HomeMy WebLinkAboutZ-6698-D Staff AnalysisFILE NO.- Z-6698
NAME: Norris Furniture Revised Short -form PCD
LOCATION: Located at 3900 John Barrow Road
DEVELOPER:
Bradford Norris
3900 John Barrow Road
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.148 acres
WARD: 6
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
PROPOSED USE
VARIAN CE/WAiVERS
BACKGROUND:
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
PLANNING DISTRICT: 10 CENSUS TRACT: 24.05
PCD, Planned Commercial Development
Mixed Office/Commercial
Revised PCD
Add C-1, Neighborhood Commercial District uses as
allowable uses
None requested.
On August 3, 1999, the Board of Directors adopted Ordinance No. 18,078, rezoning the
property from R-3, Single-family to PCD, Planned Commercial Development District. The
approved PCD, Planned Commercial Development, allowed a single building mixed
office/commercial development. The approved site plan included a 10,000 square foot
building (17 feet in height) located near the center of the site, with parking on the north,
south and east sides. The following uses were approved for the building:
FILE NO.: Z -6698-D (Cont.
1. Supplies Plus Co., Inc. (Office/showroom/warehouse) — 3,108 square feet
(760 square feet of warehouse space)
2. Two (2) beauty salons —1,936 square feet total
3. General office use — 4,956 square feet
Alternate uses for the site were to be 0-3, General Office District uses. Wall -mounted
signage conforming to the ordinance standards for office zoning was also approved for
the project. Approved hours of operation were from 8:00 am to 5:00 pm, Monday through
Saturday.
On August 21, 2001, the Board of Directors adopted Ordinance No. 18,535, revising the
previously approved PCD. The revision adjusted the amount of building area, within the
approved building, to be devoted to the approved uses. The following uses were
approved for the building:
1. Supplies Plus Co., Inc. (Office/showroom/warehouse) — 6,000 square feet
(3,600 square feet of warehouse space)
2. Two (2) beauty salons — 2,000 square feet total
3. General office use — 2,000 square feet
The adjustment in the amount of building area was the only modification to the approved
PCD, Planned Commercial Development. 0-3, General Office District uses were retained
as allowable alternative uses.
On May 11, 2006, the Little Rock Planning Commission withdrew a request to amend the
PCD, Planned Commercial Development site plan to allow the placement of a ground
mounted sign on the site. The sign was proposed ten (10) fleet high and ninety (90)
square feet in area. There were no other changes to the approved site plan proposed as
a part of the application request.
On March 10, 2011, the Little Rock Planning Commission denied a request to allow a
revision to the previously approved uses and add an events center as an allowable use.
The denial was appealed to the Little Rock Board of Directors but was withdrawn prior to
the Board hearing the appeal request.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The site contains a one-story metal building containing 10,030 gross square feet
of floor area. There are 33 parking spaces located on the site. The applicant is
proposing to amend the previously approved PCD, Planned Commercial
Development, to add C-1, Neighborhood Commercial District uses as the
allowable uses for the site. The building contains five (5) suites. Currently the
anchor tenant, Norris Furniture occupies three (3) of the suites.
2
FILE NO.: Z -6698-D (Cont_
C
7
E
EXISTING CONDITIONS.
The site is developed with the office/warehouse building. The furniture store is
located within the building. There are no other tenants in the building. There are
single-family homes located to the north, south and west with a church located to
the northwest along Ludwig Street. There are two (2) daycare centers located in
the area, one (1) on West 42nd and John Barrow Road and the second on West
36th and Ludwig Streets. Single-family residences, vacant R-3, Single-family
zoned property and another church is located across John Barrow Road to the
east.
NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. John Barrow Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 -feet from centerline will be required.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Please confirm whether
sewer main is under the building. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the north of the property via an underground service
line to the back of the building. Contact Entergy in advance to discuss any changes
to electrical service requirements, or adjustments to existing facilities (if any) as
this proposal proceeds.
Centergoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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
3
FILE NO.: Z -6698-D Co.nt.-
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a Customer Owned
Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water 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 Central Arkansas Water. The test
results must be sent to Central Arkansas Water's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
6. 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 back flow preventer shall be required.
Fire Department:
1. Maintain Access:
2. 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.
3. 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.
4. 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.
n
FILE NO.: Z -6698-D (Cont.
5. 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 (Jason Lowder 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.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro- Location is served by route 9 West Central/ J. Barrow. The
building is located on the transit route and the stop is nearby at 40' Street. We
recommend sidewalk repairs as needed for access to the transit route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building Codes
Division before occupancy takes place. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littierock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerockJgov.
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Mixed Office and Commercial (MOC) for this property. The
Mixed Office and Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a revised Planned Commercial
Development to add C-1 (Neighborhood Commercial District) uses as allowable
uses. The request is within the John Barrow Road Overlay District.
Master Street Plan: East of the property is John Barrow Road and it is shown as
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on John Barrow Road since it is a Minor
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 II Bike Lane shown along John Barrow Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
5
FILE NO.: Z -6698-D (Cont.)
Landsca e:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Any new site development will need to adhere to the current landscape code.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
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.
G. SUBDIVISION COMMITTEE COMMENT. (May 17, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the request was to include C-1, Neighborhood Commercial District uses as
allowable uses for the site. Staff stated within the C-1, Neighborhood Commercial
Zoning District a sit-down restaurant was allowed. Staff stated based on the
square footage of the building and the available parking there were not supportive
of allowing a restaurant. Mr. Norris stated he would eliminate a restaurant as a
potential use.
Public Works comments were addressed. Staff stated John Barrow Road was
classified on the Master Street Plan as a minor arterial street. Staff stated a
dedication of right of way to 45 feet from centerline was required.
Landscaping comments were addressed. Staff stated any new development
would require compliance with the current landscape ordinance requirements.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly
with any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided staff with an updated cover letter indicating no change to
the existing signage, fencing and site plan are proposed. The applicant indicates
the only modification is to the allowable uses for the site.
The site contains a one-story metal building containing 10,030 gross square feet
of floor area. There are 33 parking spaces located on the site. The applicant is
proposing to amend the previously approved PCD, Planned Commercial
Development, to add C-1, Neighborhood Commercial District uses as allowable
uses for the site.
D
FILE NO.' Z -6698-D (Cont
Parking for general retail is based on one (1) parking space per 300 gross square
feet of floor area. The building contains 10,030 gross square feet of floor area
which would typically require the placement of 33 parking spaces to serve the retail
uses. As indicated the applicant is seeking approval of C-1, Neighborhood
Commercial District uses as allowable uses for the site. Within the C-1,
Neighborhood Commercial Zoning District a "sit-down" restaurant is an allowable
use. Restaurant uses typically require the placement of one (1) parking space per
100 gross square feet of floor area. Based on the current parking and the square
footage of the building staff recommends the uses of the building match the parking
available on the site.
The site is located within the John Barrow Design Overlay District. The Overlay
has provision for signage, the placement of the front fagade, fencing and the
placement of service areas and waste containers.
The John Barrow Overlay states any freestanding sign on the premises shall be
monument style no more than ten (10) feet in height and consistent with other
standards of article X of the zoning ordinance.
The John Barrow Overlay states facades facing John Barrow Road may be any
standard material, except corrugated or ribbed metal materials. The existing
building does not contain corrugated or ribbed metal materials. Should the building
be damaged or destroyed the replacement building must also comply with this
provision.
The John Barrow Overlay states electric fences and the use of barbed, concertina
wire or other types of wire specifically designed to inflict injury upon human contact
are prohibited. Chain-link fencing is prohibited from the building facade to John
Barrow Road. Chain-link fencing on other portions for the site is to be vinyl coated.
Currently there are no fences on the site which do not comply with the Overlay.
Should any additional fences be added in the future all fencing must fully comply
with the Overlay standards.
The John Barrow Overlay states service/loading and waste/dumpster areas shall
not be located within the front setback facing John Barrow Road or between the
building and John Barrow Road or side streets on corner lots. They shall be located
to the side or rear of buildings and shall be screened to comply with the provisions
of this chapter. The existing dumpster is located beyond the setback and is fully
screened to comply with the typical development standards of the zoning
ordinance and the John Barrow Overlay District requirements.
Staff is supportive of the applicant's request. The applicant is seeking approval of
a revision to the existing PCD, Planned Commercial Development Zoning District,
to add C-1, Neighborhood Commercial District uses as allowable uses for the site.
The site is currently developed with a building and parking. Staff recommends any
future uses of the building match the parking available on the site. To staff's
knowledge there are no remaining outstanding technical issues associated with
7
FILE NO. Z -6698-D Cont.
the request. Staff feels the request to add the additional uses as proposed is
appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends all future uses of the building match the parking available on
the site.
PLANNING COMMISSION ACTION: (JUNE 8, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation that all future uses of the building match the parking
available on the site. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes
and 0 absent.
0
ITEM NO.: 9.
NAME: Norris Furniture Revised Short -form PCD
LOCATION: located at 3900 John Barrow Road
Planning Staff Comments:
.. • :a�7
1. Provide notification of the property owners located within 200 -feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than May 24, 2017. The Office of Planning and Development
must receive the proof of notice no later than June 2, 2017.
2. The request includes the addition of C-1, Neighborhood Commercial District uses as
allowable uses. The C-1 zoning district allows for a restaurant. Based on the existing
parking staff does not support the allowance of a restaurant for the site. All other uses
appear to be compatible. Any use mix of the site must match the parking available on the
site.
3. All dumpsters are to be properly screened. This is to include an opaque screen a
minimum of two (2) feet above the finished height of the container. The gate is also to be
opaque.
4. Provide the days and hours of operation for the businesses on the site.
5. Provide details of any new or existing signage. Provide the location of the signage,
include the total height and total sign area. Any new signage must comply with the John
Barrow Design Overlay District.
Variance/Waivers: None requested.
Public Works Conditions:
1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 -feet from centerline will be required.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to this site. Please confirm whether sewer main is
under the building. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being provided to this
property from the north of the property via an underground service line to the back of the
building. Contact Entergy in advance to discuss any changes to electrical service
requirements, or adjustments to existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
ITEM NO.: 9. Z -6698-D
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. 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 the
Little Rock Fire Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
6. 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 back flow preventer shall be required.
Fire Department,
1. Maintain Access:
2. 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.
3. 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.
4. 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,
ITEM NO.: 9. Z -6698-D _
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
5. 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
(Jason Lowder 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.
Parks and Recreation: No comment received.
County Planning. No comment.
Rock Region Metro; Location is served by route 9 West Central/ J. Barrow. The building is
located on the transit route and the stop is nearby at 40th Street. We recommend sidewalk
repairs as needed for access to the transit route.
Building Code: Project is a change in occupancy and is therefore subject to current building
code requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review process,
contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock. ov
or Mark Alderfer at 501.371.4875; maiderfer@littlerock.gov.
Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan
shows Mixed Office and Commercial (MOC) for this property. The Mixed Office and
Commercial category provides for a mixture of office and commercial uses to occur.
Acceptable uses are office or mixed office and commercial. A Planned Zoning District is
required if the use is mixed office and commercial. The applicant has applied for a revised
Planned Commercial Development to add C-1 (Neighborhood Commercial District) uses as
allowable uses. The request is within the John Barrow Road Overlay District.
Master Street Plan: East of the property is John Barrow Road and it is shown as a Minor
Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on John Barrow Road since it is a Minor 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 II Bike Lane shown along John Barrow Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
ITEM NO.: 9. Z -6698-D
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. Any new site development will need to adhere to the current landscape code.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the
landscaping and buffer must also come into compliancy accordingly.
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.
Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, May 24, 2017.
N�Meex
FILE NO.: Z -5598-D
NAME: Norris Furniture Revised Short -form PCD
LOCATION: Located at 3900 John Barrow Road
DEVELOPER:
Bradford Norris
3900 John Barrow Road
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.148 acres
WARD: 6
CURRENT ZONIN
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
VARIANCEM/AIVERS
BACKGROUND:
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
PLANNING DISTRICT: 10 CENSUS TRACT: 24.05
PCD, Planned Commercial Development
Mixed Office/Commercial
Revised PCD
Add C-1, Neighborhood Commercial District uses as
allowable uses
None requested.
On August 3, 1999, the Board of Directors adopted Ordinance No. 18,078, rezoning the
property from R-3, Single-family to PCD, Planned Commercial Development District. The
approved PCD, Planned Commercial Development, allowed a single building mixed
office/commercial development. The approved site plan included a 10,000 square foot
building (17 feet in height) located near the center of the site, with parking on the north,
south and east sides. The following uses were approved for the building:
FILE NO.: Z -6698-D Cont.
1. Supplies Plus Co., Inc. (Office/showroom/warehouse) — 3,108 square feet
(760 square feet of warehouse space)
2. Two (2) beauty salons —1,936 square feet total
3. General office use — 4,956 square feet
Alternate uses for the site were to be 0-3, General Office District uses. Wall -mounted
signage conforming to the ordinance standards for office zoning was also approved for
the project. Approved hours of operation were from 8:00 am to 5:00 pm, Monday through
Saturday.
On August 21, 2001, the Board of Directors adopted Ordinance No. 18,535, revising the
previously approved PCD. The revision adjusted the amount of building area, within the
approved building, to be devoted to the approved uses. The following uses were
approved for the building:
1. Supplies Plus Co., Inc. (Office/showroom/warehouse) — 6,000 square feet
(3,600 square feet of warehouse space)
2. Two (2) beauty salons — 2,000 square feet total
3. General office use — 2,000 square feet
The adjustment in the amount of building area was the only modification to the approved
PCD, Planned Commercial Development, 0-3, General Office District uses were retained
as allowable alternative uses.
On May 11, 2006, the Little Rock Planning Commission withdrew a request to amend the
PCD, Planned Commercial Development site plan to allow the placement of a ground
mounted sign on the site. The sign was proposed ten (10) feet high and ninety (90)
square feet in area. There were no other changes to the approved site plan proposed as
a part of the application request.
On March 10, 2011, the Little Rock Planning Commission denied a request to allow a
revision to the previously approved uses and add an events center as an allowable use.
The denial was appealed to the Little Rock Board of Directors but was withdrawn prior to
the Board hearing the appeal request.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT.
The site contains a one-story metal building containing 10,030 gross square feet
of floor area. There are 33 parking spaces located on the site. The applicant is
proposing to amend the previously approved PCD, Planned Commercial
Development, to add C-1, Neighborhood Commercial District uses as the
allowable uses for the site. The building contains five (5) suites. Currently the
anchor tenant, Norris Furniture occupies three (3) of the suites.
2
FILE NO.: Z-6698-D(Cont.)
B. EXISTING CONDITIONS:
The site is developed with the office/warehouse building. The furniture store is
located within the building. There are no other tenants in the building. There are
single-family homes located to the north, south and west with a church located to
the northwest along Ludwig Street. There are two (2) daycare centers located in
the area, one (1) on West 42nd and John .Barrow Road and the second on West
36th and Ludwig Streets. Single-family residences, vacant R-3, Single-family
zoned property and another church is located across John Barrow Road to the
east.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. John Barrow Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 -feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Please confirm whether
sewer main is under the building. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the north of the property via an underground service
line to the back of the building. Contact Entergy in advance to discuss any changes
to electrical service requirements, or adjustments to existing facilities (if any) as
this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water;
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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
K
FILE NO.: Z-6698-❑ Cont.
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a Customer Owned
Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water 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 Central Arkansas Water. The test
results must be sent to Central Arkansas Water's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
6. 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 back flow preventer shall be required.
Fire Department:
1. Maintain Access:
2. 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.
3. 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.
4. 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.
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FILE
F
Z -6698-D (Cont.
5. 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 (Jason Lowder 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.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by route 9 West Central/ J. Barrow. The
building is located on the transit route and the stop is nearby at 40th Street. We
recommend sidewalk repairs as needed for access to the transit route.
ISSUES/TECHNICAL/DESIGN:
Building Code: Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building Codes
Division before occupancy takes place. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer(Mlittlerock,gov.
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Mixed Office and Commercial (MOC) for this property. The
Mixed Office and Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a revised Planned Commercial
Development to add C-1 (Neighborhood Commercial District) uses as allowable
uses. The request is within the John Barrow Road Overlay District.
Master Street Plan: East of the property is John Barrow Road and it is shown as
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on John Barrow Road since it is a Minor
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 II Bike Lane shown along John Barrow Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
5
FILE NO.: Z -6698-D Cont.
Landsca e:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Any new site development will need to adhere to the current landscape code.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
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.
G. St18DIVISION COMMITTEE COMMENT: (May 17, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the request was to include C-1, Neighborhood Commercial District uses as
allowable uses for the site. Staff stated within the C-1, Neighborhood Commercial
Zoning District a sit-down restaurant was allowed. Staff stated based on the
square footage of the building and the available parking there were not supportive
of allowing a restaurant. Mr. Norris stated he would eliminate a restaurant as a
potential use.
Public Worms comments were addressed. Staff stated John Barrow Road was
classified on the Master Street Plan as a minor arterial street. Staff stated a
dedication of right of way to 45 feet from centerline was required.
Landscaping comments were addressed. Staff stated any new development
would require compliance with the current landscape ordinance requirements.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly
with any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided staff with an updated cover letter indicating no change to
the existing signage, fencing and site plan are proposed. The applicant indicates
the only modification is to the allowable uses for the site.
The site contains a one-story metal building containing 10,030 gross square feet
of floor area. There are 33 parking spaces located on the site. The applicant is
proposing to amend the previously approved PCD, Planned Commercial
Development, to add C-1, Neighborhood Commercial District uses as allowable
uses for the site.
A
FILE NO,: Z -6698-D (Cont.
Parking for general retail is based on one (1) parking space per 300 gross square
feet of floor area. The building contains 10,030 gross square feet of floor area
which would typically require the placement of 33 parking spaces to serve the retail
uses. As indicated the applicant is seeking approval of C-1, Neighborhood
Commercial District uses as allowable uses for the site. Within the C-1,
Neighborhood Commercial Zoning District a "sit-down" restaurant is an allowable
use. Restaurant uses typically require the placement of one (1) parking space per
100 gross square feet of floor area. Based on the current parking and the square
footage of the building staff recommends the uses of the building match the parking
available on the site.
The site is located within the John Barrow Design Overlay District. The Overlay
has provision for signage, the placement of the front fagade, fencing and the
placement of service areas and waste containers.
The John Barrow Overlay states any freestanding sign on the premises shall he
monument style no more than ten (10) feet in height and consistent with other
standards of article X of the zoning ordinance
The John Barrow Overlay states facades facing John Barrow Road may be any
standard material, except corrugated or ribbed metal materials. The existing
building does not contain corrugated or ribbed metal materials. Should the building
be damaged or destroyed the replacement building must also comply with this
provision.
The John Barrow Overlay states electric fences and the use of barbed, concertina
wire or other types of wire specifically designed to inflict injury upon human contact
are prohibited. Chain-link fencing is prohibited from the building facade to John
Barrow Road. Chain-link fencing on other portions for the site is to be vinyl coated.
Currently there are no fences on the site which do not comply with the Overlay.
Should any additional fences be added in the future all fencing must fully comply
with the Overlay standards.
The John Barrow Overlay states service/loading and waste/dumpster areas shall
not be located within the front setback facing John Barrow Road or between the
building and John Barrow Road or side streets on corner lots. They shall be located
to the side or rear of buildings and shall be screened to comply with the provisions
of this chapter. The existing dumpster is located beyond the setback and is fully
screened to comply with the typical development standards of the zoning
ordinance and the John Barrow Overlay District requirements.
Staff is supportive of the applicant's request. The applicant is seeking approval of
a revision to the existing PCD, Planned Commercial Development Zoning District,
to add C-1, Neighborhood Commercial District uses as allowable uses for the site.
The site is currently developed with a building and parking. Staff recommends any
future uses of the building match the parking available on the site. To staff's
knowledge there are no remaining outstanding technical issues associated with
7
FILE NO.: Z-66�8-D Cont.
the request. Staff feels the request to add the additional uses as proposed is
appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends all future uses of the building match the parking available on
the site.
PLANNING COMMISSION ACTION:
(JUNE 8, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation that
future
discussion tTheutem wasmatch
e acedpon the
arng
available on the site. There was no further
consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes
and 0 absent.
0