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HomeMy WebLinkAboutpc_12 05 2019 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD DECEMBER 5, 2019 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being nine (9) in number. II. Members Present: Tom Brock Craig Berry Buelah Bynum Scott Hamilton Todd Hart Paul Latture Robbin Rahman Diana Thomas Robby Vogel Members Absent: Marlon Haynes Robert Stebbins City Attorney: Shawn Overton III. Approval of the Minutes of the October 24, 2019 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING DECEMBER 5, 2019 4:00 P.M. I. OLD BUSINESS: NO OLD BUSINESS II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-5652-B Recovery Centers of Arkansas Group Care Facility – Revised Special Use Permit 9219 Sibley Hole Road 2. LU19-19-01 A Land Use Plan Amendment in the Chenal Planning District, Southwest Corner of Highway 300 and Highway 10 from RM, Residential Medium Density, and SO, Suburban Office, to NC, Neighborhood Commercial. 2.1 Z-9472 Rezoning from R-2 to C-1 20,300 Block of Highway 10 (south side of Hwy. 10, approximately 0.5 mile west of Chenal Parkway) 3. Z-8478-A 1519 S. Commerce – Revised Conditional Use Permit 1519 S. Commerce Street 4. Z-9295-A Shiloh Excel Christian School – Revised Conditional Use Permit 2400 S. Maple Street 5. Z-9469 Panuco Multisectional Manufactured Home – Conditional Use Permit 10502 Peace Valley Road 6. Z-9470 800 Reservoir Auto Rental or Leasing – Conditional Use Permit 800 Reservoir Road, Units 3 & 4 Agenda, Page Two II. NEW BUSINESS: (CONTINUED) Item Number: File Number: Title: 7. Z-9471 St. John Baptist Church Parking Lot – Conditional Use Permit 2600 Block of Main Street, West Side 8. Z-9473 Our Lady Good Counsel Parking Lot – Conditional Use Permit 1300 Block of S. Van Buren, West Side 9. G-23-473 S. Van Buren Right-of-Way Abandonment S. Van Buren, between 13th and 14th Streets December 5, 2019 ITEM NO.: 1 FILE NO.: Z-5652-B Name: Recovery Centers of Arkansas Group Care Facility – Revised Special Use Permit Location: 9219 Sibley Hole Road Applicant: Recovery Centers of Arkansas Proposal: A Special Use Permit is requested to allow a group care facility to continue operation in the existing structure on this O-3 zoned property. A. Public Notification: Notice of the public hearing was sent to all owners of property located within 200 feet of the site and the SWLR United for Progress Neighborhood Association. B. Staff Analysis: On October 6, 2016, the Commission approved a special use permit to allow a group care facility to be located in the existing building at 9219 Sibley Hole Road. The building is one of three located on this property which is owned by the North American Baptist Association. The approval allowed Health Resource of Arkansas to provide substance abuse treatment/housing for up to 15 individuals. Special Use Permits are not transferrable from owner to owner, location to location or use to use. Recovery Centers of Arkansas is proposing to purchase the site and to operate its group care facility/substance abuse treatment center in the same manner as was previously approved. No change in the type of use or number of clients is proposed. It is the mission of Recover Centers of Arkansas to enable individuals to live free from the abuse of alcohol and/or drugs by providing treatment programming and other professional services within an atmosphere of dignity and respect. Recovery Centers of Arkansas is licensed by the Arkansas Department of Health and Human Services, Division of Behavioral Health, Alcohol and Drug Abuse Prevention. It is accredited by the Commission on Accreditation for Rehabilitation Facilities for alcohol and drug services in the areas of residential treatment, outpatient treatment and community housing. December 5, 2019 ITEM NO.: 1 (Cont.) FILE NO.: Z-5652-B 2 The site contains parking for over 50 vehicles. The existing parking should be sufficient to serve the facility and the other buildings on the site. Section 36-54(e) (4) of the Zoning Ordinance provides the following provisions for group care facilities: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. December 5, 2019 ITEM NO.: 1 (Cont.) FILE NO.: Z-5652-B 3 4. The need and provision for readily accessible public or quasi-public transportation. 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on-site parking. (d) The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. According to an area survey, there are no other transitional-type residential facilities within 1,500 feet of the property. The prior approval allowed eight (8) bedrooms within the residence, with the maximum residents per bedrooms as noted below. The total number of residents within the home will not exceed fifteen (15). • Bedroom (1) 624 square feet – 2 occupants • Bedroom (2) 624 square feet – 2 occupants • Bedroom (3) 624 square feet – 2 occupants • Bedroom (4) 624 square feet – 2 occupants • Bedroom (5) 624 square feet – 2 occupants • Bedroom (6) 624 square feet – 2 occupants • Bedroom (7) 624 square feet – 2 occupants • Bedroom (8) 624 square feet – 1 occupant Section 8-406(a) of the City’s Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by 15 persons is 1,550 square feet. The residential structure contains 5,474 square feet. Section 8-406(b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. All of the proposed bedrooms will conform to this requirement. December 5, 2019 ITEM NO.: 1 (Cont.) FILE NO.: Z-5652-B 4 The applicant did not submit a bill of assurance, as the property is not located within a subdivision. The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. Staff is supportive of the requested special use permit to allow a group care facility at 9219 Sibley Home Road. Staff believes that the property at 9219 Sibley Hole Road has been an appropriate site for the proposed transitional-type living facility. The subject property is located within an area of mixed uses and zoning. The majority of the surrounding uses are light industrial and heavy commercial in nature. There are also three (3) single family residences and a church in the immediate area. As noted previously, staff found no other similar living facilities within 1,500 feet of the site. The building proposed for residential occupancy is located within a landscaped, campus-type area. Wooded property surrounds the O-3 zoned property at 9219 Sibley Hole Road. Staff believes that a group care facility for 15 residents at this location will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the Special Use Permit to allow continuation of a group care facility at 9219 Sibley Hole, subject to compliance with the provisions of Section 36-54(e) (4) of the City’s Zoning Ordinance. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was not present. There were no persons present registered in support or opposition. Staff informed the commission that the applicant had failed to complete the required notices and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the January 30, 2020 agenda. The vote was 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 2 FILE NO.: LU19-19-01 Name: Land Use Plan Amendment – Chenal Planning District Location: Southwest of Highway 300 and Highway 10 intersection Request: Residential Medium Density (RM) & Suburban Office (SO) to Neighborhood Commercial (NC) Source: Tim Daters, White Daters and Associates. PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Residential Medium Density (RM) & Suburban Office (SO) to Neighborhood Commercial (NC). The NC category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. EXISTING LAND USE AND ZONING: The amendment area is +8.5 acres, currently zoned as R-2 (Single Family District), vacant and partial wooded with partial grading. To the west of the subject area are the Robinson Schools (middle school and high school) part of the Pulaski County Special School District, on a POD (Planned Office Development) zoned land. To the north of Highway 10 is Camp Grundy Lake on 36 acres of an R-2 zoned property. To the northeast, east of Highway 300 is a church and AT&T switching station on R-2 zoned lots. To the south is vacant R-2 zoned land already subdivided for single-family development. To the east, southeast of Highway 300 & Highway 10 intersection, there are two mobile homes on C-1 (Neighborhood Commercial District) zoned land. East of this land, respectively, are a vacant lot and then two single family homes on R-2 zoned lots along Highway 10. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is shown on the Plan as Residential Medium Density (RM) on the west & Suburban Office (SO) on the east. Currently the area is vacant partially wooded, with some area already graded. East of the subject area are two mobile homes, shown as SO (Suburban Office) on the Plan. To the south of this tract is a developed single family home subdivision, shown as RL (Residential Low Density) on the Plan. South of the subject area is currently vacant land subdivided for future homes shown as RL. To the west of the property are the Robinson Schools (a middle school and a high school), part of Pulaski County Special School District shown as PI (Public Institution) on the Plan. North of Highway 10, the western area is Camp Grundy Lake some 36 acres and shown as RL on the Plan. To the east of this, northwest of Highway 300 & Highway 10 intersection is shown as SO on the Plan and is currently vacant. Northeast of this intersection is shown as PI on the Plan with a church and AT&T switching station. December 5, 2019 ITEM NO.: 2 (Cont.) FILE NO.: LU19-19-01 2 On April 5, 2005, by ordinance number 19292, a change was made from Public Institution (PI) to Low Density Residential (LDR) and Suburban Office (SO) for the subject property. The western portion of amendment area was changed to LDR. With the same ordinance, a change was made from PI (Public Institution), NC (Neighborhood Commercial), and SF (Single Family) to SO (Suburban Office) for eastern portion of the requested area and areas to the east. The southern portion of the PI was changed to SF (Single Family) south of the amendment area. MASTER STREET PLAN: Highway 10 is along the north boundary and shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians along Highway 10 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: A Class I Bike Path is shown on the Plan along Highway 10 (Cantrell Road). Class I Bike Paths are built separate from or alongside a road. Additional paving and right of way may be required. PARKS: There are no public parks shown in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: The property requesting the Land Use Plan change is southwest of Highway 300 and Highway 10 intersection and is related to a rezoning application from Single Family District (R-2) to Neighborhood Commercial District (C-1). The Land Use Plan shows Residential Medium Density (RM) on the west & Suburban Office (SO) on the east for this property owned by Deltic Real Estate LLC. The request is to amend this +8.5 acre tract to Neighborhood Commercial (NC). The property is currently vacant partially wooded with some area leveled. The subject area is at an intersection of two State Highways (Highway 300 and Highway 10). The western half of this intersection is mostly vacant and wooded west of Highway 300. There is a church and AT&T switching station northeast of the intersection, shown as PI (Public Institution) on the Plan. The property to the southeast of the intersection is December 5, 2019 ITEM NO.: 2 (Cont.) FILE NO.: LU19-19-01 3 shown as SO (Suburban Office) on the Plan. This property has several mobile homes on it, that have been used as businesses in the past and is zoned C-1 (Neighborhood Commercial District). Further to the east along Highway 10 are two single family homes zoned R-2 (Single-family District) and shown on the Plan as SO. To the northwest of the same intersection is currently vacant and wooded land shown as SO on the Plan. West of the amendment area the Joe T Robinson schools complex part of Pulaski County Special School District shown as PI on the Plan. The School District and Robinson Schools verifies they are a closed campus - not allowing students to leave during school hours. To the south of the subject area is vacant land which has been plotted/subdivided for single family homes. The development of Chenal Parkway by this property owner and others moved the major commercial intersection less than half a mile to the east. The biggest commercial service area in this part of the City is at Highway 10 & Chenal Parkway. There is still undeveloped commercial in the northeast and southwest sectors of the intersection. There is a Walmart Supercenter with other retail uses in the southeast sector of the intersection. A convenience store with gas pumps, fast-food restaurant and other retail is located to the northwest. At this intersection there is a total Commercial use of +120 acres shown on the Plan and currently +57 acres of this is undeveloped. The Highway 300-Highway 10 intersection has become less significant and is a Collector-Arterial intersection. Collectors provide connections to Arterials and the neighborhoods, while Arterial primary function is to move traffic through the area. The Land Use Plan does recognize this intersection as a potential business area by showing it as Suburban Office. This is consistent with the existing primary uses – church and schools. This property owner is the original owner of much of the land south of Highway 10 which is being primarily developed with single family subdivisions. The street layout and subdivision design has been done to limit access and connectivity. Thus the two single- family subdivisions adjacent and to the south of the application site will have no direct access to the site. While the uses will be adjacent on a map to access each other will be a drive of over a mile. This prevents the application site from functioning as a ‘traditional’ neighborhood commercial area. A business area to service homes within half a mile - often an easy walk, bike or drive. There is +1 acre of C-1 (Neighborhood Commercial) zoned property adjacent to the east of amendment property. This land has historically had local service type commercial and business uses. The subject area will be the continuation of this area. The intersection (Highway 300-Highway 10) is identified as a non-residential business area by the Plan. Neighborhood Commercial has been shown on the Plan historically and there is C-1 (Neighborhood Commercial) zoning currently in place at the intersection. While the area is not likely to fully function as neighborhood commercial due to the development patterns of the surrounding area, the site is adjacent to residential where commercial use should be Neighborhood Commercial by definition. December 5, 2019 ITEM NO.: 2 (Cont.) FILE NO.: LU19-19-01 4 The lower intensity commercial uses of Neighborhood Commercial would be more desirable with the existing public/quasi-public uses and residential uses. NEIGHBORHOOD COMMENTS: Notices were sent to the Duquesne Place POA. Staff has received no comments from area residents and neighborhoods. STAFF RECOMMENDATIONS: Staff recommends approval. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The item was placed on the consent agenda for approval. By a vote of 9 for, 0 against, and 2 absent the consent agenda was approved December 5, 2019 ITEM NO.: 2.1 FILE NO.: Z-9472 Owner: Potlatch Deltic Applicant: Tim Daters Location: 20,300 Block of Highway 10 (south side of Highway 10, approximately 0.5 mile west of Chenal Parkway) Area: 7.379 Acres Request: Rezone from R-2 to C-1 Purpose: Future development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Undeveloped property and a church; zoned R-2 South – Undeveloped property and single family residences; zoned R-2 East – Single family residences; zoned C-1 and R-2 West – High school campus; zoned POD A. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Duquesne Place Property Owners Association were notified of the public hearing. December 5, 2019 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-9472 2 D. LAND USE ELEMENT: Planning Division: This request is in the Chenal Planning District. The Land Use Plan shows Residential Low Density (RL) and Suburban Office (SO) for the requested area. Residential Low Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is to change an area from R-2 (Single-Family District) to C-1 (Neighborhood Commercial District) to allow for the future commercial development of the land. The site is within the Highway 10 Design Overlay District. Master Street Plan: To the south is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 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 is a Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). E. STAFF ANALYSIS: Potlatch Deltic, owner of the 7.379 acre property located in the 20,300 block of Highway 10 (south side of Highway 10, approximately 0.5 mile west of Chenal Parkway), is requesting to rezone the property from “R-2” Single Family District to “C-1” Neighborhood Commercial District. The rezoning is requested for future neighborhood commercial development of the property. The site is currently undeveloped and partially tree covered. Some site work has taken place on the site where baseball/softball fields once existed. The property is located in an area of mixed uses and zoning along Highway 10, west of Chenal Parkway. The Joe T. Robinson High School campus is located on the POD zoned property immediately west of the subject property. Undeveloped property (zoned R-2) is located to the south, with single family residences further south. December 5, 2019 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-9472 3 Single family residences are also located to the east. Undeveloped property and a church are located across Highway 10 to the north. The City’s Future Land Use Plan designates this property as “RL” Residential Low Density and “SO” Suburban Office. A proposed Land Use Plan amendment to “NC” Neighborhood Commercial is a separate item on this agenda. Staff is supportive of the proposed C-1 zoning. C-1 is designed to accommodate limited retail development within or adjacent to neighborhood areas. Although the site is adjacent to a school campus, the limited uses permitted under C-1 should assure that there is no impact on the school. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-1 rezoning. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. 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 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 3 FILE NO.: Z-8478-A NAME: 1519 S. Commerce Revised - Conditional Use Permit LOCATION: 1519 S. Commerce Street OWNER/APPLICANT: Moore Melton Properties, LLC/Owner and Applicant PROPOSAL: A conditional use permit is requested to allow a site- built two-story addition onto an existing modular home on this R-4 zoned property. 1. SITE LOCATION: The property is located on the northeast corner of S. Commerce and East 16th Streets in the SoMa/Pettaway Neighborhood. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in what is primarily a residential neighborhood consisting of single family, two family and multifamily homes. Other uses include neighborhood churches and an LRSD elementary school campus. Allowing the addition onto this existing single family home will not affect the property’s compatibility with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the MacArthur Park, Pettaway and Downtown Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site currently has a two-vehicle parking pad at the rear of the property. The proposed addition contains a two-car garage which will maintain access from the rear of the property. 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS: No comments. December 5, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8478-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 does 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. Fire Department: No comments. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: No comments received. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicant was present. Staff presented the item and noted no additional information was needed. Comments from the other reviewing agencies and departments were noted. The committee determined there were no issues and forwarded the item to the full commission. STAFF ANALYSIS: On August 6, 2009, the Planning Commission approved a conditional use permit to allow for construction of a single family residence on this R-4 zoned property December 5, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z-8478-A 3 utilizing modules joined together for construction of the home. The applicant is now proposing the construction of a two-story, frame addition onto the existing home. The addition will allow a two-car garage and will increase the size of the home from a two-bedroom, one-bath home to a three-bedroom, two-bath home. The addition is proposed to have a rear yard setback of 19’8”. The code typically requires a rear yard setback of 25’. All other required setbacks will be met or exceeded. To staff’s knowledge, there are no issues. If the proposed addition did not result in a rear yard setback variance, it would have been approved at staff level. The variance is relatively minor and should not impact any adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the revised conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the rear yard setback variance. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. 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 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 4 FILE NO.: Z-9295-A NAME: Shiloh Excel Christian School Revised – Conditional Use Permit LOCATION: 2400 S. Maple Street OWNER/APPLICANT: Seventh Day Adventist Church/Owner John Watkins/Applicant PROPOSAL: A conditional use permit is requested to allow for the use of permanent modular buildings for a previously approved private school in lieu of space in the existing church building. The property is zoned R-3. 1. SITE LOCATION: The site is located on the west side of S. Maple Street, about two blocks north of Asher Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: A church has been located on this site no less than 70 years, going back to when it was constructed and occupied by Henderson Methodist Church. Throughout the years, the church has hosted various daycare and private school uses. The Garland Elementary School building, now occupied by a charter school, is located across the street. Single family residential properties are located in the immediate area around the church site. Along Asher Avenue, one block to the south, the uses are varied; including residential, office and commercial. The commission has previously approved a 40 student private school to be located in the church building. Allowing this smaller, 15 student school, within permanent classroom buildings, should also be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Love, Goodwill and Midtown Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site contains a concrete parking lot with 32 spaces. Access is off of two driveways onto Maple Street. No changes are proposed. The drop off/pick up of students will occur in this parking lot. The existing parking is more than sufficient to accommodate this small (15 student) private school. December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 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 or the street rights-of-way. This strip shall be at least nine (9) feet wide. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. A small amount of landscape will be required adjacent to the Maple and 25th Street’s right’s-of-way. 3. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 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 25th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of 25th Street and Maple Street. 3. At the time enrollment exceeds 15 students, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 25th Street including 5-foot sidewalks with increase in enrollment. The new back of curb on 25th Street should be located 15.5 ft. the center of the street from Maple Street to the alley. 4. Repair or replace any sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. Close all unused curb cuts. 5. The proposed south building is proposed to be constructed within the sight triangle. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 ft. back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 25th Street and Maple Street. December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 3 6. Appropriate handicap ramps are required at the intersection of Maple Street and 25th Street in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 7. Show the proposed drop off/pick up area with an estimate of the vehicular stack length. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Revised Conditional Use Sewer Available to this site. Capacity Fee Analysis Required. Entergy: Entergy does not object to this proposal. There appears to be a small conflict with existing electrical utilities at this location. The proposed demo and reconstruction of the curb and gutter at the corner of 25th and S. Maple interferes with an existing 3-phase line. Relocation of the line will require the property owner to pay for this relocation. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT&T: No comment 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 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. December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 4 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. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicants stated there would be an additional sign for the school and the cafeteria/assembly space would be in the fellowship hall and sanctuary of the existing church building. Public Works comments were presented and discussed. Staff stated they would support a deferral of the required street improvements to W. 25th Street until such time as the school enrolment exceeds the current request of 15 students. Staff December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 5 noted the south building was located within the corner sight triangle and needed to be moved. The applicant stated that change would be made. In response to a question, the applicants stated the drop off/pick up of students would occur in the existing church parking lot. They were advised to indicate the drop off/pick up area and vehicle stacking on the site plan. Comments from the other reviewing agencies and departments were noted. The applicants were advised to respond to staff issues by November 20, 2019. The committee determined there were no other issues and forwarded the item to the full commission. STAFF ANALYSIS: The R-3 zoned property at 2400 Maple Street is occupied by Shiloh Seventh Day Adventist Church. A church has been located on this site for no less than 70 years. The property contains a two story, brick building comprised of a sanctuary wing and an education wing. The site also contains a 32 space paved parking lot. Over the years, the church has been home to a variety of day care and private school type uses. On January 25, 2018, the Commission approved a conditional use permit to allow for the opening of a 40 student, Pre-K to 8th grade private school utilizing portions of the church building. A new, 34 space parking lot was proposed to be constructed on the vacant portion of the church property to the south of the building. It was subsequently determined that the church’s educational wing was structurally unfit for the use. The church has scaled back its plans and is now requesting approval of a conditional use permit to allow a 15 student, K to 8th grade private school. To accommodate the school, the church is proposing to place two portable classroom buildings on the vacant area south of the church building. The classroom buildings will be made permanent and will comply with code requirements for use as permanent classrooms. The existing church parking lot will be used for drop off/pick up of students and to accommodate any other needed parking for the school. The school is proposed to have one full time teacher. Cafeteria/assembly space will utilize the fellowship hall and sanctuary in the church building. A ground mounted sign, meeting office and institutional standards, may be placed in front of the school buildings. A wall sign will be placed on one of the new buildings. The applicants submitted responses to the issues raised at subdivision committee. The buildings have been moved slightly so that there is no longer an encroachment into the sight triangle at the corner. The traffic circulation for the student drop-off/pick-up has been indicated within the existing parking lot in front of the main church building. No drop-off/pick-up will utilize the street. Sidewalk improvements on Maple Street and ADA access ramp at the intersection are indicated. A deferral of the half-street improvements to 25th Street is requested. December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 6 Staff supports that deferral request until such time as the school enrolment exceeds the currently-requested 15 students. To increase the enrolment will require a return to the planning commission for a revision to the conditional use permit. To staff’s knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. Staff recommends approval of a deferral of half street improvements to 25th Street until such time as the school enrolment is proposed to exceed 15 students. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. 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 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 5 FILE NO.: Z-9469 NAME: Panuco Multi-sectional Manufactured Home – Conditional Use Permit LOCATION: 10502 Peace Valley Road OWNER/APPLICANT: Hugo and Araceli Panuco/Owners and applicants PROPOSAL: A conditional use permit is requested to allow for placement of a multi-sectional manufactured home on this R-2 zoned 2.65 acre tract. 1. SITE LOCATION: The property is located on the west side of Peace Valley Road, one block north of Mabelvale Cut-off. The property is located behind the properties which front onto the street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in what is primarily a single family neighborhood. The principal housing type appears to be one-story ranch style homes with either brick or siding exterior. Immediately around the site, the homes all appear to be site-built. Within the larger neighborhood, there are some single-wide manufactured homes; on Fairwood and at the Fairwood/Mabelvale Cut-off intersection, south of the site. This proposed home will be located well off of the street, behind the properties that front onto Peace valley Drive. The proposed housing type is similar to many of the existing homes; one-story, ranch style with a siding exterior. Staff believe the proposed home will be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the West baseline, Legion Hut, Shiloh and SWLRUP Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site will contain a single driveway accessed through a 20 foot wide easement across the adjacent property to Peace Valley Road. A single parking space is required. There is more than sufficient space for that parking space on the site. December 5, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9469 2 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS: 1. Provide proof of legal access to the public right-of-way I the form of an access easement. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Retain 20' wide sewer easement for existing public sewer mains. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Power lines are along Peace Valley Road. An easement will be required to reach the 500 ft. set back of the home. 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: 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. December 5, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9469 3 Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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 received. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question, the applicants stated the proposed home would always be occupied by a family member and would never be a rental unit. Staff made note of the siting criteria for manufactured homes from Section 36-254. Staff asked the applicants to provide proof of legal access to the site from the public right-of-way in the form of an access easement. They were advised to have their surveyor contact staff who would outline what was needed. Comments from the other reviewing agencies and departments were presented. The committee determined there were no other issues and forwarded the item to the full commission. December 5, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9469 4 STAFF ANALYSIS: The applicants are requesting approval of a conditional use permit to allow for placement of a multi-sectional manufactured home on this vacant, R-2 zoned 2.65 acre tract. The property on which the home is proposed to be placed does not actually front onto Peace Valley. It is accessed via an access easement across the adjacent property to Peace Valley Road. The home will be located over 200 feet from the street, behind the properties fronting onto the street. The proposed home is 22’ x 48’ in size, with a vertical siding exterior and a pitched, shingled roof. The applicant states the home is to be occupied by their father and will not be a rental unit. At subdivision committee, the applicant stated the home will continue to be occupied only by family members when the father no longer needs it and it will not be converted into a rental unit. Placement of the home must comply with the following siting criteria from Section 36-254: 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 standard. The applicant submitted proof of a twenty foot access easement to Peace Valley Road across the adjacent property. To staff’s knowledge there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. b. Placement of the home must comply with the siting criteria in Section 36-254. c. The home is to be occupied by a family member of the property owners and is not to be a rental unit (proposed by the applicant). December 5, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-9469 5 PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were five persons present in opposition (four submitted registration cards). Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The applicant stated she would reserve her time to address any concerns raise by the opposition. Barbara Farrish, of 8501 Pin Oak Drive, stated it would not be possible to control who lives in the manufactured home. She questioned whether the use was appropriate and voiced her concern that allowing one manufactured home could lead to others coming in. She stated her concerns about increased traffic. Bettye Bryant, of 8503 Pin Oak Drive, stated she agreed with Ms. Farrish’s comments. Geneva Value, of 8524 Pin Oak Drive, stated she was concerned that allowing the manufactured home could negatively impact property values. She stated she also agreed with the comments previously stated by the others. Stan Hughes, also of 8524 Pin Oak Drive, voiced concern about an impact on property values, increased traffic and the potential of additional manufactured homes coming into the neighborhood. The applicant responded that this was family property; that they owned a total of about seven acres. She stated they would like to do a site-built house but could not at this time. She stated the double-wide manufactured home looked like a site built house. Commissioner Rahman asked if there would be a circumstance where staff would recommend denial of this type of CUP request. In response, Zoning and Subdivision Manager Dana Carney described the process whereby staff arrived at their recommendation; including determining whether the proposed use would be compatible with the surrounding neighborhood and if other issues such as setbacks, traffic and access were appropriate. He stated there could be a circumstance where staff would determine a proposed use was not compatible and could then recommend denial. Chairman Latture commented that the applicant had offered as a condition that the home would only be occupied by a family member of the property owners and would not be a rental unit. A motion was made and seconded to approve the application as recommended by staff, including all staff comments and conditions. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 6 FILE NO.: Z-9470 NAME: 800 Reservoir Auto Rental or Leasing – Conditional Use Permit LOCATION: 800 Reservoir Road OWNER/APPLICANT: Treasure Hill, LLC/Owner Sam Storthz/Applicant PROPOSAL: A conditional use permit is requested to allow auto rental or leasing (no service, sales or repair) on this C-3 zoned property. The office is to be located in two suites in the existing building and approximately 20 parking spaces will be used for parking the rental vehicles. 1. SITE LOCATION: The site is located on the west side of Reservoir Road, one property north of N. Rodney Parham Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located within the commercial neighborhood around the N. Rodney Parham/Reservoir Road intersection. The commercial properties around the site contain a wide variety of commercial uses. The proposed vehicle rental use will basically consist of an office and the parking of passenger vehicles in the parking lot. The appearance will be no different than any other commercial use in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the property and the Leawood and Treasure Hills Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site contains a 76 space, asphalt paved parking lot with access via two driveways onto Reservoir Road. The Proposed vehicle rental business will utilize 18 spaces at the rear of the site and 2 spaces at the front of the site for parking rental vehicles, leaving 56 spaces for the other businesses in the center. The parking should be sufficient to accommodate the uses. December 5, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9470 2 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 requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Reservior Rd is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 45 feet from centerline will be required. 2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as parking spaces within the right-of-way. 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 does 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. Fire Department: No comments. Building Codes: No comments. December 5, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9470 3 7. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. Staff noted no sales, service or repair of vehicles would be permitted and the requested use included only passenger vehicles, not cargo vans or trailers. The applicant stated the largest vehicle on the site would be a 15-passenger van. In response to a question, the applicant stated the days and hours of operation would be 7:30 a.m. – 6:00 p.m., Monday – Friday and 9:00 a.m. – noon, Saturday, with no Sunday hours. Public Works comments were presented. Staff disused the Master Street Plan requirement of right-of-way dedication to 45 feet from the centerline of the existing right-of-way. Staff noted the survey did not indicate the centerline of the right-of-way so it could not be determined just how much more right-of-way was needed. The applicant was advised to contact his surveyor to have that information put on the survey. Staff stated any existing improvements which might lie within a future-dedicated right-of-way could be allowed to remain through a franchise. Comments from the other reviewing agencies and departments were noted. The appellants were advised to respond to staff issues by November 20, 2019. The committee determined there were no other issues and forwarded the item to the full commission. STAFF ANALYSIS: The C-3 zoned property at 800 Reservoir Road is occupied by a one story, 9,720 square foot commercial building and a 76 space parking lot. The building is divided into 5 lease spaces. The applicant is requesting approval of a conditional use permit to allow auto rental or leasing (no service, sales or repair). The use will allow the rental of passenger vehicles only; not cargo trucks or trailers. The rental company will utilize space in the building for an office only 18 parking spaces at the rear of the site and 2 spaces at the front of the site will be utilized for parking rental vehicles. All servicing of the vehicles will occur off-site. December 5, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9470 4 Days and hours of operation are proposed as 7:30 a.m. – 6:00 p.m., Monday – Friday and 9:00 a.m. – noon, Saturdays. Signage will consist of a wall sign on the front of the building and space on the center’s existing multi-tenant ground sign. Staff is supportive of the use. The applicant has agreed to any needed right-of- way dedication and has filed for a franchise to allow any existing improvements to remain in the newly dedicated right-of-way. The proposed use basically consists of an office use with passenger vehicles parked in the parking lot; no different than other uses in the area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. 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 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 7 FILE NO.: Z-9471 NAME: St. John Baptist Church Parking Lot – Conditional Use Permit LOCATION: 2600 Block of Main Street, West Side OWNER/APPLICANT: St. John Baptist Church/Owner Raymond Hickey, Central Ark. Engineering/Applicant PROPOSAL: A conditional use permit is requested to allow for development of a church parking lot on this R-4 zoned property. 1. SITE LOCATION: The site is located on the west side of S. Main Street, one block south of Roosevelt Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located along a four-block section of Main Street that is occupied primarily by institutional uses. The main campus of St. John church is located across Main Street to the east. A church parking lot is located across W. 26th Street to the north. An LRSD elementary school campus is located across W.27th Street to the south and a PR zoned community complex building is located diagonally across the Main Street/W. 27th Street intersection to the south east. A metropolitan Housing Authority residential development is located ½ block to the east. This vacant property appears to be used for overflow parking now. Developing the property as a properly paved and landscaped parking lot should be compatible with development in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Meadowbrook, SoMa, South End and Downtown Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The proposed asphalt-paved parking lot will contain space for approximately 74 spaces. The number may vary slightly to accommodate right-of-way dedication and required landscaping. Access will be via driveways onto Main Street, W. 26 Street and W. 27th street. Variances are requested to allow the proposed driveway spacing and separation. December 5, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9471 2 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The property is located in the City’s designated mature area. A twenty- five (25%) percent reduction of the buffer and perimeter planning bed widths is acceptable. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 3. 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 or six (6) feet nine (9) inches in designated mature areas. 4. Land use buffers are to be maintained adjacent to the R-4 zoned property to the west. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. 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. 5. 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. 6. 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. 7. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 8. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be December 5, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9471 3 a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. 9. 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 26th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that 27th 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 Main Street and 26th Street. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Main Street and 27th Street. 5. 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. Close all old curb cuts not proposed to be used with the development. 6. Appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan to be installed at the 27th Street intersections. 7. Sidewalks adjacent to 26th Street are required to be installed in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 8. Sidewalks are required to be installed adjacent to 27th Street in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 9. Are gates proposed at driveways? If so, the gates should be placed at least 20 ft. from the back of curb of the street. 10. 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. December 5, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9471 4 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a commercial street is 250 ft. from intersections and other driveways and 125 ft. from side property lines. CLR code allows 1 driveway on Main Street. A variance is required for more than 1 driveway on Main Street. The construction of only 1 driveway on Main St. will allow an additional 4 parking spaces. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The narrowing of the Main Street driveway(s) to a width of 20 ft. will allow 4 additional parking spaces. 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 does 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 comment 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: 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. December 5, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9471 5 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. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. Staff asked for a signage plan and dimensions of the driveway width and a typical parking space. Staff stated all site lighting must be low-level and directional, shielded downward and into the site. Staff asked if the parking lot would be gated and secured outside of use hours. Public Works comments were presented and discussed. Staff made note of the Master Street Plan requirements for right-of-way dedication on 26th and 27th Streets and at the intersections. Staff noted the requirement to install sidewalks on the 26th and 27th Street perimeters and to install appropriate handicap ramps. Staff also asked if the driveways would be gated. Staff discussed the proposed driveway locations and widths, noting the proposed driveways did not comply with code standards for either location or width. The applicant stated he would get with staff to make modifications to the plan. Landscape comments were noted. December 5, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9471 6 Comments from the other reviewing agencies and departments were noted. The applicant was advised to respond to staff issues by November 20, 2019. The committee determined there were no other issues and forwarded the item to the full commission. STAFF ANALYSIS: St. John Baptist Church is requesting approval of a conditional use permit to allow for development of a church parking lot on the vacant property located on the west side of the 2600 block of Main Street; across the street from the main church campus. The asphalt paved parking lot will contain approximately 74 parking spaces with access off of Main Street, W. 26th Street and W. 27th Street. Landscaping and screening will be installed to comply with code requirements. All site lighting will be low-level and directional, shielded downward and into the site. The applicant responded to issues raised at subdivision committee. The plan will be modified so that there will only be one driveway onto Main Street as well as the single driveways onto 26th and 27th Streets. No gating of the driveways is indicated. No signage is indicated. Staff will support allowing a single ground- mounted sign, meeting office and institutional standards, if desired in the future. To staff’s knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. Staff recommends approval of the requested driveway spacing and separation variances for the driveways as proposed. (one driveway onto Main Street, W. 26th Street and W.27th Street each). PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. 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 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 8 FILE NO.: Z-9473 NAME: Our Lady Good Counsel Parking Lot – Conditional Use Permit LOCATION: 1300 Block of S. Van Buren Street, West Side OWNER/APPLICANT: Catholic Diocese of Little Rock/Owner Cromwell Architects/Agent PROPOSAL: A conditional use permit is requested to allow for development of a church parking lot on this R-3 zoned property. 1. SITE LOCATION: The site is located on the west side of S. Van Buren Street, one block south of West 12th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The Our Lady of Good Counsel campus occupies two locks to the east of the site. Single family homes are located to the west as well as to the north and south across 13th and 14th Streets. The proposed parking lot is to incorporate the Van Buren right-of-way (proposed for abandonment as a separate item) which functions mostly as a church driveway today as well as two single family lots. The parking lot will be screened and landscaped to comply with code. Staff believes the new parking lot should be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Oak Forest, Hope, Fair Park and University District Neighborhood associations. 3. ON SITE DRIVES AND PARKING: The proposed parking lot is to incorporate the Van Buren right-of-way (proposed for abandonment as a separate item) and two residential lots. The asphalt paved parking lot is to contain approximately 56 parking spaces. The number may vary slightly to accommodate right-of-way dedication and required landscaping. Access will be from W. 13th and W. 14th Streets as well as from the existing church parking lot to the east. December 5, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9473 2 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The property is located in the City’s designated mature area. A twenty- five (25%) percent reduction of the buffer and perimeter planning bed widths is acceptable. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 3. 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 or six (6) feet nine (9) inches in designated mature areas. 4. Land use buffers are to be maintained adjacent to the R-2 zoned property to the west. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. 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. 5. 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. 6. 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. 7. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling December 5, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9473 3 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 14th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that 13th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 13th Street and 14th Street including 5-foot sidewalks with planned development. The new back of curb should be located 15.5 ft. from the center of the existing street. The new curb and gutter on 13th Street should extend to the existing curb and gutter to the north on the east side of Van Buren Street. 4. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 6. Show on plan any proposed gates and fencing? Gates should be located at least 20 ft. the back of roadway curb. Without gates, a cut thru is being created. 7. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 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. Per Sec. 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions provisions to minimize such flooding conditions should be included in the design of the stormwater management improvements. Such December 5, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9473 4 provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream stormwater drainage system. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Retain 10' wide sewer easement for existing public sewer mains. Entergy: Entergy does not object to this proposal, however Entergy would request to retain easement for existing facilities on the property or relocate them. There appears to be some conflict with existing electrical utilities at this location. The facilities in question could be relocated at the property owner’s request/expense. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities as this project proceeds. Centerpoint Energy: CenterPoint Energy (CNP) owns and operates an underground natural gas facility within the 10’ alley in between W 14th Street & what is assumed to be W. 13th Street. The facilities extend to a close proximity to S. Van Buren, therefore, CNP requests our facilities be located prior to any excavation activity near the alley. Let me know if there is any additional information you may need. 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: No comments. Building Codes: No comment. 7. TRANSPORTATION/PLANNING: County Planning: No comment. Rock Region METRO: No comment. December 5, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9473 5 Planning Division: No comment. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicant was not present. Staff presented the item and stated they would get with the applicant after the meeting to go over the issues. Staff requested a signage plan and asked if the parking lot would be gated and secured outside of use hours. Staff stated all site lighting must be low-level and directional, shielded downward and into the site. Staff requested typical parking stall dimensions and asked of what material the parking lot would be paved. Public Works staff comments were presented. Staff noted the requirements for right-of-way dedication and half-street improvements to 13th and 14th Streets. Staff stated a storm water runoff evaluation should be conducted and a sketch grading and drainage plan was needed. Landscape comments were presented. Comments from the other reviewing agencies and departments were noted. The committee determined there were no other issues and forwarded the item to the full commission. STAFF ANALYSIS: Our Lady of Good Counsel Church is requesting approval of a conditional use permit to allow for development of a church parking lot utilizing the Van Buren street right-of-way (proposed for abandonment as a separate item) and two residential lots, all located to the west of the church campus. The asphalt paved parking lot is proposed to contain 56 parking spaces. The number may vary slightly to accommodate right-of-way dedication and required landscaping. Access will be from W. 13th and W. 14th Streets as well as from the existing church parking lot to the east. All site lighting will be low-level and directional, shielded downward and into the site. The applicant submitted responses to most of the issues raised at subdivision committee. The sketch grading and drainage plan was provided. The parking lot will be gated after hours. Right-of-way for 13th and 14th Streets will be dedicated and most of the half-street improvements will be constructed. There is one variance requested. The applicant is requesting not to have to construct a sidewalk on either the 13th or 14th Street perimeters. Staff does not support that variance. December 5, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9473 6 STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to complained with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. Staff recommends denial of the requested variance to not construct the sidewalks on the 13th and 14th Street perimeters. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. Staff informed the commission that it had been determined that the sidewalk waiver was not an appropriate issue for the commission to consider; that it would be addressed at the time of permit review by Public Works and the Board of Directors. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 9 ayes, 0 noes and 2 absent. December 5, 2019 ITEM NO.: 9 FILE NO.: G-23-473 Name: S. Van Buren Right-of-Way Abandonment Location: S. Van Buren Street, between West 13th and 14th Streets Owner: Catholic Diocese of Little Rock Applicant: Cromwell Architects/Engineers Request: To abandon the one block of South Van Buren Street right-of-way located between West 13th and West 14th Streets, adjacent to Our Lady of Good Counsel Catholic Church. STAFF REVIEW : A. Public Need for This Right-of-Way: There is no public need for this right-of-way. The pavement within the right-of- ways serves primarily as means of access to the church parking lot located on the east side of the right-of-way. S. Jackson and S. Harrison Streets, located one-block to the east and west, are improved, through streets which provide traffic connectivity for the neighborhood. B. Master Street Plan: There are no Master Street Plan issues associated with this block of S. Van Buren. C. Characteristics of Right-of-Way Terrain: The right-of-way contains a sub-standard, asphalt-paved street that serves primarily as access to the church parking lot to the east. D. Development Potential: The church proposes to incorporate the area of the abandoned right-of-way into a new parking lot proposed for the property on the west side of the street. A conditional use permit to allow that parking lot is a separate item on the Commission’s Agenda. December 5, 2019 ITEM NO.: 9 (Cont.) FILE NO.: G-23-473 2 E. Neighborhood and Land Use Effect: As noted, the existing right-of-way functions as a driveway to the church parking lot. The street itself dead-ends just south of the site. The streets one block to the east and west function to provide traffic circulation through the neighborhood. F. Neighborhood Position: At the time of this writing, no neighborhood position had been voiced. Notice of the public hearing went to the Oak Forest, Hope, Fair Park and University District Neighborhood Associations. There were no abutting property owners, other than the church, to notify. G. Effect on Public Services or Utilities: All public utilities and reviewing City departments approve of the abandonment. The area of abandonment will be retained for drainage and utility easement. H. Reversionary Rights: The west 20 feet of the right-of-way was dedicated through the plat of Metropolitan Addition, dated April 24, 1906 and recorded on Plat Book 1, Sheet 22. The east portion of the right-of-way was subsequently dedicated by the church which is located on an unplatted parcel (E ½, NW ¼, NW ¼, NE ¼, Section 7, T-1-N, R-12-W; parcel ID No. 34L11700200). In neither case were reversionary rights noted. I. Public Welfare and Safety Issues: There are no issues. Good neighborhood traffic circulation will not be affected. Access to the church site for emergency services will be maintained through the proposed new driveway and parking lot. STAFF RECOMMENDATION: Staff recommends approval of the request to abandon the one block of S. Van Buren right-of-way located between West 13th and West 14th Streets. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in December 5, 2019 ITEM NO.: 9 (Cont.) FILE NO.: G-23-473 3 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 9 ayes, 0 noes and 2 absent. DATE c1 MEMBER BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUELAH HAMILTON, SCOTT HART, TODD HAYNES, MARLON D. LATTURE, PAUL RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY PLANNING COMMISSION VOTE RECORD � ( -'LA-k mmm ©E■ Ems mmm MEMBER BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUELAH HAMILTON, SCOTT HART, TODD HAYNES, MARLON D. LATTURE, PAUL RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY Meeting Adjourned '1 f P.M. VAYE ® NAYE ABSENT ABSTAIN RECUSE December 5, 2019 There being no further business before the Commission, the meeting was adjourned at 4:19 p.m. Date 1-30-20 ,l ri r Secretary Chairman