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HomeMy WebLinkAboutpc_06 20 2019 LITTLE ROCK PLANNING COMMISSION PLANNING — REZONING — CONDITIONAL USE HEARING MINUTE RECORD JUNE 20, 2019 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eight (8) in number. II. Members Present: Craig Berry Tom Brock Buelah Bynum Marlon Haynes Paul Latture Robbin Rahman Robert Stebbins Robby Vogel Members Absent: Scott Hamilton Bill May Diana Thomas City Attorney: Shawn Overton III. Approval of the Minutes of the May 9, 2019 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING JUNE 20, 2019 4:00 P.M. I. OLD BUSINESS: NO OLD BUSINESS II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-3960-B Rezoning from C-3 to C-4 7305 Cantrell Road 2. Z-5931-B Lewis Street Church of Christ – Revised Conditional Use Permit 2716 S. Lewis Street 3. Z-8827-A Escarcega Church – Revised Conditional Use Permit 6523 Hinkson Road 4. Z-9420 Singh Convenience Store – Conditional Use Permit 3900 West 65th Street 5. Z-9421 Mendoza Multisectional Manufactured Home – Conditional Use Permit 9327 Lanehart Road 6. Z-9422 Peer Duplex – Conditional Use Permit 107 S. Valentine Street 7. Z-9423 Second and Louisiana Commercial Parking Lot – Conditional Use Permit 200 S. Louisiana Street June 20, 2019 ITEM NO.: 1 FILE NO.: Z-3960-B Owner: Ollie and Lucy Hammett Applicant: Lucy Hammett Location: 7305 Cantrell Road Area: Approximately 0.5 Acre Request: Rezone from C-3 to C-4 Purpose: Enclosed auto detail, concierge services and retail sales of auto accessories Existing Use: Vacant commercial buildings SURROUNDING LAND USE AND ZONING North – Mixed commercial uses (across Cantrell Road); zoned C-3 and C-4 South – Multifamily uses and car wash; zoned R-5 and C-3 East – Mixed commercial uses (along Cantrell Road); zoned C-3 West – Mixed commercial uses; zoned C-3 and C-4 A. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Kentucky Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on Rock Region Metro bus route #1 Pulaski Heights Route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site of the Normandy- Shannon, Merriwether and Kingwood Neighborhood Associations were notified of the public hearing. June 20, 2019 ITEM NO.: 1 (Cont.) FILE NO.: Z-3960-B 2 D. LAND USE ELEMENT: Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C3 (General Commercial district) to C4 (Open Display District) to add the uses of Auto Detail and Concierge Services to the permitted uses for the site. Master Street Plan: North of the property is Cantrell Road and it is shown as a Principal Arterial street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Ollie and Lucy Hammett, owners of the 0.5 acre property located at 7305 Cantrell Road, are requesting to rezone the property from “C-3” General Commercial District to “C-4” Open Display District. The property is located at the southwestern corner of Cantrell Road and Kentucky Avenue. The applicant is requesting C-4 zoning in order to operate an enclosed auto detail business with retail sales of auto accessories with limited installation and concierge services. The property is currently occupied by two (2) one-story metal commercial buildings. The westernmost commercial building is approximately 1,420 square feet in area, with the easternmost building having approximately 3,600 square feet of area. Paved parking is located on the north, south and east sides of the buildings, with parking for over 20 vehicles. Two (2) access driveways are located along the Cantrell Road frontage. A billboard is located near the center of the property and extends above the buildings. The property is located in an area of mixed uses and zoning. Mixed commercial uses, zoned C-3 and C-4 are located to the north, east and west. Multifamily uses and zoning are located across Kentucky Avenue to the south. The City’s Future Land Use Plan designates this property as “C” Commercial. No land use plan amendment is required for the proposed C-4 zoning. June 20, 2019 ITEM NO.: 1 (Cont.) FILE NO.: Z-3960-B 3 Staff is supportive of the requested C-4 rezoning. Staff views the request as reasonable. The property is located in an area along Cantrell Road made up of mixed commercial uses and C-3 and C-4 zoning. The properties to the east, west and north contain existing commercial uses including a carwash and auto detail business. The proposed C-4 zoning represents a continuation of the existing zoning pattern in this general area. Staff believes the rezoning of this property to C-4 to allow an enclosed auto detail business, with the sale of auto accessories (with limited installation) will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (JUNE 20, 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 8 ayes, 0 noes and 3 absent. June 20, 2019 ITEM NO.: 2 FILE NO.: Z-5931-B NAME: Lewis Street Church of Christ – Revised Conditional Use Permit LOCATION: 2716 S. Lewis Street OWNER/APPLICANT: Lewis Street Church of Christ/Jameel Robinson PROPOSAL: A revised conditional use permit is requested to allow expansion of an existing church development on the R-3/O-3 zoned property located at 2716 S. Lewis Street. 1. SITE LOCATION: The site is located on the west side of S. Lewis Street, between West 27th and West 29th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. Single family residences are located west and north of the church property. Mixed commercial uses and zoning are located to the east along Asher Avenue. Mixed commercial and industrial uses and zoning are located to the south. The applicant proposes to construct building and parking additions to an existing church site. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Love Neighborhood Association. 3. ON SITE DRIVES AND PARKING: There are three (3) existing access driveways from West 29th Street which serve the church development. The applicant proposes to maintain the drives and construct a new circular drive with canopy for drop-off and pick-up at the north end of the existing sanctuary building. A new access driveway from West 29th Street is also proposed. There will be a total of 97 paved parking spaces on the site with the proposed development. Section 36-502 (b) (2) d. of the City’s Zoning Ordinance requires a minimum of 81 parking spaces for the proposed development (seating capacity of 326 persons). Therefore, parking will comply with ordinance standards. June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 2 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. 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. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. Buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Provide screening and landscape materials within the “new landscape band” north side of the property. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Lewis Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 3. The proposed nursery building appears to be constructed within an abandoned public right-of-way where utility easements were maintained in favor of the City of Little Rock as a condition of abandonment by Ordinance #16,835. The building expansion is proposed to be constructed over a stormwater drainage pipe within a drainage easement. For this expansion, the pipe should be relocated within a new drainage easement and the existing easement relocated. The ordinance may be required to be revised to remove the drainage easement requirement. June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 3 4. Sidewalks should be extended to the north property line as in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 5. Sidewalks should be extended to the north property line as in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. 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. 7. The proposed nursery building appears to be constructed within an abandoned public right-of-way where utility easements were require to be maintained by Ordinance #16,835. The building is proposed to be constructed over stormwater drainage pipe within a utility easement. 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. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as parking and any other private improvement located in the right-of-way in block 1 of Riffel and Holder's Addition. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis Required if new food service on site. Capacity Fee Analysis Required. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. There is existing 3 phase on the east side of Lewis Street. 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. June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 4 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. 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. 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. June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 5 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: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 6 SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Jameel Robinson and Kwendeche were present, representing the application. Staff presented the application, noting that some additional information was needed. Staff noted that information on signage, site lighting and fencing needed to be shown on the site plan. The issue of an existing storm drain in the abandoned West 28th Street right-of-way was briefly discussed. The Public Works and Landscape requirements were also discussed. After the 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 building and parking additions to the existing Lewis Street Church of Christ development on the R-3/O-3 zoned property at 2716 S. Lewis Street. The property is located on the west side of S. Lewis Street, between West 27th and West 29th Street. The existing church site contains two (2) buildings. The northernmost building is a one-story brick sanctuary building with approximately 5,300 square feet of floor area. A one-story metal family life center building is located on the south side of the sanctuary building, and contains approximately 6,000 square feet of floor area. Paved parking is located on the north and south sides of the sanctuary building. Access drives from S. Lewis Street serve the parking areas. A 21 foot box culvert/storm drain is located along the west property boundary. The applicant proposes to make several building additions to the existing sanctuary building, as noted on the attached site plan. A 3,000 square foot (one (1) story) addition for administrative space is proposed on the north side of the sanctuary building. A 400 square foot addition is proposed for the front (east) of the sanctuary. A future nursery addition (approximately 1,600 square feet) is proposed on the south side of the sanctuary. The nursery addition will be constructed over the old West 28th Street right-of-way, which was retained as a utility and drainage easement and contains an existing storm drain. The applicant also proposes to construct a canopy and circular driveway on the east end of the north building addition. The addition to the north side of the sanctuary building will be located approximately 22 feet back from the front (east) property line and 13 feet from the rear (west) property line. The canopy over the new circular drive will extend to the front (east) property line. The addition to the front of the sanctuary building will be located approximately 12 feet back from the front (east) property line. The proposed nursery addition will be located approximately 22 feet back from the front (east) property line and four (4) feet to 16 feet back from the rear (west) property line. June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 7 As part of the development plan, the applicant also proposes to upgrade and expand the existing paved parking areas on the north and south sides of the existing sanctuary and family life buildings. The applicant will maintain the three (3) existing access driveways from S. Lewis Street and construct a new driveway from West 29th Street. There will be a total of 97 paved parking spaces on the site. This number conforms to ordinance standards based on the proposed seating capacity of the sanctuary building. The applicant also proposes to construct a new six (6) foot high wood fence along the north and west property boundaries. The fence along the west property line will have two (2) 12 foot wide removable sections to allow access to the existing box culvert/storm drain. The applicant is requesting variances to allow reduced front and rear setbacks for the proposed additions to the sanctuary building. Section 36-255 (d) (1) of the City’s Zoning Ordinance requires a minimum front setback of 25 feet for R-3 zoned properties. Section 36-255 (d) (3) requires a minimum rear setback of 25 feet. The proposed addition to the north side of the sanctuary building will be located approximately 22 feet back from the front property line and 13 feet from the rear property line, with the canopy portion extending to the front property line. The addition to the front of the sanctuary building will be approximately 12 feet from the front property line. The proposed nursery addition will be approximately 22 feet back from the front property line and four (4) feet to 16 feet back from the rear property line. The applicant responded to issues raised at Subdivision Committee by providing additional information to staff, and requesting setback variances for the proposed building additions. The revised site plan shows the proposed fencing with access areas to the box culvert. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes that the proposed additions to the existing church development is an appropriate use for this property. The church development has existed on this site for many years. The proposed building and parking expansions should prove to be quality additions to the existing church site. The proposed church expansions will be compatible with the overall area. Staff believes the proposed church expansion will have no adverse impact on the adjacent properties or the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, including building setback variances, subject to compliance with the following conditions: June 20, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-5931-B 8 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All site lighting must be low-level and directed away from adjacent property. 3. The dumpster area must be screened as per ordinance requirements (screen shall exceed the height of the dumpster by at least two (2) feet, not to exceed eight (8) feet total height). 4. Signage for the church facility will be as per Section 36-553 of the code (signs permitted in office zones). 5. The proposed canopy over the circular driveway must remain unenclosed on its north, south and east sides. 6. Prior to a building permit be issued for the future nursery addition, the utility and drainage easement (former West 28th Street right-of-way) must be abandoned and the existing storm drain within the easement must be re- routed to the box culvert. PLANNING COMMISSION ACTION: (JUNE 20, 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 8 ayes, 0 noes and 3 absent. June 20, 2019 ITEM NO.: 3 FILE NO.: Z-8827-A NAME: Escarcega Church – Revised Conditional Use Permit LOCATION: 6523 Hinkson Road OWNER/APPLICANT: Gregorio Escarcega PROPOSAL: A conditional use permit is requested to allow an addition to an existing church development on the R-2 zoned property located at 6523 Hinkson Road. 1. SITE LOCATION: The site is located on the southeast corner of Hinkson Road and Oman Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominately zoned R-2, with a mix of uses at the east end of the Cloverdale Neighborhood. Single family residences are located to the west and south, with a day care center, church and office uses further south. Single family residences and a Little Rock School District property (Cloverdale Middle School) are located to the north. Single family residences and undeveloped property are located to the east and southeast. The applicant proposes to add a second building to an existing church property. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Cloverdale and SWLR United for Progress Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: A small area of paved parking is located on the north side of the existing church building, with parking for five (5) or six (6) vehicles. A driveway from Hinkson Road serves the small parking area. There is a second driveway from Oman Road, with a small asphalt area on the west side of the building. The applicant proposes to construct a new 4,000 square foot sanctuary building, with seating for 84 persons. The new sanctuary will require 21 off-street paved parking spaces, as per Section 36-502 (b) (2) d. of the City’s Zoning Ordinance. The applicant is requesting a variance from this ordinance requirement for the reduced number of parking spaces. The applicant does have a long-term lease for the existing parking lot across June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 2 Hinkson Road to the north, owned by the Little Rock School District. The lot contains over 60 parking spaces. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Requirements for landscaping in land use (street) buffers shall be the same as perimeter landscaping. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of the proposed building adjacent to the street right-of-way. 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. Due to the proposed use of the property, the Master Street Plan specifies that Hinkson Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that Oman Road Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Oman Road and Hinkson Road. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as vehicular parking and drive aisle located in the right-of-way. 5. Show the location of any additional driveway locations. 6. Is any additional paving proposed on the property? 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 3 Entergy: Entergy does not object to this proposal. The service to the existing bldg. may need to be relocated due to the proximity of the new building. Also, the new bldg. service location is not defined and could present an issue based on a rear lot location. There are 2 phase lines serving the existing bldg. 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: 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. June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 4 Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which 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 June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 5 Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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. June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 6 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Pastor Gregorio Escarcega and Troy Laha were present, representing the application. Staff presented the application. Staff noted that some additional information was needed on the project. Staff explained that the parking agreement/lease needed to be long-term and maintained. Staff also noted that parking variance needed to be requested. The Public Works and Landscape requirements were 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 revised conditional use permit to allow construction of a new sanctuary building within an existing church site on the R-2 zoned property at 6523 Hinkson Road. The property is located at the southeast corner of Hinkson Road and Oman Road. The property is occupied by a one- story brick church building (approximately 2,200 square feet), located within the west half of the property. The east portion of the property is undeveloped and fenced. A small area of paved parking is located on the north side of the existing church building, with parking for five (5) or six (6) vehicles. A driveway from Hinkson Road serves the small parking area. There is a second driveway from Oman Road, with a small asphalt area on the west side of the building. The applicant proposes to construct a one-story sanctuary building within the east portion of the property, as noted on the attached site plan. The proposed sanctuary building will be a 4,000 square foot structure. The proposed structure will be located 85 feet back from the front (west) property line, 28 feet from the rear (east) property line, 10.5 to 13.5 feet from the south side property line and 28 to 31.5 feet from the north side property line. A small playground area will be located at the east end of the sanctuary building. The proposed sanctuary building will have a seating capacity of 84 persons. June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 7 Section 36-502 (b) (2) d. of the City’s Zoning Ordinance requires a minimum of 21 off-street paved parking spaces for the proposed sanctuary building, based on the seating capacity. There are five (5) or six (6) paved parking spaces on the north side of the existing church building. Therefore, the applicant is requesting a variance to allow a reduced number of parking spaces. The church does have a lease agreement to use the existing Little Rock School District parking lot across Hinkson Road to the north. The parking lot contains over 60 parking spaces. The current lease agreement runs through June 30, 2024 (five (5) years). The applicant responded to issues raised at Subdivision Committee. The applicant submitted the five (5) year lease agreement for the school district parking lot across Hinkson Road. The applicant noted that there will be no new signage or site lighting on the property. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed new sanctuary addition to the existing church site is an appropriate use for this property. The proposed addition to the existing church site represents a good in-fill project for this property. The property is located in an area containing several office/public institutional uses at the east end of the Cloverdale neighborhood. The proposed expanded church use should prove to be compatible with the overall area. Staff believes the proposed church development will have no adverse impact on the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the requested revised CUP, including parking variance, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All site lighting must be low-level and directed away from adjacent property. 3. Signage for the church facility will be as per Section 36-553 of the code (signs permitted in office zones). 4. The lease agreement for the Little Rock School District parking lot on the north side of Hinkson Road must be maintained as long as the church occupies this property. If the lease agreement ever expires, the parking issue must be brought back to the Planning Commission for further review. June 20, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8827-A 8 PLANNING COMMISSION ACTION: (JUNE 20, 2019) Staff informed the Commission that the applicant failed to complete the required notifications to surrounding property owners. Staff recommended the application be deferred to the August 1, 2019 agenda. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. June 20, 2019 ITEM NO.: 4 FILE NO.: Z-9420 NAME: Singh Convenience Store – Conditional Use Permit LOCATION: 3900 West 65th Street OWNER/APPLICANT: ABDTD Investments, LLC/Vernon Williams PROPOSAL: A conditional use permit is requested to allow development of a convenience store with gas pumps on the I-2 zoned property at 3900 West 65th Street. 1. SITE LOCATION: The site is located at the northwest corner of West 65th Street and Scott Hamilton Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed commercial and industrial zoning and uses. Buildings containing a mix of uses are located to the north, east and west, with some vacant buildings in the area. A large PCD development is located across West 65th Street to the south. The applicant proposes to redevelop the site as a convenience store with gas pumps. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Upper Baseline and SWLR United for Progress Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: Existing driveways from West 65th Street and Scott Hamilton Drive serve as access to the property. The applicant proposes to maintain one (1) driveway from each street. Additionally, there is a cross-access drive at the northeast corner of the property, between this property and the property to the north. The applicant has a written agreement from the property owner to the north to continue the cross-access. The cross-access agreement needs to be formalized in a document filed with the county courthouse. The proposed site plan contains eight (8) parking spaces adjacent to the building and four (4) at the gas pump islands. Section 36-502 (b) (3) e. of the City’s Zoning Ordinance requires at least 12 parking spaces for the convenience store use. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 2 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the requirements of the Hillcrest Design Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer width requirements is acceptable. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north and west are zoned C-3. 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. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 4. 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. This property is located within the “mature” area and twenty-five (25%) percent reduction of the perimeter width requirements is acceptable. The minimum perimeter width adjacent to the north and south property lines shall be six (6) feet nine (9) inches. The north and south perimeters are deficient and may require a variance from the City Beautiful Commission. 5. 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. Any landscape materials installed in the public right-of-way to meet the minimum landscape code requirements will require a Public Works franchise agreement. 6. Building landscape areas 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. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 3 7. 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. 8. 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. West 65th Street 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. A 20 feet radial dedication of right-of-way is required at the intersection of Scott Hamilton Rd and 65th Street. 3. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 4. Obtain or provide proof of an access easement with the property to the north for vehicular use. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis Required. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Over lines are located on the west side of the property. 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. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 4 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 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. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 5 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: Recommend building sidewalk along 65th and along Scott Hamilton, and making them ADA accessible with the implementation of curb ramps at the corner. Recommend building sidewalk from street to building. Planning Division: No comments. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 6 SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Vernon Williams was present, representing the application. Staff presented the application, noting that some additional information on the proposed development was needed. Staff asked for information on hours of operation, signage and site lighting. The Public Works and Landscape requirements were briefly discussed. It was noted that proof of cross-access easement with the property to the north needed to be provided. It was noted that variances for reduced rear building setback and reduced street and land use buffers needed to be requested. 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 convenience store with gas pumps development on the I-2 zoned property at 3900 West 65th Street. The property currently contains an unmanned fueling operation with a small building near the northwest corner of the property and a gas pump canopy between the building and the south property line. There are two (2) gas pump islands under the canopy. Access drives from West 65th Street and Scott Hamilton Drive serve the property. A cross access driveway between this property and the property to the north is located at the northeast corner of the property. The applicant proposes to remove the existing building and construct a new 2,560 square foot convenience store building at the northwest corner of the property, as noted on the attached site plan. The building will be located over 80 feet back from the south property line, over 70 feet back from the east property line, 16.5 feet (freezer portion only) from the north property line and 15.5 feet from the west property line. The applicant proposes to refurbish and reuse the existing gas pump canopy. One (1) access drive from each of the two (2) street frontages will be maintained, as well as a cross access between this property and the property to the north. Approximately 12 parking spaces will be located on the site, which conforms with ordinance standards. Site lighting will be located on the wall of the building and on the gas pump canopy. The lighting will be low-level, shielded and directed into the site. One (1) ground-mounted sign (20 feet in height and 72 square feet in area) will be located at the southwest corner of the site. An enclosed dumpster will be located behind the building. An air pump station will be located along the east property line. Several new areas of landscaping will be located throughout the site. The proposed convenience store will be a 24 hour, seven (7) day per week operation. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 7 The applicant is requesting two (2) variances with the proposed development. The first variance is from Section 36-320 (e) (3) which requires a minimum rear setback of 25 feet. The walk-in freezer/cooler section of the building is located 16.5 feet from the north (rear) property line. The main rear wall of the building meets the required 25 foot setback. The second variance is from the land use and street buffer standards of Sections 36-522 (b) (4) a. and b., which requires nine (9) foot minimum land use buffers along the north and west property lines and nine (9) foot minimum street buffers along the east and south property lines. A portion of the north property line, at the dumpster and cross access area, contains a reduced buffer width. A buffer width of seven (7) feet is located along the west property line. A six (6) foot high wood fence will be located along a portion of the north and west property lines. The street buffers drop below the nine (9) foot minimums at various points. However, there are areas along the street frontages with buffer widths considerably more than nine (9) feet. The applicant responded to issues raised at Subdivision Committee by providing additional information and a revised site plan to staff. The applicant also submitted a letter from the property owner to the north noting that cross access between the properties can be continued. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes that the proposed redevelopment of the site for a convenience store with gas pumps is an appropriate use for this property. The general area contains a mixture of commercial and industrial uses. The proposed use should be compatible with the surrounding uses. The proposed convenience store development should prove to be a quality redevelopment of the property. The redevelopment will include a large landscape upgrade, as the existing site contains no landscaping. Staff believes the proposed convenience store will have no adverse impact on the surrounding uses. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, including setback and buffer variances, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff effort. 2. All site lighting must be low-level and directed away from adjacent property. June 20, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9420 8 3. The dumpster area must be screened as per ordinance requirements (screen shall exceed the height of the dumpster by at least two (2) feet, not to exceed eight (8) feet total height). 4. Signage for the development will be as per Section 36-554 of the code (signs permitted in industrial zoned). 5. A formal cross access easement document must be filed with the county prior to a building permit being issued. 6. The City Beautiful Commission must approve any Landscape Ordinance variance(s) prior to a building permit being issued. PLANNING COMMISSION ACTION: (JUNE 20, 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 8 ayes, 0 noes and 3 absent. June 20, 2019 ITEM NO.: 5 FILE NO.: Z-9421 NAME: Mendoza Multisectional Manufactured Home – Conditional Use Permit LOCATION: 9327 Lanehart Road OWNER/APPLICANT: Luis E. Mendoza PROPOSAL: A conditional use permit is requested to allow placement of a multisectional manufactured home on the R-2 zoned property located at 9327 Lanehart Road. 1. SITE LOCATION: The site is located on the south side of Lanehart Road, east of McPherson Road. 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 undeveloped properties in this general area east of Stagecoach Road. The proposed manufactured home appears to be compatible with the area. All owners of properties located within 200 feet of the site and the Stagecoach- Dodd and SWLR United for Progress Neighborhood Associations 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 Lanehart Road at the northeast corner of the lot, with a gravel parking pad on the east 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. 5. PUBLIC WORKS: 1. Lanehart 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. June 20, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9421 2 2. The gravel driveway shall be constructed with a concrete apron per City Ordinance. 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 does not appear to be any conflicts with existing electrical utilities at this location. There are overhead lines on the north and east sides of the property. 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. 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 June 20, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9421 3 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: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Luis Mendoza was present, representing the application. Staff presented the application. Staff noted that the new gravel driveway and parking pad must be hard-parked gravel and bordered with permanent materials. Staff also explained that a concrete apron would be required from Lanehart Road to the front property line. The siting criteria for manufactured homes was presented to the applicant. The Public Works requirements were 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-2 zoned lot. The property is currently vacant. A single-wide manufactured home was recently removed from the property. The property is located in a sparsely developed area with some vacant lots, undeveloped properties and a scattering of single family homes. June 20, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9421 4 The applicant proposes to place 26.3 foot by 44.3 foot multisectional manufactured home within the north half of the property. The proposed home will be located over 120 feet from the front (north) property line, over 160 feet from the rear (south) property line, 64 feet from the east side property line and 24 feet from the west side property line. A covered porch/deck will be located along all sides of the proposed home. A small storage building is located on the east side of the proposed home. A gravel driveway from Lanehart Road and a gravel parking pad will be located on the east side of the residence. Placement of the home must comply with the following siting criteria from Section 36-254 (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 multi-sectional. h. Off-street parking per single-family dwelling standard. 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 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 this general 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, 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. June 20, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9421 5 2. Compliance with the siting criteria as found in Section 36-254 (d) (5) of the Code. 3. A concrete apron is required for the proposed driveway, with a maximum width of 20 feet, running from the edge of pavement of Lanehart Road to the front property line. 4. The gravel driveway and parking pad must be bordered with permanent materials such as landscape timbers or metal edging. PLANNING COMMISSION ACTION: (JUNE 20, 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 8 ayes, 0 noes and 3 absent. June 20, 2019 ITEM NO.: 6 FILE NO.: Z-9422 NAME: Peer Duplex – Conditional Use Permit LOCATION: 107 S. Valentine Street OWNER/APPLICANT: Alvin and Gwendolyn Peer Revocable Trust/ Pat McGetrick PROPOSAL: A conditional use permit is requested to allow construction of a duplex structure on the R-3 zoned lot at 107 S. Valentine Street. 1. SITE LOCATION: The site is located on the east side of S. Valentine Street, approximately 150 feet south of West Markham Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominantly zoned R-3 with single family residences. However, there is a scattering of accessory dwellings, duplexes and multi-unit residential buildings throughout this neighborhood south of West Markham Street. The applicant proposes to construct a duplex residence on this site. The proposed duplex use is compatible with uses in the area. Notice of public hearing was sent to the Capitol View – Stifft Station Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A paved alley right-of-way is located along the rear (east) property line. The applicant proposes to install four (4) paved parking spaces within the rear yard area, adjacent to the alley right-of-way. The parking spaces will be 25 feet deep and accessed directly from the alley right-of-way. Section 36-502 (b) (1) c. of the City’s Zoning Ordinance requires a minimum of three (3) parking spaces for the proposed duplex use. The proposed plan complies with this requirement. 4. SCREENING AND BUFFERS: No Comments. June 20, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9422 2 5. PUBLIC WORKS: 1. The rear alley is passable and neighboring properties take access from the rear alley. Access is suggested off rear alley. 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 does not appear to be any conflicts with existing electrical utilities at this location. There are overhead lines along the alley (east). 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: 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. 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. June 20, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9422 3 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: Recommend adding a sidewalk from street to building. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Pat McGetrick was present, representing the application. Staff presented the application. Staff noted that parking for the proposed duplex needed to be in the rear yard area and accessed from the existing paved alley right-of-way. Staff noted that the front building setback needed to be compatible with the other residential lots to the north and south. Public Works concurred with staff’s request for parking and access. Mr. McGetrick noted that he would confer with his client and attempt to revise the parking and access plan as requested. There being no further issues for 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 for the construction of a duplex structure on the R-3 zoned lot at 107 S. Valentine Street. The property is located on the east side of S. Valentine Street, approximately 150 feet south of West Markham Street. The property consists of one (1) platted single family lot which is currently undeveloped and grass covered. The property has a slight slope downward from north to south. The applicant proposes to construct one (1) duplex structure on the property. The duplex structure will be one (1) story in height with approximately 2,200 square feet of floor space. Each duplex unit will be approximately 1,100 square feet in size. The duplex structure will be located approximately 29 feet back from the front (west) property line and approximately 45 feet back from the rear (east) property line. The duplex will be located 5.6 feet back from the north and south side property lines. Four (4) paved parking spaces will be located within the rear yard area, with access from the existing alley right-of-way. A fenced rear yard area will be provided for each duplex unit. The duplex structure will have an exterior of brick and siding. The roof pitch will be approximately 6/12 maximum. June 20, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9422 4 The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows the required parking in the rear yard area with access from the alley right-of-way, which was the only issue raised. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes that the proposed duplex structure located on this property at 107 S. Valentine Street is an appropriate use for this property. The property is located in an area that contains a mixture of single family homes, accessory dwellings, duplexes and multiple unit residential structures. Staff believes the proposed duplex use and structure will be compatible with the overall neighborhood area. All proposed building setbacks conform to ordinance standards. The proposed duplex should have no adverse impact on the adjacent properties or the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 20, 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 8 ayes, 0 noes and 3 absent. June 20, 2019 ITEM NO.: 7 FILE NO.: Z-9423 NAME: Second and Louisiana Commercial Parking Lot – Conditional Use Permit LOCATION: 200 S. Louisiana Street OWNER/APPLICANT: Second and Louisiana Properties, LLC/ Thomas R. Pownall PROPOSAL: A conditional use permit is requested to allow development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. 1. SITE LOCATION: The site is located on the west side of S. Louisiana Street, between West 2nd and West 3rd Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in the Downtown Little Rock area, occupied by multi-story buildings and paved parking areas. Paved surface parking lots are located throughout this general area. The applicant proposes to construct a new commercial parking lot utilizing the entire half block area. The parking lot will serve the Stephens Building to the north. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A two-car wide driveway from West 2nd Street will be located near the northwest corner of the property. This will be the only access to the main parking area. A paved alley right-of-way is located along the west property boundary. There will be one (1) row of parking along the east side of the alley right-of-way. There will be a total of 112 paved parking spaces. The entry drive will contain access bars/arms which will limit the access to only those who are permitted to park in the lot. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the requirements of the UU Urban Use District. June 20, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9423 2 2. Sec. 36-342.1. - UU urban use district, Street trees a minimum of three-inch caliper shall be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. 3. Street buffers will be required at six (6) percent of the average depth/width of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. The lot is approximately 300 feet in width. An eighteen (18) foot street buffer is required adjacent to the 2nd and 3rd street right-of-ways. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. 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. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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. 3rd St. is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. The existing ramps at the street intersections do not comply with CLR standard details. June 20, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9423 3 3. Are gates, kiosk, or signage proposed to be installed in alley and at driveways? 4. 2nd 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. 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 does not appear to be any conflicts with existing electrical utilities at this location. All lines are in underground and in the asphalt alley shown. 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. June 20, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9423 4 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments pertinent to this application. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Thomas Pownall was present, representing the application. Staff presented the application. Staff asked for some additional information on the project. Staff noted that a variance for reduced street buffers (West 2nd and West 3rd Street frontages) and waiver of additional right-of-way dedication for West 2nd Street needed to be requested. The Public Works requirements and the landscape requirements were 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 for the development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. The property is comprised of an entire half block area located along the west side of S. Louisiana Street, between West 2nd and West 3rd Streets. Several one (1) and two (2) story office/commercial buildings are located within the north two-thirds of the overall property. The south third of the half block area is occupied by a paved parking area. The applicant proposes to remove the existing buildings from the site and construct a new 112 space commercial parking lot. There will be one (1) entry drive to the parking area from West 2nd Street at the northwest corner of the property. The entry drive will contain entry bars/arms which will limit the access to only those who are permitted to park in the lot. A paved alley right-of-way is located along the west property line. One (1) row of parking will be located along the east side of the alley right-of-way. The main portion of the parking area (excluding the one (1) row of parking along the alley) will be fenced with a six (6) foot high decorative metal fence. Small signs (six (6) feet maximum height and four (4) square feet maximum area) will be located near the entry drive and along the row of parking adjacent to the alley. The signage will note that the parking area is for permitted parking only. June 20, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9423 5 The applicant is requesting two (2) variances with the proposed development. Section 36-522 of the City’s Zoning Ordinance requires a minimum street buffer width of 18 feet along the West 2nd and West 3rd Street frontages. The proposed plan shows nine (9) foot buffers/landscape strips along the two (2) street frontages. Therefore, the applicant is requesting a variance to allow the reduced street buffers. The plan conforms to the City’s Landscape Ordinance. The City’s Master Street Plan classifies West 2nd Street as a minor arterial, with 45 feet of right-of-way dedication required. West 2nd Street currently has 60 feet of right-of-way existing. At the suggestion of staff, the applicant is requesting a waiver of additional right-of-way dedication for West 2nd Street. The existing right-of-way should be sufficient, as there are existing buildings within the right- of-way area to the east and west. The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows driveway access bars/arms, fencing and signage, as requested by staff. To staff’s knowledge, there are no outstanding issues associated with the application. Staff believes the proposed commercial parking lot located on the UU zoned property at 200 S. Louisiana Street is an appropriate use for this property. The proposed parking lot will be a private parking lot to serve the Stephens Building to the north, and may serve other buildings in the area in the future. The property is located in the downtown area which contains a number of surface parking lots serving surrounding buildings and uses. The proposed parking lot use should be compatible with surrounding uses. Staff believes the proposed commercial parking lot will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, including buffer variance and waiver of right-of-way dedication for West 2nd Street, subject to the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Any handicap parking spaces on the site must have an accessible route to sidewalks as per ordinance and ADA standards. 3. The site will be limited to the signage shown on the proposed site plan. All signage must be located at least five (5) feet back from property lines. 4. Any site lighting must be low level, shielded and directed into the site. June 20, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9423 6 PLANNING COMMISSION ACTION: (JUNE 20, 2019) Staff informed the Commission that the applicant submitted a letter to staff on June 13, 2019 requesting this application be deferred to the August 1, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. MEMBER BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUELAH HAMILTON, SCOTT HAYNES, MARLON D. LATTU RE, PAUL MAY, BILL B. RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY Meeting Adjourned y��eY— P.M. AYE 0 NAYE � ABSENT /V--ABSTAIN DA BILL B. STEBBINS, ROBERT IITHOMAS, DIANA M. VOGEL . ROBBY MEMBER BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUELAH HAMILTON, SCOTT HAYNES, MARLON D. LATTU RE, PAUL MAY, BILL B. RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY Meeting Adjourned y��eY— P.M. AYE 0 NAYE � ABSENT /V--ABSTAIN June 20, 2019 There being no further business before the Commission, the meeting was adjourned at 4:05 p.m. Date Secretary Chairman