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HomeMy WebLinkAboutZ-8176-A Staff AnalysisJanuary 3, 2019 ITEM NO.: 6 FILE NO.: Z-8176-A NAME: Little Rock Bridge Club — Revised Conditional Use Permit LOCATION: 7415 Indiana Avenue OWNER/APPLICANT: The Bridge House, Inc./White-Daters and Associates PROPOSAL: A revised conditional use permit is requested to allow building and parking additions to the existing Little Rock Bridge Club facilities located on this R-2/R-4 zoned property. 1. SITE LOCATION: The property is located at the southwest corner of Indiana Avenue and Georgia Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. Single family residences, duplexes and multifamily developments are located to the north, across Indiana Avenue. Single family residences are located to the south. A church facility is located to the west. Single family residences, duplexes and multifamily residences are also located to the east. Mixed commercial uses are located further north along Cantrell Road. The applicant proposes to make building and parking additions to the existing Little Rock Bridge Club facilities. The proposed expanded use is compatible with uses in the area. Notice of public hearing was sent to the Normandy -Shannon and Merriwether Neighborhood Associations. 3. ON SITE DRIVES AND PARKING. - Two (2) existing driveways from Indiana Avenue serve as access to the site. Paved parking is located on the north, east and west sides of the existing building. A total of 39 paved parking spaces exists on the site. The applicant has an agreement to use 11 paved parking spaces on the church site immediately to the west. The applicant proposes to construct 39 additional parking spaces on the property immediately to the east. Ample parking will exist on the site to serve the expanded Little Rock Bridge Club facility. 4. SCREENING AND BUFFERS: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. January 3, 2019 ITEM NO.: G Cont. FILE NO.: Z-8176-A 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. 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. 4. Land use buffers are to be maintained adjacent to the R-2 zoned property to the south. 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. 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. 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 Indiana Ave 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 Georgia Ave for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Indiana Ave and Georgia Avenue. 4. Sidewalks with appropriate handicap ramps are required along Indiana Avenue in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 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. 4 January 3, 2019 ITEM NO.: 6_(Cont.) FILE NO.: Z-8176-A 6. 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. 7. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 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. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation: Sewer Available to this site. FOG (Grease Interceptor) Analysis required if food service on site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Electric service is already being provided to the existing structure at the rear of this property. Contact Entergy in advance to discuss electrical service requirements, extensions, 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 received. Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3 January 3, 2019 ITEM NO.. 6-(Cont.) FILE NO.: Z-8176-A Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. l:! January 3, 2019 ITEM NO.: 6 (Cont. Dead Ends. FILE NO.: Z-8176-A Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 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. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No Comments. Planning Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 5, 2018) Jim Hathaway and Brian Dale were present, representing the application. Staff presented the application, noting that details on days and hours of activities which will take place on the site were needed. In response to questions from staff, Mr. Hathaway noted that no new signage would be placed on the site and that there would be no dumpster on the site. Site lighting and the phasing plan were briefly discussed. The Public Works and landscape requirements, including right-of-way and storm -water detention, were briefly discussed. After the discussion, the committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a revised conditional use permit to allow building and parking additions to the existing Little Rock Bridge Club facilities located on R-2/R-4 zoned property at 7415 Indiana Avenue. The property is occupied by a one (1) story brick building located near the center of the site. The building is 4,163 square feet in area. Paved parking (39 spaces) is located on the north, east and west sides of the 5 January 3, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-8176-A building. Eleven (11) paved parking spaces are located on the adjacent church property to the west. Two (2) driveways from Indiana Avenue serve as access to the property. The applicant proposes to make building and parking additions to the existing facility in two (2) phases. Phase I will include the construction of 39 additional paved parking spaces on the undeveloped property immediately east of the existing parking area. No new drives from the adjacent streets are proposed. Phase II will include construction of a 1,500 square foot (one (1) story) building addition to the west end of the existing building. The roof and fagade materials will match the existing structure. The applicant responded to issues raised at Subdivision Committee by providing additional information on the project to staff. The applicant submitted a revised site plan noting the new parking area to be paved. The applicant has noted that there will be no dumpster and no new signage on the site. To staff's knowledge, there are no outstanding issues associated with this application. With respect to days and hours of operation of the bridge club, the applicant submitted the following information: Regularly Scheduled Games 2018 Day Time Avg Daily Attendance Monday Morning 11:00 - 3:00 77.9 Monday Night 7:00 -10:00 23.45 Tuesday Afternoon 1:30 - 4:00 54.25 Wednesday Morning 9:30 -12:30 68.4 Wednesday Afternoon 1:00 -4:00 28.2 Wednesday Night 6:30 -10:00 17.05 Thursday Morning 11:00 - 3:00 59.7 Thursday Night 6:30 -10:00 20.3 Friday Morning 10:30 - 3:00 51.45 Friday Night 6:30 -10 :00 15.05 Saturday 1:30 - 4:00 20.1 Sunday 1:30 - 4:00 29.1 Classes 2 days per week 3:00 - 5:00 24 Peak Attendance varying days 8 - 10 days per year 130 -140 ( Tournaments, Holidays, Special Games) A January 3, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-8176-A The applicant is also requesting a variance from the City's Master Street Plan requirements, to reduce the width of the dedication of right-of-way along Indiana Avenue and Georgia Avenue from 30 feet to approximately 20 feet. The applicant will be dedicating additional right-of-way to the back of the existing sidewalk along Indiana Avenue and a corner radial. Public Works supports the variance request as both streets are fully constructed with no future plans to widen. The reduced right-of-way will allow the new parking lot to align with the existing parking lot with respect to landscaping and buffer areas. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 36-108 of the Little Rock Code to limit the term of approval of a conditional use permit to a maximum of three (3) years from the date approval. If an approved multi -phase development has not been completed within three (3) years of the date of approval, the conditional use permit must be reviewed and reapproved by the Commission in the same manner as the initial conditional use permit review. Staff believes the proposed building and parking additions to the existing Little Rock Bridge Club facilities is an appropriate use for the site. The existing facility was approved in 2007 and has been a compatible use within the neighborhood for several years. This overall neighborhood area along N. Mississippi Avenue contains a number of public institutional -type uses (churches and schools) in addition to the Little Rock Bridge Club. Staff believes the proposed expansion to the existing bridge club use will have no adverse impact on the adjacent properties or surrounding uses. STAFF RECOMMENDATION: Staff recommends approval of the requested Revised CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Any new site lighting must low-level and directed downward and into the site. Staff also recommends approval of the requested variance from the Master Street Plan requirements, to reduce the width of right-of-way dedication along Indiana Avenue and Georgia Avenue. 7 January 3, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-8176-A PLANNING COMMISSION ACTION: (JANUARY 3, 2019) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. Rl