which she shared some information about Hinduism and the proposed temple.
She stated meditation was an important component of their belief and they had
a desire to locate away from major roads. She stated they would improve the
30 foot access.
Bunny Brown, of Jackson Brown Architects, said road improvements and utilities
would be placed in the 30 foot easement. He stated the project would comply
with the city’s site development standards. Mr. Brown stated the Hindu worship
pattern would spread traffic throughout the day and not all at one worship time.
The architects also presented the proposed building’s plans and elevations.
Jeanette Mann, of 19440 Lawson Road, spoke in opposition. She stated she
had lived in her home for 60 years and the private driveway was for what was at
one time all family. She stated her husband built the homes and they gave an
access easement so one home could be built on the 6 acre tract. Ms. Mann said
there were four families fronting on the easement and all were opposed to any
CUP or rezoning due to traffic and the impact on the residents. A petition of
opposition signed by 45 +/- persons was presented.
Felix Prieur, of 19428 Lawson Road, stated he was also opposed due to traffic
and noise. He said he lived on a quiet country lane.
Patricia Tibbett, of 19424 Lawson road, stated she was opposed due to traffic
concerns.
Patsy Sorrells, of 5101 Beauchamp Road, said the property is question was right
at the back of her house and she was opposed.
8
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
Dustin Smith, of 5112 Beauchamp Road, stated he was a long-time neighborhood
resident. He said this was a quiet neighborhood and the proposed temple needed
to be out on the main road. He expressed his concerns about traffic and noise.
Johnny Mann, of Forrest City, said the access easement was not created for this
type of use. He described the narrow and said the temple should not be located
here, behind the homes.
Gen Alexander, of 19440 Lawson Road, said her family had been on this lane for
60 years. She asked the commission to vote against the proposal.
William Tibbett, of 19424 Lawson Road, stated he wanted it on record that he
was against the proposal.
Lester Roberts and Mollie Roberts, of 14322 El Road, stated they were against
the proposal.
Sabitha Rajan responded that Jeanette Mann’s property, which included the
commercial building and a residence, was for sale. She stated the property
would likely be redeveloped as something else. Ms. Rajan said they would build
a double-wide driveway and would meet with the neighbors to address their
concerns. She asked the commission to support their proposal.
Bunny Brown said the temple would maintain and improve the utilities and access.
He said the temple would be a quiet use and a heavily wooded perimeter would be
maintained.
Ms. Rajan stated on big attendance day there would be 25-30 cars max.
Dustin Smith said there were other non-residential sites available in the area,
none where you have to drive through residential properties.
Bunny Brown noted the proposed large building setbacks and the heavily wooded
perimeters.
Commissioner Bubbus commented that the “road” was really just a driveway
providing access to the residential lot. He expressed his concerns about traffic
through the residential properties. He said the commission had to evaluate the
“fit” of the use and he felt the driveway was not appropriate. He said he thought
the easement was for a residential drive and the site was surrounded by
residential properties who are going to treat the drive as a residential drive.
Commissioner may commented that this was a driveway issue and this site was
not set up for this use. He said it was the wrong fit for this property.
Commissioner Finney said she had no problem with the temple but it was the
wrong use for this site.
9
August 25, 2016
ITEM NO.: 8 (Cont.) FILE NO.: Z-9153
Commissioner Berry stated he appreciated the applicants but he could not
support the application. He stated there was a compelling public interest in that
there was a lack of proper access. He stated the commission was not placing a
substantial burden on the applicant as the traffic concerns were no different than
any other non-residential use.
A motion was made to approve the application, including all staff comments and
conditions except the recommendation of denial. The vote was 0 ayes, 9 noes
and 2 absent. The application was denied.
10
August 25, 2016
ITEM NO.: 9 FILE NO.: Z-9154
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: NW corner of Holt and West 38th Streets
OWNER/APPLICANT: James Fletcher/Stanley Phillips
PROPOSAL: A conditional use permit is requested to allow for
construction of a duplex residence on each of these
two R-2 zoned lots.
STAFF REPORT:
The properties are zoned R-2 – Duplex (two-family residence) is not a permitted
conditional use in the R-2 zoning district. Staff has discussed the issue with the
applicant and it has been determined that this C.U.P. application will be
withdrawn and the applicant will file a Planned Development application.
STAFF RECOMMENDATION:
Staff recommends withdrawal of this conditional use permit application.
PLANNING COMMISSION ACTION: (AUGUST 25, 2016)
The applicant was not present. There were no objectors present. Staff
recommended withdrawal of the item. There was no further discussion. The
item was placed on the consent agenda and approved for withdrawal by a vote
of 9 ayes, 0 noes and 2 absent.
August 25, 2016
ITEM NO.: 10 FILE NO.: Z-9155
NAME: Little Rock Technology Park Commercial Parking Lot
–Conditional Use Permit
LOCATION: West side of 400 Block of Main Street
OWNER/APPLICANT: Little Rock Technology Park/
Brent Birch, Executive Director
PROPOSAL: A conditional use permit is requested to allow for use
of a portion of this UU zoned parking lot as a
commercial parking lot.
1.SITE LOCATION:
The parking lot is located on the west side of Main Street, between 4th
Street and Capitol Avenue.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The site is located within the densely developed urban core of downtown
Little Rock. Uses around the site include office buildings, mixed use
developments, surface parking lots and parking structures. Many, if not
most of the surface parking lots are commercial parking lots in one form or
another. No change is being proposed to this existing parking lot other
than for the possible installation of a pay station. The proposed 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 Downtown Neighborhood Association.
3.ON SITE DRIVES AND PARKING:
The parking lot contains 91 spaces (including 4 handicap spaces).
Access is via a single driveway off of West 4th Street. No changes are
proposed. The parking lot was constructed within the past 2 to 3 years
and was built to comply with the City’s parking and landscape codes.
4.SCREENING AND BUFFERS:
All landscaping is to be in good condition and replace any missing plant
materials.
August 25, 2016
ITEM NO.: 10 (Cont.) FILE NO.: Z-9155
5. PUBLIC WORKS:
No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer available to this site. Existing sewer in
alley must be retained.
Entergy: Entergy does not object to this proposal. Electrical facilities are
buried in this area and no change of location or use is required due to this
proposal for the parking lot change.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: Maintain access.
Building Code: No Comment.
County Planning: No Comments.
Rock Region METRO:
a) Location is currently served by METRO by multiple routes along Capital
Ave. We don’t object to the conditional use of the lot as commercial
parking. We would like to encourage the future development of the site
to match more intensive land use indicative of a vibrant downtown.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2016)
The applicant was present. Staff presented the item and noted little additional
information was needed. The applicant was asked to locate and describe all
proposed signage and the proposed pay station.
Other Agency Comments were noted.
The applicant was advised to respond to staff issues by August 10. The
Committee forwarded the item to the full Commission.
2
August 25, 2016
ITEM NO.: 10 (Cont.) FILE NO.: Z-9155
STAFF ANALYSIS:
In February 2016, the Little Rock Technology Park Authority purchased the
existing surface parking lot located on the half block on the west side of Main
Street, between 4th Street and Capitol Avenue. The lot is currently leased to the
State of Arkansas through a lease the Tech Park Authority assumed in their
recent purchase. The Authority’s plan is to reduce the number of spots leased to
the state and convert the others to public commercial parking, including spaces
for the tech park tenants. In the UU zoning district, commercial surface parking
lots are permitted only as a conditional use.
The parking lot contains 91 spaces, including 4 handicap spaces. Access is via
a single driveway off of 4th Street. The parking lot was constructed within the
past 2 to 3 years and was built in compliance with the City’s parking and
landscape codes. No changes are proposed other than for the installation of a
pay station and informational signage. A parking lot management company will
manage the lot for the Tech Park Authority.
Signage will consist of a single, 30” X 30” informational sign placed near the
entrance to the lot off of 4th Street. A single, multi-space pay station, similar to
the ones placed by the City in the River Market area, will also be placed near the
4th Street entrance.
Staff is supportive of the proposal. The parking lot is existing and no changes
are proposed to the lot itself. A commercial parking lot is not out of character
with uses in the area which include numerous other surface parking lots and
parking structures. The plat/bill of assurance for the Original City does not
address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the comments and conditions outlined in Sections 4, 5 and 6 of
the agenda staff report.
PLANNING COMMISSION ACTION: (AUGUST 25, 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. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff with a vote of
9 ayes, 0, noes and 2 absent.
3
0
!11
cr-
LLJ
H
0
0
V)
V)
0
Z
z
z
CL
61
J
i
�.1
z
I
w
Q
C)
IIIIIIIIiiii
ININIMMISM-01-
sommommommom
loollsommoss
101111111110
emocccccccmc
EMENIMMINOME
amoloollmome
Immommommoll
IMMEMINIENNE
N�
■■
qua
GC
w
co
LAJ G
2
N
W
z
Q
LWL
—
Z
w
J
W
m
Q
U
}
W
m
Q
J�
Q
N
m
D
m
=
W
Co
>-
m
H
Y
O
U
W
Z
Z
J
0
U
W
m
w
Z
U-
N
O
Q
2¢
�-
~
a
w
a
m
w_
m
a
U+.
-a
a�
F
O
Q
aA
4_
au
au
►,
w
cn
U
w
Pi
Q
Ul
m
.,
-1
z
w
V)
m
Q
W
Z
,It-
w
a
GC
w
co
LAJ G
2
N
W
z
Q
LWL
—
Z
w
J
W
m
Q
U
}
W
m
Q
J�
Q
N
m
D
m
=
W
Co
>-
m
H
Y
O
U
W
Z
Z
J
0
U
W
m
w
Z
U-
N
O
Q
2¢
�-
~
a
w
a
m
w_
m
a
U+.
-a
a�
F
O
Q
aA
4_
au
au
►,
w
cn
U
w
Pi
Q
Ul
m
.,
-1
z
w
V)
m
Q
W
Z
,It-
w
a
August 25, 2016
There being no further business before the Commission, the meeting
was adjourned at 5:45 p.m.
l �
Date '
(l
Cha rman