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HomeMy WebLinkAboutZ-7723-B Staff AnalysisFILE NO.: Z-772 NAME: Treadway's Revised Short -form PCD LOCATION: Located at 1115 Jefferson Street DEVELOPER: Calvary Bread of Life Ministries International Kingsley Eruemulor P.O. Box 21202 Little Rock, AR 72221-1202 ENGINEER- Blaylock-Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.32 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 PCD Church and C-3 uses Revised PCD FT. NEW STREET: 0 Remove the required on-site parking VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,181 adopted by the Little Rock Board of Directors on September 21, 2004, established Treadway Short -form PCD. The request included a replat of Lots 1 and 2, Block 30 of the Cunningham's Addition to the City of Little Rock. Each of the lots contained individual buildings, which were constructed over lot lines several years ago. The indicated lots were zoned C-3, General Commercial District which typically required a 100 -foot lot width, 14,000 square foot lot area and setbacks of 25 -feet front yard, 25 -feet rear yard and 15 -feet side yard. The proposed plat indicated lot widths of 85 - feet and 55 -feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. FILE NO.: Z -7723-B [Cont. A three year deferral of the required street improvements associated with the redevelopment of Lot 2R was approved. The improvements to Lot 1 R were tied to the redevelopment of Lot 1 R. An in -lieu contribution based on fifteen percent of the total building addition cost to be paid at the end of the three year deferral was approved. The approved plan indicated the placement of 21 on-site parking spaces shared between the two lots. The proposed uses of the site would include the development of a church on Lot 2R and commercial uses as allowed under the C-3, General Commercial District zoning classification for Lot 1 R. The approved site plan did not include the placement of landscaping on the site. Due to the limits of size and setbacks of the site landscaping would be an extreme hardship and reduce the number of parking spaces on the site. A request to revise the previously approved Planned Commercial Development to expand the allowable uses for the site was to be considered by the Commission at their October 26, 2006, public hearing. The applicant proposed to amend the previously approved Planned Commercial Development for Lot 1R to add sales and service and customizing of automotive vehicles as specified by individual clients as an allowable use. Customization was to include installation of stereos and other unique decor; modification of auto parts, both interior and exterior, which would require disassembly and reassembly; installation of decorative parts; and painting murals on vehicles. The applicant later requested the item be withdrawn from consideration. The Commission approved this withdrawal request at their October 26, 2006, public hearing. A. APPLICANT'S STATE MET/PROPOSAL/REQUEST- On August 30, 2005, the Calvary Bread of Life Ministries Family entered into a written agreement with Central Regional Construction, owned by Mr. Terry Jackson, concerning the renovation of the church building located at 1115 Jefferson Street. The church was quoted a renovation price of $92,129.64 with the understanding that one of the walls of the former church building would remain. The church requested a change on the roof of the structure. The church was required to pay an additional $34,834.20. The church has paid the construction cost. After a number of meetings and telephone calls with Mr. Jackson, the church realized that there was no validity in his statements and inquired help in finding what could be done to move the contract forward in the time frame set for completion. The Church checked with the Arkansas State contractors License Board which indicated he was not licensed to do commercial property work over $20,000.00. Mr. Jackson's license is authorized for residential construction only. After checking with the City of Little Rock, it was determined he had not followed City guidelines nor City construction codes. The Church is now required to construct a new building on the site. With the construction of the new building, there will be no on-site parking. K FILE NO.: Z -7723-B (Cont. B. EXISTING CONDITIONS: The site contains two non-residential buildings; one accessed from West 12th Street, the second from Jefferson Street. West 12th Street is a four lane roadway with turn -lanes at intersections, recently resurfaced. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the site are single-family homes and to the southeast and southwest are non-residential retail uses. Across West 12th Street is a multi- family development, Madison Heights. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Hope and the Forest Hills Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline (reduced standard right-of- way) will be required. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Jefferson and 12th Streets. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 4. With final platting, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to these streets including a 5 -foot sidewalk with the planned development. Ordinance No. 19,182 for a 5 year deferral of construction of street improvements on Jefferson and 12th Streets was adopted by the BOD on September 21, 2004. 5. The proposed parking configuration will cause vehicles to back onto 12th Street creating unsafe conditions. At the expiration of the street deferral, the curb cuts on 12th Street and Jefferson Street must be removed and a shared access taken off Jefferson Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. 3 FILE NO.. Z -7723-B Cont.) Entergy: No comment received. Center -Point 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised short -form PCD to allow expansion of a previously approved building area reducing the setbacks along the southern and eastern perimeters. The request does not require a change to the Land Use Plan. Master Street Plan: Jefferson Street is shown as a Local Street on the Master Street Plan. Local Streets with non-residential uses along them must be constructed to a wider cross section. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class III bike route is shown south of this property on 12th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The neighborhood plan does not address this topic. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 0 FILE NO.: Z -7723-B Cont_ 2. Landscaping may be required in conjunction with any new on-site parking. 3. The landscape ordinance and the buffer ordinance require a minimum of six foot, nine inches (6'-9") of landscaped area along Jefferson Street. A variance from this minimum requirement will require approval from the City Beautiful Commission. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a copy of the executed replat for the lot as indicated on the site plan. Public Works comments were addressed. Staff stated the previous approval required dedication of right of way along 12th and Jefferson Streets. Staff stated to date this right of way had not been received. Staff also stated the proposed parking configuration required cars to back into 12th Street which was not acceptable. Landscaping comments were addressed. Staff stated landscaping may be required in conjunction with any new on-site paving. Staff also stated the landscape and buffer ordinances required a minimum of six feet nine inches of landscaped area along Jefferson Street. Staff stated a variance from the City Beautiful Commission would be required if a reduced landscaped area was proposed. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided staff with the replat of the proposed lots. The plat does not indicate the right of way dedication as requested by Public Works. Staff recommends the applicant provide a deed document dedicating the right of way per the Master Street Plan prior to the Board of Directors acting on this request. The revised site plan indicates the placement of the building 5.6 feet from the northern property line and eight feet from the southern property line. The building is proposed at 6.5 feet from the eastern property line and 18.2 feet from the western property line or Jefferson Street. Once the right of way is dedicated this setback will be reduced to 13.2 feet. The site plan will be able to achieve the required landscape strip along Jefferson Street. The ordinance would typically require a landscape strip with a minimum of 6.9 -feet. There are no new on-site paved areas proposed. 5 The site plan does not indicate the placement of any on-site parking. With the current building expansion, the previously proposed parking is no longer available since the building is situated over a portion of the parking area. Staff is supportive of removing the indicated parking from the approved site plan. There are eleven spaces indicated on the site plan on the adjoining lot which the applicant has indicated they have an agreement to utilize during church services. In addition, the church utilizes parking across Jefferson Street from an adjoining business. Staff feels the use of Lot 2R should be tied specifically to a church with no increase in seating capacity than the current proposal. Since this is a small congregation, staff does not feel the limited number of parking spaces will adversely impact the adjoining properties. Staff feels with the use being tied to a church with no increase in seating capacity staff feels there should be minimal impact on the adjoining properties and the area. To staff's knowledge there are no remaining outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the applicant provide a deed document dedicating the right of way per the Master Street Plan prior to the Board of Directors acting on the request. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments raised at the November 16, 2006, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the December 21, 2006, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (DECEMBER 21, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to 1.1 FILE NO.: Z -7723-B (Cont.) compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff also presented a recommendation the applicant provide a deed document dedicating the required right of way per the Master Street Plan prior to the Board of Directors acting on the request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 December 21, 2006 ITEM NO.: H FILE NO.: Z -7723-B NAME: Treadway's Revised Short -form PCD LOCATION: Located at 1115 Jefferson Street DEVELOPER: Calvary Bread of Life Ministries International Kingsley Eruemulor P.O. Box 21202 Little Rock, AR 72221-1202 ENGINEER: Blaylock-Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.32 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 PCD Church and C-3 uses Revised PCD FT. NEW STREET: 0 Remove the required on-site parking VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,181 adopted by the Little Rock Board of Directors on September 21, 2004, established Treadway Short -form PCD. The request included a replat of Lots 1 and 2, Block 30 of the Cunningham's Addition to the City of Little Rock. Each of the lots contained individual buildings, which were constructed over lot lines several years ago. The indicated lots were zoned C-3, General Commercial District which typically required a 100 -foot lot width, 14,000 square foot lot area and setbacks of 25 -feet front yard, 25 - feet rear yard and 15 -feet side yard. The proposed plat indicated lot widths of 85 -feet December 21, 2006 ITEM NO.: H (Cont. FILE NO.: Z -7723-B and 55 -feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. A three year deferral of the required street improvements associated with the redevelopment of Lot 2R was approved. The improvements to Lot 1 R were tied to the redevelopment of Lot 1 R. An in -lieu contribution based on fifteen percent of the total building addition cost to be paid at the end of the three year deferral was approved. The approved plan indicated the placement of 21 on-site parking spaces shared between the two lots. The proposed uses of the site would include the development of a church on Lot 2R and commercial uses as allowed under the C-3, General Commercial District zoning classification for Lot 1 R. The approved site plan did not include the placement of landscaping on the site. Due to the limits of size and setbacks of the site landscaping would be an extreme hardship and reduce the number of parking spaces on the site. A request to revise the previously approved Planned Commercial Development to expand the allowable uses for the site was to be considered by the Commission at their October 26, 2006, public hearing. The applicant proposed to amend the previously approved Planned Commercial Development for Lot 1 R to add sales and service and customizing of automotive vehicles as specified by individual clients as an allowable use. Customization was to include installation of stereos and other unique decor; modification of auto parts, both interior and exterior, which would require disassembly and reassembly; installation of decorative parts; and painting murals on vehicles. The applicant later requested the item be withdrawn from consideration. The Commission approved this withdrawal request at their October 26, 2006, public hearing. A. APPLICANT'S STATEMET/PROPOSAL/REQUEST: On August 30, 2005, the Calvary Bread of Life Ministries Family entered into a written agreement with Central Regional Construction, owned by Mr. Terry Jackson, concerning the renovation of the church building located at 1115 Jefferson Street. The church was quoted a renovation price of $92,129.64 with the understanding that one of the walls of the former church building would remain. The church requested a change on the roof of the structure. The church was required to pay an additional $34,834.20. The church has paid the construction cost. After a number of meetings and telephone calls with Mr. Jackson, the church realized that there was no validity in his statements and inquired help in finding what could be done to move the contract forward in the time frame set for completion. The Church checked with the Arkansas State contractors License Board which indicated he was not licensed to do commercial property work over $20,000.00. Mr. Jackson's license is authorized for residential construction only. 2 December 21, 2006 ITEM NO.: H (Cont. C G7 FILE NO.: Z -7723-B After checking with the City of Little Rock, it was determined he had not followed City guidelines nor City construction codes. The Church is now required to construct a new building on the site. With the construction of the new building, there will be no on-site parking. EXISTING CONDITIONS: The site contains two non-residential buildings; one accessed from West 12th Street, the second from Jefferson Street. West 12th Street is a four lane roadway with turn -lanes at intersections, recently resurfaced. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the site are single-family homes and to the southeast and southwest are non-residential retail uses. Across West 12th Street is a multi- family development, Madison Heights. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Hope and the Forest Hills Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline (reduced standard right-of- way) will be required. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Jefferson and 12th Streets. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 4. With final platting, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to these streets including a 5 -foot sidewalk with the planned development. Ordinance No. 19,182 for a 5 year deferral of construction of street improvements on Jefferson and 12th Streets was adopted by the BOD on September 21, 2004. 5. The proposed parking configuration will cause vehicles to back onto 12th Street creating unsafe conditions. At the expiration of the street deferral, the 3 December 21, 2006 ITEM NO_: H Cont. FILE NO.: Z -7723-B curb cuts on 12th Street and Jefferson Street must be removed and a shared access taken off Jefferson Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised short -form PCD to allow expansion of a previously approved building area reducing the setbacks along the southern and eastern perimeters. The request does not require a change to the Land Use Plan. Master Street Plan: Jefferson Street is shown as a Local Street on the Master Street Plan. Local Streets with non-residential uses along them must be constructed to a wider cross section. This street may require dedication of right- of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class III bike route is shown south of this property on 12th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. E, December 21, 2006 ITEM NO.: G W FILE NO.: Z -7723-B City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The neighborhood plan does not address this topic. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping may be required in conjunction with any new on-site parking. 3. The landscape ordinance and the buffer ordinance require a minimum of six foot, nine inches (6'-9") of landscaped area along Jefferson Street. A variance from this minimum requirement will require approval from the City Beautiful Commission. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a copy of the executed replat for the lot as indicated on the site plan. Public Works comments were addressed. Staff stated the previous approval required dedication of right of way along 12th and Jefferson Streets. Staff stated to date this right of way had not been received. Staff also stated the proposed parking configuration required cars to back into 12th Street which was not acceptable. Landscaping comments were addressed. Staff stated landscaping may be required in conjunction with any new on-site paving. Staff also stated the landscape and buffer ordinances required a minimum of six feet nine inches of landscaped area along Jefferson Street. Staff stated a variance from the City Beautiful Commission would be required if a reduced landscaped area was proposed. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant has provided staff with the replat of the proposed lots. The plat does not indicate the right of way dedication as requested by Public Works. Staff recommends the applicant provide a deed document dedicating the right of way per the Master Street Plan prior to the Board of Directors acting on this request. 5 December 21, 2006 FILE NO.: Z -7723-B The revised site plan indicates the placement of the building 5.6 feet from the northern property line and eight feet from the southern property line. The building is proposed at 6.5 feet from the eastern property line and 18.2 feet from the western property line or Jefferson Street. Once the right of way is dedicated this setback will be reduced to 13.2 feet. The site plan will be able to achieve the required landscape strip along Jefferson Street. The ordinance would typically require a landscape strip with a minimum of 6.9 -feet. There are no new on-site paved areas proposed. The site plan does not indicate the placement of any on-site parking. With the current building expansion, the previously proposed parking is no longer available since the building is situated over a portion of the parking area. Staff is supportive of removing the indicated parking from the approved site plan. There are eleven spaces indicated on the site plan on the adjoining lot which the applicant has indicated they have an agreement to utilize during church services. In addition, the church utilizes parking across Jefferson Street from an adjoining business. Staff feels the use of Lot 2R should be tied specifically to a church with no increase in seating capacity than the current proposal. Since this is a small congregation, staff does not feel the limited number of parking spaces will adversely impact the adjoining properties. Staff feels with the use being tied to a church with no increase in seating capacity staff feels there should be minimal impact on the adjoining properties and the area. To staff's knowledge there are no remaining outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the applicant provide a deed document dedicating the right of way per the Master Street Plan prior to the Board of Directors acting on the request. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments raised at the November 16, 2006, Subdivision Committee meeting. Staff December 21, 2006 ITEM NO.: H (Cont. FILE NO.: Z -7723-B presented a recommendation of deferral of the item to the December 21, 2006, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (DECEMBER 21, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff also presented a recommendation the applicant provide a deed document dedicating the required right of way per the Master Street Plan prior to the Board of Directors acting on the request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 ITEM NO.: 11. Z -7723-B NAME: Treadway's Revised Short -form PCD LOCATION: located at 1115 Jefferson Street Plannina Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. Provide staff with a copy of the executed, filed and recorded replat of these two existing lots as was previously approved. Variancefflaivers: None requested. Public Works Conditions: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline (reduced standard right-of-way) will be required. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Jefferson and 12th Streets. Public Works files show the right-of-way dedication required by the original application has yet to be dedicated. Provide dedication or proof of dedication. 4. With final platting, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to these streets including a 5 -foot sidewalk with the planned development. Ordinance No. 19,182 for a 5 year deferral of construction of street improvements on Jefferson and 12th Streets was adopted by the BOD on September 21, 2004. 5. The proposed parking configuration will cause vehicles to back onto 12th Street creating unsafe conditions. At the expiration of the street deferral, the curb cuts on 12th Street and Jefferson Street must be removed and a shared access taken off Jefferson Street. Item # 11 Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised short - form PCD to allow expansion of a previously approved building area reducing the setbacks along the southern and eastern perimeters. The request does not require a change to the Land Use Plan. Master Street Plan: Jefferson Street is shown as a Local Street on the Master Street Plan. Local Streets with non-residential uses along them must be constructed to a wider cross section. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Pian: A Class III bike route is shown south of this property on 12th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The neighborhood plan does not address this topic. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping may be required in conjunction with any new on-site parking. Item # I I 3. The landscape ordinance and the buffer ordinance require a minimum of six foot, nine inches (6'-9") of landscaped area along Jefferson Street. A variance from this minimum requirement will require approval from the City Beautiful Commission. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 11 IN r �,jgust 26, 2004 ITEM NO.: G NAME: Treadway's Replat LOCATION: 1115 Jefferson Street DEVELOPER: Robert P. Treadway 1115 Jefferson Street Little Rock, AR 72204 ENGINEER: Blaylock-Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.32 acres CURRENT-ZONING- CENSUS URRENTZONING:CENSUS TRACT: NUMBER OF LOTS: 2 C-3, General Commercial District 9 —1-630 VARIAN CESNVAIVERS REQUESTED: 1. A variance to allow a reduced front building line. 2. A variance to allow a reduced rear yard setback. 3. A variance to allow a reduced side yard setback. A. PRDPOSAUREQUEST: FILE NO.: S-1 FT, NEVA STREET: 0 The applicant is requesting the replat of Lots 1 and 2, Block 30 of the Cunningham s Addition to the City of Little Rock. The lots currently contain individual buildings, which were constructed over lot lines several years ago. The indicated lots are currentlYzoned C-3 which and setbacks of 25,cally feet frontires a yard, 25� et rear -foot lot width, 14,000 square foot lot area yard, a 15 -feet side yard setback when adjacent to residential zoned property and a zero side yard setback when abutting a like zone. The proposed plat indicates lot widths of 85 -feet and 55 -feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. August 26, 2004 SUBDIVISION ITEM NO.: �., M m iii u Q S H FILE NO.: S-1438 The proposed site plan indicates a front building line of 30.7 feet on proposed Lot 1 R and a 18.2 feet front yard building line for proposed Lot 2R. The rear yard setback for proposed Lot 1R is 18 feet and for proposed Lot 2R is 6 feet. The side yard setbacks for Lot 1 R is 29.5 feet and 26 feet and the side yard setback for proposed Lot 2R is 4.6 feet and 15 feet. The applicant is requesting the required improvements be tied to redevelopment of each individual lot. In addition the applicant is requesting a three year deferral of the required street improvements associated with the redevelopment of proposed Lot 2R. The applicant is also requested an in -lieu contribution based on fifteen percent of the total building addition cost to be paid at the end of the three year deferral. B. EXISTING CONDITIONS: The site contains two non-residential buildings one accessed from West 12th Street, the second from Jefferson Street. West 12th Street is -a recently resurfaced four lane roadway with turn -lanes at intersections. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the site are single-family homes and to the southeast and southwest are non-residential retail uses. Across West 12th Street is a multi- family development, (Madison Heights) with the first phase completed and the second phase being considered for construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Oak Forest Neighborhood Association, the Forest Hills Neighborhood Association, the War Memorial Neighborhood Association, the Hope Neighborhood Association and the Movers and Shakers Neighborhood Crime Watch Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication- of right-of-way 35 -feet from centerline (reduced standard right-of- way) will be required. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way 30 -feet from centerline. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 2 r August 26, 2004 SUBDIVISION FILE NO.: S-1438 IT NO.:G Cont. 4. With final platting, provide design street of street withorming to the curb and gutternaster Street on Jefferson Plan. Construct one half of a 36 Street and reconstruct curb on 12t" Street. the intersection 5. With construction, remove both aprons near he two lots beplatted r sf 2 th and Jefferson Street. A shared driveway between on Jefferson Street. royal prior to 6. Plans for all work in the right-of-way shall be submitted for app p start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Enerc�C: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required- placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Piar�nin Division: No comment. Landsca e: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was present representing the request. Staff stated the request was to replat two existing lots redefining the lot lines. Staff noted there were variances being requested as a result of the replat. 3 August 26, 2004 SUBDIVISION ITEM NO.: G (Cont. ILE NO.: S-1438 �y Public Works comments were addressed. Staff stated the replat would trigger the requirement for right-of-way dedication and street improvements. Staff stated these improvements would be to Jefferson Street and to West 12th Street. Staff also requested the applicant remove the existing drives along West 12th Street and both take access from a shared drive on Jefferson Street. The applicant did not agree with this request. He stated the drives were functioning well for his business and he would like to maintain the two drives. Staff suggested the applicant contact Public Works staff to discuss alternatives. Staff stated the proposed street improvements could qualify for an in -lieu contribution and possibly a hardship in -lieu contribution. Staff stated if the improvements were not substantial, a fifteen percent fee based on building construction cost could be accepted. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the June. -24, 2004 Subdivision Committee meeting. The applicant has indicated a dedication of right-of-way along West 12th Street and Jefferson Street as requested. The applicant has also indicated a desire to retain the driveway locations along West 12th Street and Jefferson Street for proposed Lot 1 R and a separate drive on Jefferson Street for proposed Lot 2R. The applicant is requesting a deferral of required street improvements. The applicant is requesting the improvements be tied to redeveloping of each individual lot and the applicant is requesting an in -lieu contribution for the required street improvements at the time of redevelopment. The applicant is requesting the in - lieu be based on a fifteen percent of construction cost at the time of redevelopment. The applicant has contacted the Little Rock Fire Department concerning the placement of a fire hydrant. The Fire Department has determined a fire hydrant will not be required as a result of the proposed platting or redevelopment of the site. The applicant is requesting several variances from the Subdivision Ordinance to allow the creation of the proposed lots. The applicant is requesting variances to allow a reduced setback for the front, rear and side yard setback requirements. The applicant is proposing a 4.6 foot side yard setback along the northern property line of proposed Lot 2R. The applicant is requesting a 6 foot rear yard 2 00 "August 26, 2004 j SUBDIVISION NO.: G FILE NO.: 5-1438 setback and a 18.2 foot front building line adjacent to Jefferson Street for proposed Lot 2R. The indicated setbacks for proposed Lot 1R are adequate to meet the minimum requirement for C-3, General Commercial District zoned property. The applicant has indicated lot widths of 85 feet for proposed Lot 1 R and 55 feet for proposed Lot 2R. The indicated lot widths are not adequate to meet the minimum lot widths for C-3, General Commercial District zoned property or 100 feet. The indicated lot area for proposed Lot 1 R is 8,500 square fleet and proposed Lot 2R is 5,500 square feet. The typical minimum required lot area for C-3, General Commercial District zoned property is 14,000 square feet. Staff is not supportive of the proposed preliminary plat. Staff feels to allowthe of creation of the lots as indicated will further exacerbate an existing problem parking. The applicant is requesting the preliminary plat to allow an expansion of the existing church facility located on peed tv the south of the building avaLot 2R. With the � on fable of the church there will be fifteen feet loco for on-site parking. This is not adequate for a parking area and allow for backing and turning around of vehicles. The church currently uses a vacant lot located to the north of the site, which is zoned R-3, Single-family and an area located to the west, which is also zoned C-3, General Commercial District. The vacant lot is not paved and not zoned appropriately for parking by the church. Staff feels the redevelopment of thesite should nobe roved lproposed appa would be wilding the site and the requested preliminary plat STAFF RECOMMENDATION. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated if the Commission approved the request the site would not contain parking and more specifically once the expansion was in place there would not be any land area available for parking. Staff stated with the creation of the lot without parking the Commission would be creating a variance in which the applicant would be required to seek relief from the Board of Adjustment. staff stated a d e applicant Jefferson as also requesting a waiver of street improvements to West 12 Street The applicant stated they were a small church with a large number of low income members. The applicant stated the church was a new church and their resources were limited. He stated with the required street improvements and the building addition this 5 August 26, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1438 would create a financial hardship on the church therefore they were seeking a waiver of the required improvements. There was a general discussion concerning the proposed request. Commissioner Rector questioned staff's objections. Staff stated the development was overbuilding the site and would not allow for on-site parking. Staff stated they felt the applicant should defer their request and revise the application to a planned development application. Staff stated with the planned development process the lack of parking could be addressed. Staff also stated the planned development would not require variances with regard to building setbacks. After a discussion with the applicant by the Commission the applicant agreed to a deferral. A motion was made to defer the item to the August 26, 2004 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 Recuse (Chairman Mizan Rahman). 'AFF UPDATE: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 15, 2004 Public Hearing. The applicant has indicated the placement of 21 on-site parking spaces shared between the two lots. The applicant has also requested the application be amended to a Planned Commercial Development. The applicant has indicated the proposed uses of the site will include the development of a church on proposed Lot 2R and a commercial business on proposed Lot 1R. The applicant is requesting C-3 uses as alternative uses for the site. The proposed site plan does not include the placement of landscaping on the site. The applicant has indicated due to the limits of the site landscaping would be an extreme hardship and reduce the number of parking spaces. The applicant has also indicated the rear yard of the existing building does not allow for the placement of the minimum landscaping required and the applicant is proposing to match the exiting eastern building line. Staff is supportive of this request. The applicant has indicated there will not be any doors or windows located on the eastern side of the building which will act as their screening. Staff is supportive of the applicant `s request to amend the site plan to a Planned Commercial Development to allow the creation of this two lot plat. The required setbacks are established as approved by the Planning Commission and the Board of Directors therefore variances are no longer required. Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. A 00 'august 26, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1438 PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request_ There w e registered g stor objectors present. Staff presented a recommendation of app therequested preliminary plat and the requested rezoning of the site to PCD, subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7