HomeMy WebLinkAboutZ-9383-A Staff AnalysisAugust 29, 2019
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NAME: Hayes Short -form PCD
LOCATION: 4017 Franklin Street
DEVELOPER:
Tammy Hayes
PO Box 175
Sweet Home, AR 72164
OWNER/AUTHORIZED AGENT:
Union Rescue Mission, Inc./Owner
Tammy Hayes/Agent
SURVEYOR/ENGINEER:
Central Arkansas Engineering/Surveyor
AREA: 3.83 acres
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CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
PROPOSED USE:
VARIANCE/WAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 24
MF-18 Multifamily
Multi -family residential
PCD
FILE NO.: Z-9383-A
FT. NEW STREET: 0 LF
CENSUS TRACT: 40.01
Multi -family residential, restaurant, and barber college
A request was made earlier this year by Union Rescue Mission to rezone this property
to POD for a shelter, counseling, and social services. This application was denied by the
Planning Commission.
The property was previously used as a nursing home.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant intends to make use of areas already existing on the property,
specifically the dining room and commercial kitchen for a restaurant and a barber
college and salon making use of the salon and some adjacent office space.
This location was previously a nursing home with a beauty salon, offices, and a
commercial kitchen. This proposal would operate with the existing space to
enhance the community with good food, education, personal care, and living
quarters.
B. EXISTING CONDITIONS:
The site is developed with a building constructed as a nursing home and related
off-street parking. The structure has been vacant, but renovation has been
initiated recently to convert the resident rooms into studio and one -bedroom
apartments.
Within the vicinity of the property are some scattered Commercial and Office uses.
Residential uses are predominant in the area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the College Station
neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Frazier Pike Rd is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Franklin Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Southern Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.
FILE NO.: Z
4. Due to the proposed use of the property, the Master Street Plan specifies that
Sanders Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
5. A 20 feet radial dedication of right-of-way is required at the intersection of
Frazier Pike and Franklin St.
6. A 20 feet radial dedication of right-of-way is required at the intersection of
Franklin St & Southern St.
7. A 20 feet radial dedication of right-of-way is required at the intersection of
Southern St. and Sanders Rd.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING -
Little Rock Water Reclamation Authority:
Existing sewer main and manholes are private and should be brought to current
standards and dedicated to LRWRA in accordance with our Developer -funded
process. FOG analysis required for food service.
Entergy: No comment received.
CenterPoint Ene
CenterPoint Energy owns and operates below ground natural gas facilities within
what was previously Riffle St. We are currently working to verify our records, but
the survey does not currently indicate the presence of below ground natural gas
facilities in this location and the future proposed construction depicted on the
survey may be in conflict. Therefore, CenterPoint Energy requests that our facilities
and record of dedicated utility easements be depicted on the survey.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions maybe required after
additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the domestic
water service. This assembly must be installed prior to the first point of use.
Central Arkansas Water (CAW) requires that upon installation of the RPZA,
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August 29, 2019
SUBDIVISIO
ITEM NO.: 9 (Cont.
FILE NO.: Z-9383-A
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by CAW. The test results
must be sent to CAW's Cross Connection Section within ten days of installation
and annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project. 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.
Fire Department:
Full Plan Review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z-9383-A
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Dead Ends_
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
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). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE.
Buildina 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_PIittlerock.orq or
Steve Crain at 501-371-4875, scrain -littlerock.gov
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance with current code
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z-9383-A
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Include sidewalks along abutting streets.
Planning Division: This request is located in College Station/Sweet Home
Planning District. The Land Use Plan shows Residential High Density (RH) for this
property. This category accommodates residential development of more than
twelve (12) dwelling units per acre. The applicant has applied for a rezoning from
MF-18 (Multi -family District, 18 units per acre) to PCD (Planned Commercial
Development District) to allow a restaurant, barber shop and studio apartments in
the existing building.
Master Street Plan: To the north of the property is Frazier Pike and it is shown on
the Master Street Plan as a Minor Arterial. To the south of the property is Southern
and to the west is Franklin and they are both Local Streets 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 Frazier Pike since it is shown as a Minor Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local Streets
that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". A Collector design standard is
used for Commercial Streets. These streets 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 Route shown on Frazier Pike. This Bike Lane
provides a portion of the pavement for the sole use of bicycles-
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee and
discussed the planning staff request for additional information regarding the
number of parking spaces on the site, the number of apartments, and the proposed
square footage of the restaurant and barber college/salon, and for proposed
signage. Public Works emphasized the right-of-way dedications required by the
request. Lastly, the Landscaping comment related to bringing the site into
compliance based upon the rehabilitation costs exceeding 50% of the replacement
cost was noted. The applicant was informed responses were to be received by
August 14, 2019. The committee forwarded the item to the full commission.
ANALYSIS:
Additional information provided by the applicant indicated there will be 30 total
dwelling units, being a combination of studios and one -bedroom units. The
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.
FILE NO.. Z-
proposed restaurant would occupy approximately 2000 square feet of the structure
and the proposed barber college/salon would take up about 1500 square feet.
Also, there are 50 parking spaces on the property. At the present time, the existing
ground sign would be refaced to provide all signage.
The re -use of this property as a community -oriented mixed -use development
would provide opportunities for entrepreneurs to grow their businesses, add
residential options, and offer services to the College Station area.
The number of parking spaces should be sufficient for the proposed uses.
Additional area on the property is available should more parking be necessary.
Any new parking developed would be required to meet the screening and
landscaping standards.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION:
(AUGUST 29, 2019)
The applicants were present. Six registered objectors were present. Staff presented the
item and a recommendation of approval as outlined in the "staff recommendation" above.
Tammy Hayes addressed the commission stating the property was currently zoned
MF-18. She was seeking to use the former cafeteria space in the vacated nursing home
as a restaurant and the space previously used as a beauty salon for a barber college.
There would also be 30 residential units.
Chris Jones spoke on behalf of the proposal. He is a College Station resident a licensed
barber instructor, and part owner of a salon. He would operate the barber college. He
envisions it would be a full -service salon for the entire family with nail technicians and
massage therapy. Mr. Jones believes this project is an opportunity to give back to the
community.
Jay Hayes also was in favor of the request saying the barber college would allow youth
to get skills and he had previously operated two restaurants.
Christopher King spoke in opposition of the request. He lives down the street from the
property and is concerned that as the only entrance to the building is on Southern Street
there would be extra traffic on Southern street. The zoning plan has been put in place to
protect the community and the proposed restaurant could become a soup kitchen, leading
to the detriment of the community.
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO__ Z-9383-A
Barbara Miller indicated she is opposed to the rezoning. She works with senior citizens
and the disabled and believes the property could better be used by the community.
Cloria Dozier also declared her opposition to the proposed rezoning. She is not against
the current MF-18 zoning, as people need a place to stay. Most businesses in the College
Station community are located on Frazier Pike and adding these uses to this property
would create problems for Southern Street. The community vision for this property would
be for a comprehensive healthcare center. She continued that College Station is a good
residential community and they have all basic services. To ensure the safety of children
to walk, ride, and play in the community, this proposal should be denied as it would add
traffic. She asked the commission to maintain the MF-18 zoning on the property and to
not mix in business uses as the community has enough businesses already.
Senator Linda Chesterfield spoke against the request. She is an Arkansas State Senator
and a teacher. College Station has gone from a community of crime to a community of
active and concerned residents. She asked the commission to consider if they would
want to have this use in their communities.
Austin Porter told the commission of his opposition to the request. The proposed
businesses would duplicate what they already have. He is proud of College Station and
is concerned this proposal would bring negatives to the community where crime has been
going down.
Pamela Johnson is a nurse practitioner who also owns property across the street from
this site. She said the community already has a restaurant and barber shop. The building
entrance from Southern Street is an issue, as well as possible asbestos dust associated
with renovating the building. She asked the commission to keep the property zoned
MF-18.
Ms. Hayes responded to the statements from those opposed to the proposal that it
seemed they were motivated by fear. Competition is good for business. She is already
working on the apartments and wants to work with the community on the remainder of
the project.
Commissioner Hamilton asked Ms. Hayes to describe the residential units. She stated
the 30 units would be studios and one -bedrooms.
Commissioner Rahman inquired if the property could be used for apartments without the
zoning change. Staff indicated the current zoning allowed for apartments at up to 18 units
per acre.
Commissioner Thomas stated the College Station neighborhood had a clear vision for the
area and she would defer to the community on this request.
Vice Chairman Stebbins asked for a motion on the matter.
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August 29, 2019
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z-9383-A
Commissioner Hamilton made a motion to approve the request as recommended by staff
including all staff comments and conditions. Commissioner Vogel seconded the motion
for approval. The vote was 3 ayes, 4 noes, 3 absent, and 1 open position.
The request is denied, as 6 ayes are required to pass a motion of the planning
commission.
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