HomeMy WebLinkAboutpc_05 09 2019
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
MAY 9, 2019
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
Tom Brock
Buelah Bynum
Scott Hamilton
Paul Latture
Bill May
Robbin Rahman
Robert Stebbins
Diana Thomas
Robby Vogel
Members Absent: Marlon Haynes
City Attorney: Shawn Overton
III. Approval of the Minutes of the March 25, 2019 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MAY 9, 2019
4:00 P.M.
I. OLD BUSINESS:
NO OLD BUSINESS
II. NEW BUSINESS:
Item Number: File Number: Title:
1. Z-5668-I Home Depot – Revised Conditional Use Permit
12610 Chenal Parkway
2. Z-8898-A Phillips Duplexes (storage building) – Revised Conditional
Use Permit
3308 Longcoy Street
3. Z-9388-A Egbosimba Retail Grocery (with no alcohol sales) –
Conditional Use Permit
5223 Asher Avenue
4. Z-9413 Jackson Multisectional Manufactured Home – Conditional
Use Permit
3615 3M Road
5. LU18-02 North Central Land Use Plan Amendment; I-630 to
Arkansas River, I-430 to Arkansas State Capitol Complex
May 9, 2019
ITEM NO.: 1 FILE NO.: Z-5668-I
NAME: Home Depot – Revised Conditional Use Permit
LOCATION: 12610 Chenal Parkway
OWNER/APPLICANT: Home Depot U.S.A., Inc. /Scott A. Mommer
PROPOSAL: A revised conditional use permit is requested to allow a
truck rental display and storage building display within the
existing Home Depot parking lot on the C-3 zoned property
at 12610 Chenal Parkway.
1. SITE LOCATION:
The site is located at northeast corner of Chenal Parkway and West Markham
Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed commercial zoning at the intersection
of Chenal Parkway and West Markham Street. Surrounding uses include both
large and small commercial businesses and restaurants. Undeveloped property
and multifamily developments are located to the north .
The applicant proposes to utilize a small portion of the existing parking lot for the
display of rental trucks and storage buildings for the existing Home Depot use.
The proposed use is compatible with uses in the area. Notice of public hearing
was sent to the Parkway Place Neighborhood Association .
3. ON SITE DRIVES AND PARKING:
The site contains three (3) existing access drives; one (1) driveway from
Chenal Parkway and two (2) from West Markham Street. The site contains over
370 parking spaces. The applicant proposes to use 15 parking spaces for the
display of rental trucks and 12 spaces for the display of storage buildings. Ten
(10) parking spaces were previously approved for tool rental display. Ample
parking exists on the site to serve the Home Depot use.
4. SCREENING AND BUFFERS:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
May 9, 2019
ITEM NO.: 1 (Cont.) FILE NO.: Z-5668-I
requirements can be given when preserving trees of six (6) inch caliper
or larger.
5. PUBLIC WORKS:
No Comments.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: 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 (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.
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.
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.
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.
No permanent structures shall be built within the easement for the 42” water
main.
May 9, 2019
ITEM NO.: 1 (Cont.) FILE NO.: Z-5668-I
3
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.
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: No comments.
7. TRANSPORTATION/PLANNING:
County Planning: No comments.
Rock Region METRO:
We recommend installing sidewalks leading from the street (Chenal Parkway) to
the business. This property is located close to our Route 5 (W est Markham).
As of now, there is no pedestrian access to the property, meaning pedestrians
have to walk through the parking lot to access the business.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (APRIL 17, 2019)
Sebrina Ricks was present, representing the application. Staff presented the application .
Staff noted that the proposed rental truck display needed to be moved out of the cross
access and parking easement located along the south property line. Staff noted that
there were no other outstanding issues associated with the revised CUP request. After a
brief discussion, the Committee forwarded the application to the full Commission for
resolution.
May 9, 2019
ITEM NO.: 1 (Cont.) FILE NO.: Z-5668-I
4
STAFF ANALYSIS:
The applicant is requesting approval of a revised conditional use permit to allow truck
rental display and storage building display within the existing Home Depot parking area
on the C-3 zoned property at 12610 Chenal Parkway. The original conditional use
permit to allow the Home Depot development was approved in the late 1990’s. It has
been revised over the years to include an outdoor garden center, outdoor seasonal
display, tool rental display and storage building display. The property is located at the
northeastern corner of Chenal Parkway and West Markham Street.
The applicant proposes to utilize 15 parking spaces within the south half of the existing
parking area to park and display rental trucks. The applicant is also proposing to use 12
parking spaces, also within the south half of the parking lot to display storage buildings.
Storage building display was previously approved at the east end of the Home Depot
building. Ten (10) parking spaces at the northwest corner of the parking lot were
previously approved for tool rental display.
The existing Home Depot development contains over 370 parking spaces. The
applicant proposes to utilize 27 spaces for rental truck and storage building display.
Ten (10) spaces were approved for tool rental display and several other spaces were
previously approved for seasonal outdoor storage of garden center items. The
remaining parking should be adequate to serve the Home Depot use.
The applicant responded to issues raised at Subdivision Committee by providing a
revised site plan to staff. The revised site plan moves the proposed rental truck display
area out of the existing cross access and parking easement along the south property
line. The rental truck display was moved to the southwest corner of the existing parking
area. This was the only issue raised at Subdivision Committee. To staff’s knowledge,
there are no outstanding issues associated with this application.
Staff believes the proposed rental truck and storage building display areas within the
existing Home Depot parking lot is an appropriate use for this property and an
appropriate revision to the previously approved CUP site plan. The site will contain
well over 300 parking spaces after the display areas are utilized. There should be
ample parking to serve the Home Depot use. St aff believes the proposed revision to
the previously approved conditional use permit will have no adverse impact on the
general area.
May 9, 2019
ITEM NO.: 1 (Cont.) FILE NO.: Z-5668-I
5
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised CUP, subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4 and 6 of the
agenda staff report.
2. A maximum of 15 parking spaces may be utilized for rental truck display.
3. A maximum of 12 parking spaces may be utilized for storage building display.
PLANNING COMMISSION ACTION: (MAY 9, 2019)
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.
May 9, 2019
ITEM NO.: 2 FILE NO.: Z-8898-A
NAME: Phillips Duplexes (Storage Building) – Revised Conditional
Use Permit
LOCATION: 3308 Longcoy Street
OWNER/APPLICANT: Anthony Q. White/Stanley Phillips
PROPOSAL: A revised conditional use permit application is requested to
allow construction of a storage building to serve two (2)
existing duplex structures on the R-3 zoned property at
3308 Longcoy Street.
1. SITE LOCATION:
The site is located on the west side of Longcoy Street, between West 33rd and
West 34th Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located half of a block east of John Barrow Road, in an area of
mixed zoning and uses. Mixed commercial uses and zoning are located along
John Barrow Road to the west. R-3 zoned property is located to the north, south
and east, with a mixture of single family residences, duplexes and vacant lots.
The applicant proposes to construct a storage building to serve two (2) existing
duplexes. The proposed use is compatible with uses in the area. Notice of public
hearing was sent to the John Barrow Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
An existing driveway and parking area serves the two (2) duplexes at 3318 and
3320 Longcoy Street, immediately to the south. The proposed storage building
will include no additional driveway or parking.
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.
May 9, 2019
ITEM NO.: 2 (Cont.) FILE NO.: Z-8898-A
2
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: 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 (if
any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Full plan review
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 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.
May 9, 2019
ITEM NO.: 2 (Cont.) FILE NO.: Z-8898-A
3
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:
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:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments.
Rock Region METRO: We recommend installing sidewalks along the street.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (APRIL 17, 2019)
Stanley Phillips was present, representing the application. Staff presented the
application, noting that there were no outstanding issues and no additional information
was needed by staff. The Public Works right-of-way dedication requirement was briefly
discussed. After a brief discussion, the Committee forwarded the application to the full
Commission for resolution.
STAFF ANALYSIS:
The applicant is requesting approval of a revised conditional use permit to allow for the
construction of a storage building at 3308 Longcoy Street. The proposed storage
building will serve two (2) existing duplexes at 3318 and 3320 Longcoy Street,
immediately to the south. A conditional use permit to allow the duplexes was approved
on December 12, 2013. The lot at 3308 Longcoy Street is currently undeveloped.
May 9, 2019
ITEM NO.: 2 (Cont.) FILE NO.: Z-8898-A
4
The proposed storage building will be 20 feet by 40 feet in area. It will be located within
the west half of the property. The storage building will be located over 90 feet back
from the front (east) property line, 25 feet from the rear (west) property line and five (5)
feet from the north side property line. It will be separated from the nearest duplex
structure by 22 feet. The lot will be fenced (six foot chain-link), with a new sidewalk
from the duplexes to the proposed storage building.
The proposed storage building will be divided into four (4) 10 foot by 20 foot sections,
one (1) for each duplex unit. Each section will have a roll-up door. The building will be
metal construction on a concrete slab, with a roof pitch of 5:12. The structure will have
metal siding and metal Galvalume of roof panels.
There were no outstanding issues raised by the Subdivision Committee which the
applicant needed to respond to. To staff’s knowledge, there are no outstanding issues
associated with this application.
Staff believes the proposed storage building which will serve two (2) existing duplex
structures is an appropriate use for this property. The proposed storage building will be
only for the use of tenants within the two (2) existing duplex structures. It will back up to
existing commercial uses along John Barrow Road. The proposed storage building will
not be out of character with the general area. Staff believes the proposed storage
building serving the existing duplex structures will have no advance impact on the
surrounding uses.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised CUP, subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Sections 5 and 6 of the
agenda staff report.
2. The storage building is to be used only by tenants of the two (2) duplexes at 3318 and
3320 Longcoy Street.
3. There is to be no storage outside of the building at 3308 Longcoy Street.
PLANNING COMMISSION ACTION: (MAY 9, 2019)
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.
May 9, 2019
ITEM NO.: 2 (Cont.) FILE NO.: Z-8898-A
5
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.
May 9, 2019
ITEM NO.: 3 FILE NO.: Z-9388-A
NAME: Egbosimba Retail Grocery (with no alcohol sales) –
Conditional Use Permit
LOCATION: 5223 Asher Avenue
OWNER/APPLICANT: Lynton Egbosimba
PROPOSAL: A conditional use permit is requested to allow a retail use
(Retail Grocery with no alcohol sales) on the I-2 zoned
property located at 5223 Asher Avenue.
1. SITE LOCATION:
The site is located at the south side of Asher Avenue, between Anna Street and
Mabelvale Pike.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed uses and zoning. C-3 and C-4 zoned
properties are located to the north, east and west along Asher Avenue. I -2 zoned
properties are located immediately to the east and southeast. R-3 and POD
zoned properties are located to the south. Mixed commercial, light industrial and
residential uses are located in this general area.
The applicant proposes to use the existing commercial building at 5223 Asher
Avenue as a retail grocery store with no alcohol sales. The proposed re-use of
the building as a small grocery store will be compatible with uses and zoning in
the general area. Notice of public hearing was sent to the South of Asher,
Curran-Conway and SWLR United for Progress Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Two (2) paved driveways from Asher Avenue serve as a ccess to the property.
Paved parking is located on the east, west and south sides of the existing
building. Some covered parking exists, as the property previously contained a
Sonic drive-in restaurant use. Ample parking exists on the site to serve the
proposed retail use.
4. SCREENING AND BUFFERS:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
May 9, 2019
ITEM NO.: 3 (Cont.) FILE NO.: Z-9388-A
2
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
The existing building contains approximately 1200 sq. ft. The proposed
building addition is approximately 993 sq. ft. A minimum of sixty-eight (83%)
percent of the vehicular use area is required to be brought into compliance
with the current landscape code.
3. 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. Asher Ave is classified on the Master Street Plan as a principal arterial with a
special design standard. Dedication of right-of-way to 45 feet from centerline
will be required.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer Available to this site. FOG
Analysis Required. Retain 10' min. sewer easement in abandoned alley for
existing sewer main.
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 (if
any) as this project proceeds.
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.
May 9, 2019
ITEM NO.: 3 (Cont.) FILE NO.: Z-9388-A
3
Fire Department:
Full plan review
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 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.
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:
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:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments.
May 9, 2019
ITEM NO.: 3 (Cont.) FILE NO.: Z-9388-A
4
Rock Region METRO: No comments.
We recommend installing sidewalks leading from the street to the business. This
property is located close to our route 14 (Rosedale).
As of now, there is no pedestrian access to the property, meaning pedestrians
have to walk through the parking lot to access the bus iness.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (APRIL 17, 2019)
Lynton Egbosimba was present, representing the application. Staff presented the
application, noting that no additional information was needed. It was noted that signage
would be allowed as per the industrial zoning standards. Mr. Egbosimba noted that he
would re-use the existing, sign pole on the property. In response to a question from
staff, Mr. Egbosimba noted that there is an existing dumpster location on the site. The
Public Works right-of-way requirement was briefly discussed. The landscape/buffer
requirements were also discussed. It was noted that a landscaping upgrade would be
required based on the proposed building addition. After the discussion, the Committee
forwarded the application to the full Commission for resolution .
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow a retail use
(Retail Grocery with no alcohol sales) within the existing building on the I-2 zoned
property located at 5223 Asher Avenue. The site is located on the south side of Asher
Avenue, between Anna Street and Mabelvale Pike. There is an existing 1,200 square
foot building and covered, paved parking on the site which was previously occupied by
a Sonic drive-in restaurant. Two (2) driveways from Asher Avenue serve as access to
the property.
The applicant proposes to construct a 993 square foot addition to the west side of the
existing building and utilize the building for a retail use (Retail Grocery with no alcohol
sales). The applicant also proposes to construct an eight (8) foot high chain-link fence
around the area in front of the building. The applicant proposes to utilize the drive-thru
window on the east side of the existing building and the existing parking canopies
on the east and west sides of the commercial building. Hours of operation are proposed
to be from 9:00 a.m. to 10:00 p.m., Monday through Saturday. The applicant has noted
May 9, 2019
ITEM NO.: 3 (Cont.) FILE NO.: Z-9388-A
5
that there will be three (3) employees. All signage (wall and ground-mounted) on the
site will conform with the industrial zoning standards as per the Zoning Ordinance.
There were no issues raised by the Subdivision Committee which the applicant needed
to respond to. To staff’s knowledge, there are no outstanding issues associated with
this application.
Staff believes that utilizing the existing building on the I-2 zoned property at 5223 Asher
Avenue as a retail use (Retail Grocery with no alcohol sales) is an appropriate use for
this property. The proposed small grocery store use should prove to be a good re-use
of this commercial building which has remained vacant for several years. The proposed
use will be compatible with the other uses and zoning in this area along Asher Avenue.
Staff believes the proposed retail grocery with no alcohol sales use will have no adverse
impact on the neighborhood or surrounding uses.
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.
PLANNING COMMISSION ACTION: (MAY 9, 2019)
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.
May 9, 2019
ITEM NO.: 4 FILE NO.: Z-9413
NAME: Jackson Multisectional Manufactured Home –
Conditional Use Permit
LOCATION: 3615 3M Road
OWNER/APPLICANT: Regina Davis/Stephanie Jackson
PROPOSAL: A conditional use permit is requested to allow for the
placement of a multisectional manufactured home on this
R-3 zoned lot.
1. SITE LOCATION:
The site is located on the south side of 3M Road, between W. Line Street and
Hines Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a sparsely developed area, with a scattering of single
family residences, including some manufactured homes. There are a number of
vacant lots and undeveloped properties in this general area west of Frazier Pike.
Mining (M) zoned properties are located further to the west and south. The
proposed manufactured home appears to be compatible with the area .
All owners of properties located within 200 feet of the site and the College Station
Neighborhood Association were notified of the public hearing.
3. ON SITE DRIVES AND PARKING:
One (1) parking space is required for the single family use. The applicant
proposes to construct a gravel driveway from 3M Road at the northwest corner of
the lot, with a gravel parking pad on the north side of the proposed residence. The
gravel driveway and parking pad must be bordered. Ample parking will exist to
serve the single family use.
4. SCREENING AND BUFFERS:
No comments.
May 9, 2019
ITEM NO.: 4 (Cont.) FILE NO.: Z-9413
2
5. PUBLIC WORKS:
1. 3M Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Water: Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There do not appear to be any confli cts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, 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 OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met
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.
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: No comments.
May 9, 2019
ITEM NO.: 4 (Cont.) FILE NO.: Z-9413
3
7. TRANSPORTATION/PLANNING:
County Planning:
· Provide perc test or verifiable sewer connection prior to requesting 911
address.
· The 3303 3M Road address shown on the application plot plan is incorrect.
A new 911 address will need to be issued for the property pending approval
by the City of Little Rock.
Rock Region METRO:
We recommend installing sidewalks along the street.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (APRIL 17, 2019)
Stephanie Jackson was present, representing the application. Staff presented the
application. Staff noted that the site plan needed to show parking for at least one (1)
vehicle. Staff also noted that any porches, decks or accessory structures also needed
to be shown on the site plan. The Public Works right-of-way requirement was briefly
discussed. After the discussion, the Committee forwarded the application to the full
Commission for resolution.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow placement of
a multisectional manufactured home on this R-3 zoned lot. The property is currently
vacant. The property is located in a sparsely developed area characterized primarily
by vacant lots, undeveloped properties and a scattering of single family homes. 3M
Company mining property is located to the south and to the west .
The applicant proposes to place a 28 foot by 76 foot multisectional manufactured home
within the north half of the property. The proposed home will be located 38.42 feet from
the front (north) property line, over 80 feet from the rear (south) property line, five (5)
feet from the east side property line and 17 feet from west side property line. Small
porches with steps will be located on the east and west sides of the residence. A small
storage building will be located near the southeast corner of the lot. A gravel drive way
from 3M Road and a gravel parking pad will be located on the north side of the
residence.
May 9, 2019
ITEM NO.: 4 (Cont.) FILE NO.: Z-9413
4
One (1) variance is needed with the proposed placement of the manufactured home.
Section 36-255(d) (2) of the City’s Zoning Ordinance requires minimum side yard
setbacks of five (5) feet. The small porch/stoop with steps on the east side of the
residence encroaches into the side setback area.
Placement of the home must comply with the following siting criteria from Section
36-255 (d) (5) of the Code.
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling standard.
The applicant responded to issues raised at Subdivision Committee by providing a
revised site plan to staff. The revised site plan shows the required right-of-way
dedication, proposed porches with steps, gravel drive and parking, and storage building.
To staff’s knowledge, there are no outstanding issues associated with this application.
Staff believes the proposed multisectional manufactured is an appropriate use for this
property. It represents a good in-fill lot development in this area of vacant lots with a
scattering of single family residences. The proposed multisectional manufactured home
will not be out of character with the general area, as several other single-wide and
double-wide manufactured homes exist in the College Station area. Staff believes the
proposed manufactured home will have no adverse impact on the surrounding
properties or the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP and side setback variance, subject
to compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 5, 6 and 7 of the
agenda staff report.
2. Compliance with the siting criteria as found in Section 36-255 (d) (5) of the Code.
May 9, 2019
ITEM NO.: 4 (Cont.) FILE NO.: Z-9413
5
3. The porch and steps on the east side of the residence must remain uncovered and
unenclosed.
4. A concrete apron is required for the proposed driveway, with a maximum width of
20 feet, running from the edge of pavement of 3M Road to the front property line.
5. The gravel driveway and parking pad must be bordered with permanent materials
such as landscape timbers or metal edging.
PLANNING COMMISSION ACTION: (MAY 9, 2019)
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.
May 9, 2019
ITEM NO.: 5 FILE NO.: LU18-02
Name: North Central Land Use Plan Amendment
Location: I-630 to Arkansas River, I-430 to Arkansas State Capitol Complex
Request: Various
Source: Staff
PROPOSAL / REQUEST:
As part of the City’s efforts to keep the Future Land Use Plan current, Staff reviewed the
Plan in the area between I-630 to Arkansas River, I-430 to Arkansas State Capitol
Complex. The package has seven areas with changes:
Area 1 is four areas around the ‘Hillcrest Commercial’ District along Kavanaugh
Boulevard from Walnut to Van Buren. Change 1A is along the east side of Beechwood
between Hillcrest and I Streets. The change is from Residential Low Density to
Residential Medium Density. Medium Density Residential accommodates a broad
range of housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these and
possibly other housing types may fall in this category provided that the density is
between six (6) and twelve (12) dwelling units per acre. Change 1B is along the south
side of Woodlawn Drive between Walnut and Ash Streets. The change is from
Residential Low Density to Public Institutional. Public Institutional includes public and
quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals. Change 1C
is along the north side of Kavanaugh Boulevard from Spruce to Monroe Street. The
change is from Office to Commercial. The Commercial category includes a broad range
of retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale, depending on
the trade area that they serve. Change 1D is west of Kavanaugh Boulevard between H
and I Streets. The change is from Residential High Density to Residential Low Density.
Residential Low Density provides for single family homes at densities not to exceed 6
units per acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre.
Area 2 is an area between Markham and A Streets, east of Harrison Street. The
change is from Office to Commercial. The Commercial category includes a broad range
of retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale, depending on
the trade area that they serve.
May 9, 2019
ITEM NO.: 5 (Cont.) FILE NO.: LU18-02
2
Area 3 is three areas generally near Kavanaugh Boulevard from Crestwood Drive to
Evergreen Drive. Change 3A is generally between L and Crestwood Drive, west of
Kavanaugh Boulevard. The change is from Residential Low Density to Park/Open
Space. Park/Open Space includes all public parks, recreation facilities, greenbelts,
flood plains, and other designated open space and recreational land. Change 3B is
south of North Lookout Road, east of Hillcrest Street. The change is from Residential
High Density to Public Institutional. Public Institutional includes public and quasi-public
facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. Change 3C is between
Kavanaugh Boulevard and Harrison, north of Evergreen Drive. The change is from
Commercial to Residential Medium Density. Medium Density Residential
accommodates a broad range of housing types including single family attached, single
family detached, duplex, town homes, multi-family and patio or garden homes. Any
combination of these and possibly other housing types may fall in this category provided
that the density is between six (6) and twelve (12) dwelling units per acre.
Area 4 is to the southwest of the intersection of 7th Street and Johnson Street. The
change is from Residential Low Density to Public Institutional. Public Institutional
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations, and
hospitals.
Area 5 is two areas generally along Grassy Flat Creek from Reservoir Road to Rodney
Parham Road. Change 5A is east of Reservoir Road and south of Grassy Flat Creek.
The change is from Residential Low Density to Pubic Institution. Public Institutional
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations, and
hospitals. Change 5B is generally along Grass Flat Creek from Reservoir Road to Old
Forge Drive. The change is from Residential Low Density to Park/Open Space.
Park/Open Space includes all public parks, recreation facilities, greenbelts, flood plains,
and other designated open space and recreational land.
Area 6 is two areas generally north of Rock Creek and south of Capitol Avenue, west of
Rodney Parham Road. Change 6A is north of Rock Creek, south of Capitol Avenue,
near Sunnymeade Drive. The change is from Residential Low Density to Park/Open
Space. Park/Open Space includes all public parks, recreation facilities, greenbelts,
flood plains, and other designated open space and recreational land. Change 6B is
north of Rock Creek, south of Capitol Avenue, west of Rodney Parham Road. The
change is from Residential Low Density to Public Institutional. Public Institutional
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations, and
hospitals.
Area 7 is west of Tyler Street, north of Kavanaugh Boulevard. The change is from
Commercial to Residential Low Density. Residential Low Density provides for single
May 9, 2019
ITEM NO.: 5 (Cont.) FILE NO.: LU18-02
3
family homes at densities not to exceed 6 units per acre. Such residential development
is typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre.
ANALYSIS:
The Planning and Development staff began reviewing this area in the late summer
of 2018. The existing development pattern, as well as existing zoning and recent
re-classification actions were reviewed. Letters were sent to all neighborhood
associations in the area asking for suggested changes in the area in late July. In
September after receiving only informational contacts, Staff began field reviews.
After field visits and discussions, Staff developed a package of changes and identified
affected property owners. All the affected property owners were contacted about the
possibility of changing the Land Use Plan designation of their property in late December
2018. In addition the Neighborhood based groups were also notified of the proposed
changes and invited to comment. Staff received several phone contacts for information
as a result of this notice letter. Two owners requested that their properties not be
changed and Staff removed those areas from the draft package of changes. A second
letter was developed and notices were sent to approximately 26 property owners and all
the previous Neighborhood Association for this public hearing on the change package.
Staff believes this package of changes is a ‘clean-up’ to more accurately reflect the
current and likely future development pattern in the area of the changes. The resulting
‘package’ of changes should create a more accurate Future Land Use Plan all can use,
whether public or private.
Area 1 is four areas around the ‘Hillcrest Commercial’ District along Kavanaugh
Boulevard from Walnut to Van Buren. Change 1A is along the east side of Beechwood
between Hillcrest and I Streets. The change is from Residential Low Density to
Residential Medium Density. To the northwest, west and east is generally R-2 (Single
Family District) zoning with single-family homes and duplexes. To the northeast is
Alsopp Park, zoned PR (Park District). To the south are varies residential zoning
classifications and Commercial with duplexes, single-family houses, and a small
complex. The area proposed for the Land Use Plan change is zoned R-5 (Urban
Residential District) and R-4 (Two-Family District) with duplexes and apartments.
This use pattern is not likely to change, thus Residential Medium Density more
accurately represents the current and future use of the land. Change 1B is along the
south side of Woodlawn Drive between Walnut and Ash Streets. The change is from
Residential Low Density to Public Institutional. There is R-2 (Single Family District)
land in all directions with single-family homes on the parcels. The area proposed for
the Land Use Plan change is zoned R-2 (Single Family District) with a Conditional use
Permit (CUP) for a church. There is a church and related buildings on this half city
block, which is not likely to change in the near or mid-term. The makes Public
May 9, 2019
ITEM NO.: 5 (Cont.) FILE NO.: LU18-02
4
Institutional a better representation for this property. Change 1C is along the north side
of Kavanaugh Boulevard from Spruce to Monroe Street. The change is from Office to
Commercial. To the east and southeast is C-3 (General Commercial District) and PCD
(Planned Commercial District) zoning with businesses located on the properties. To the
southwest, west and northwest is R-2 (Single Family District) zoning with single-family
homes located on the parcels. To the Northeast is R-5 (Urban Residential District) with
single-family and apartments on the land. The area of the proposed amendment is a
parking lot and a mixed use development, primarily commercial and office, with a
zoning of C-3 (General Commercial District) and PCD (Planned Commercial District)
respectively. This is not likely to change in the near or mid-term, making Commercial
the best Land Use Plan designation. Change 1D is west of Kavanaugh Boulevard
between H and I Streets. The change is from Residential High Density to Residential
Low Density. To the north, west and south is R-2 (Single Family District) and some
PDR (Planned District Residential) with single-family homes. To the east is R-2 (Single
Family District) with a CUP for a private school complex – Mount St. Mary Academy.
To the southeast is O-3 (General Office District) with apartments and C-3 (General
Commercial District) with a small strip center. The land of the proposed change is
zoned R-2 (Single Family District) and has single-family homes of the parcels. This is
not likely to change in the near or mid-term making Residential Low Density the best
Land Use designation for the area.
Area 2 is an area between Markham and A Streets, east of Harrison Street. The
change is from Office to Commercial. To the south is PR (Park District) zoning and is
War Memorial Golf Course. To the north, west is PDO (Planned District Office) and
POD (Planned Office District) zoning with medical related offices. To the east is the
C-3 (General Commercial District) and C-4 (Open Display Commercial District) zoning
with small retail and auto related businesses. The change area is zoned PCD (Planned
Commercial District) and is the Markham House Suites (hotel). This use pattern is not
likely to change, making Commercial the best Land Use designation for the site.
Area 3 is three areas generally near Kavanaugh Boulevard from Crestwood Drive to
Evergreen Drive. Change 3A is generally between L Street and Crestwood Drive, west
of Kavanaugh Boulevard. The change is from Residential Low Density to Park/Open
Space. To the north, west and southwest is R-2 (Single Family District) zoned land,
with single-family homes on the parcels. To the south and southeast is C-3 (General
Commercial District) land with retail businesses located on the parcels. The change
area is zoned R-2 (Single Family District), PR (Park District) and C-3 (General
Commercial District). The land is all owned by the City of Little Rock and used primarily
for passive recreational open space. This is not likely to change in the near or mid-term.
Thus Park/Open Space is the best land use designation for this property. Change 3B is
south of North Lookout Road, east of Hillcrest Street. The change is from Residential
High Density to Public Institutional. To the north is R-5 (Urban Residential District) with
an apartment complex. To the west and south is C-3 CUP (General Commercial
District) and R-2 CUP (Single Family District) with a church on the land. To the east is
May 9, 2019
ITEM NO.: 5 (Cont.) FILE NO.: LU18-02
5
R-2 (Single Family District) with single-family homes on the parcels. The area of the
proposed is zoned R-5 (Urban Residential District), is vacant and owned by the church.
The church acquired this site and removed the previously existing single-family home
for future development of the church. This is not likely to change in the near or mid-
term making Public Institutional the best Land Use designation for this land. Change
3C is between Kavanaugh Boulevard and Harrison, north of Evergreen Drive . The
change is from Commercial to Residential Medium Density. To the north and northwest
is C-3 (General Commercial District) with retail uses. To the east is C-3 CUP (General
Commercial District) with a church and R-2 CUP (Single Family District) with a Catholic
High School. To the west is PDO (Planned District Off ice) with a small office use. To
the south is R-4 (Two Family District) with Duplexes. The area of the proposed change
is C-3, General Commercial District with an apartment building on it. This is not likely to
change in the near to mid-term, making Residential Medium Density a better Land Use
Plan designation for the site.
Area 4 is to the southwest of the intersection of 7th Street and Johnson Street. The
change is from Residential Low Density to Public Institutional. To the north is R-2
(Single Family District) and PDR (Planned District Residential) which is a baseball
stadium and former elementary school respectively. To the east and west is R -2 (Single
Family District) with a former service station to the east and single -family home to the
west. To the south is R-4 (Two-Family District) with single-family homes. The change
area is zoned R-4 (Two-Family District) with a parking lot. This is the parking lot for the
stadium across the street and has the same owner – the Boy’s Club. This is likely to
continue in the near and mid-term, making Public Institutional the best Land Use
designation.
Area 5 is two areas generally along Grassy Flat Creek from Reservoir Road to Rodney
Parham Road. Change 5A is east of Reservoir Road and south of Grassy Flat Creek.
The change is from Residential Low Density to Pubic Institution. To the east, west and
south is R-2 (Single Family District) with single-family homes. To the north beyond
Grassy Flat Creek is R-5 (Urban Residential District) with an apartment complex on the
site. The change area is R-2 CUP (Single Family District) with a church on the property.
This is not likely to change in the near future making Public Institutional a more
appropriate use. Change 5B is generally along Grass Flat Creek from Reservoir Road
to Old Forge Drive. The change is from Residential Low Density to Park/Open Space.
To the north and south is R-2 (Single Family District) with single-family homes. To the
southwest is R-5 (Urban Residential District) with apartment complexes. The change
area is R-2 (Single Family District) and is either the floodway of Grassy Flat Creek or a
Property Owners Park – Sturbridge POA Park. This is not likely to change in the near
or mid-term so Park/Open Space is the best Land Use Plan des ignation for the area.
Area 6 is two areas generally north of Rock Creek and south of Capitol Avenue, west of
Rodney Parham Road. Change 6A is north of Rock Creek, south of Capitol Avenue,
near Sunnymeade Drive. In all directions the area is zoned R-2 (Single Family District).
May 9, 2019
ITEM NO.: 5 (Cont.) FILE NO.: LU18-02
6
To the north are single-family homes. To the west and south is the floodway of Rock
Creek. To the east is a synagogue. The land the proposed change areas is R-2
(Single Family District), vacant and owned by the City of Little Rock. This area was
acquired as part of the flood area for Rock Creek, thus the most appropriate Land Use
Plan designation is Park/Open Space. Change 6B is north of Rock Creek, south of
Capitol Avenue, west of Rodney Parham Road. The change is from Residential Low
Density to Public Institutional. The land north, south, east and west is R -2 (Single
Family District). There is a synagogue to the north and a church to the east. To the
south and west is the floodway of Rock Creek. To the north east is PDR (Planned
District Residential) for a rehabilitation center. The change site is owned by the
synagogue to the north and is part of their grounds. It is zoned R-2 (Single Family
District). The use is not likely to change in the near or mid-term making Public
Institutional the best Land Use designation for the area.
Area 7 is west of Tyler Street, north of Kavanaugh Boulevard. The change is from
Commercial to Residential Low Density. To the north, south and east is R-2 (Single
Family District) zoned land with single-family homes. To the west is O-3 (General Office
District) and the area post office building. The change area is zoned R-2 (Single
Family District), it has three single-family homes on three parcels. This is not likely to
change in the midterm making Residential Low Density the most appropriate future land
use designation.
In response to the second notice mailed April 4, 2019, Staff received informational
contacts as a result of this mailing. In addition the property owner at 5201 I Street
(part of change 1-D) has requested that his property not be changed.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Breckenridge
Neighborhood Association (NA), Briarwood NA, Capitol View Stifft Station NA, Cedar
Hill NA, Colony West Home Property Owners Association (POA), Country Club
Heights NA, Eagle Crest NA, Echo Valley POA, Evergreen NA, Foreman Lake
Preservation Society, Forest Park NA, Hall High NA, Heights NA, Hillcrest Residents
Association, Kingwood NA, Merriwether NA, Normandy Shannon POA, Overlook
POA, Pennbrook/Clover Hill NA, Prospect Terrace Association Inc., River Ridge POA,
Riverside NA, Robinwood POA, Save Hillcrest, Sherrill Heights NA, South Normandy
(POA), Sunnymeade NA, Treasure Hill POA, Wingate NA. In addition the Little Rock
Pork Authority and Clinton National Airport were contacted. Letters were sent to
approximately 16 property owners in the area. Staff received several informational
calls from area residents as a result of the initial mailing on December 30, 2018, as
well as some comments of support for the proposed change . The second mailing on
April 4, 2019 was sent to approximately 26 property owners and area neighborhood
associations to notify them of the public hearing.
May 9, 2019
ITEM NO.: 5 (Cont.) FILE NO.: LU18-02
7
STAFF RECOMMENDATIONS:
This package of amendments is designed to make the Future Land Use Plan more
reflective of current and likely mid-term future uses for this area. As a result of a
property owner request, Staff would like to amend area 1-D to make the change
from Residential High Density to Residential Medium Density. Staff recommends
the approval of the package as amended.
PLANNING COMMISSION ACTION: (MAY 9, 2019)
The item was placed on consent agenda for approval as amended. Walter Malone
of Planning Staff reviewed each of the areas proposed for change. By a vote of
10 for, against and 1 absent the consent agenda was approved.
DATE
PLANNING COMMISSION VOTE RECORD
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MEMBER
BERRY, CRAIG
BROCK, THOMAS L.
BYNUM, BUELAH
HAMILTON, SCOTT
HAYNES, MARLON D.
LATTURE, PAUL
MAY, BILL B.
RAH MAN, ROBBI N S.
STEBBINS, ROBERT
THOMAS, DIANA M.
VOGEL, ROBBY
Meeting Adjourned >' ' P.M.
'/AYE ' NAYS _' ABSENT 1 `ABSTAIN .' RECUSE
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BERRY, CRAIG
BROCK, THOMAS L.
BYNUM, BUELAH
HAMILTON, SCOTT
HAYNES, MARLON D.
LATTURE, PAUL
MAY, BILL B.
RAH MAN, ROBBI N S.
STEBBINS, ROBERT
THOMAS, DIANA M.
VOGEL, ROBBY
Meeting Adjourned >' ' P.M.
'/AYE ' NAYS _' ABSENT 1 `ABSTAIN .' RECUSE
May 9, 2019
There being no further business before the Commission, the meeting
was adjourned at 4:12 p.m.
Date
Secretary Chairman