HomeMy WebLinkAboutBOD Staff Report...072026OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
March 3, 2026 AGENDA
Subject
An Ordinance
Approving a Planned
Zoning Development
Titled ACTS Senior
Village — PCD, located
at the Southeast Corner
of John Barrow Road
and W. 40tb Street (Z-
7154-A).
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Delphone Hubbard
City Manager
he applicant requests to rezone the 3.80-acre property from
OD and R-2 to PCD to allow a mixed use development.
None
Approval of the Ordinance.
applicant proposes to rezone approximately 3.80 acres
i R-2 & POD to PCD for a mixed -use development that
contain a church, single-family residences, and pop-up
cet spaces. A future phase of the development will
ain a garden/agricultural area as part of the overall
Jopment. The western portion of subject property is
Led within the John Barrow Design Overlay District.
s in the general area contain.a mixture of zoning
uses.
veways from W. 40th Street, W. 41 st Street and W. 42°d
will provide access to the overall development. Half
improvements will be constructed along these
e developer will construct a new worship center that will
Background contain two hundred fifty (250) seats near the northwest
Continued Omer of the overall development. A fourteen (14) foot high
canopy is shown to extend from front entrance of the
wilding in a southwest direction towards the parking lot.
-ie building will contain spaces for administrative offices,
eeting rooms, senior activities, after school programs, a
tchen and restrooms. The applicant is not proposing a
d1d daycare or health clinic at this time.
uilding setbacks for the worship center are shown to be
tore than twenty-five (25) feet from the property lines on
1 sides. The worship center structure will have a building
-ight of approximately forty (40) feet.
'ypically, Section 36-502 requires sixty-three (63) parking
Paces, including one (1) van accessible and two (2)
randard ADA parking spaces opposite the front entrance of
ie building. The applicant is providing sixty-seven (67)
arking spaces for the worship center. Staff feels the
arking is sufficient to serve the worship center use.
applicant also proposes to build ten (10), 1-story tiny
ies for seniors along W. 401h Street near the northeast
,ion of the development. Each tiny home will be
roximately six hundred (600) square feet in area and
contain covered front and rear porches. At no time shall
senior homes operate as Short -Term Rentals (STRs).
uilding materials will consist of wood framed construction
ri raised brick masonry piers with a gable roof structure
ad clad architectural shingles. Exterior finishes will
:)ntain wall cladding, factory finished lap siding and
auble hung vinyl/wood windows with thermal glazing.
ach tiny home will contain a four (4) foot tall opaque
rood fence in the front and six (6) foot tall opaque wood
:nce in the rear. A driveway extending south from W. 40th
treet provides access to a leisure park area shown to be
ear the center of the tiny home portion of the development.
36-502 requires one (1) parking space per dwelling
2
L Each tiny home is shown to contain a fifteen (15) foot
le driveway extending from W. 40th Street, with parking
two (2) vehicles.
The applicant proposes a freestanding mail kiosk, fixed
Background under an open-air covered shelter located near the entrance
Continued f the proposed leisure park. The applicant notes the mail
kiosk will be ADA compliant and will contain no steps or
barriers. The applicant must provide documentation to staff
from USPS demonstrating compliance and approval
regarding the proposed mail kiosk location.
development will also contain weather protected, ADA
ssible "Pop -Up Spaces" at the southwest corner of the
all development. The applicant notes that the "Pop -Up
ket Spaces" will operate as a community gathering
e for the Senior Village. The spaces will contain sealed
xete floors, fully washable, modular walls and metal
panels. All furniture is intended to be portable. The
es will operate during the day (am) and evening (pm),
n (7) days a week with a maximum number of twenty
full and part time staff at any given time. At no time
I the spaces be utilized as a storage facility for the
or village.
site plan shows eighteen (18) parking spaces dedicated
the proposed "Pop -Up Market use, including two (2)
�A compliant parking spaces. Staff feels the parking is
Ficient to serve the use.
applicant notes the at some time in the future the
,elopment will contain an agricultural center and
elwalking trail. However, those aspects of the
,elopment are not part of this application. If pursued, the
)licant notes that a separate application (Revised PCD)
1 be required for all proposed future development.
ie applicant is proposing to abandon the following rights-
' -way (ROW) as part of the overall development:
1. Approximately 288 linear feet of a 10
foot wide alley extending from W. 40th
Street to W. 41 st Street.
2. Approximately 288 liner feet of ROW
(Longcoy Street) extending from W. 41 St
Background
Continued
Street to W. 40"i Street.
3. Approximately 135 linear feet of W. 41St
Street extending from John Barrow Road
(east), between Lot 12, Block 157 and
Lot 7, Block 158, John Barrow Addition.
4. Approximately 50 feet of a ten foot wide
alley between Lots 6 and 7, Block 132,
John Barrow Addition.
' approved by the Planning Commission, the proposed
)andonment of rights of way will be forwarded to the
oard of Directors as a separate application.
ping must comply with Chapter 15 of the City's
pe Ordinance.
& applicant is not requesting a sign with this application.
I signs must conform to Section 36-555 of the City's
ming Ordinance (signs permitted in commercial zones).
,ny fencing or walls erected must comply with Section 36-
16 of the City's Zoning Ordinance for all aspects of the
dumpster placed on the site must be screened and
)ly with Section 36-523 of the City's Zoning
ing for all aspects of the development must be low -
and directed away from adjacent properties.
January 8, 2026, the Planning Commission voted 10
3, 0 noes, 0 absent and 1 open position, to approve the
) rezoning. There were three (3) objectors present.
L owners of property located within 300 feet of the site
I all neighborhood associations registered with the City
Little Rock were notified of the public hearing.
ase see the attached Planning Commission minute record
the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT
AND ESTABLISHING A PLANNED COMMERCIAL DISTRICT
TITLED ACTS SENIOR VILLAGE — PCD, LOCATED AT THE
SOUTHEAST CORNER OF JOHN BARROW ROAD AND WEST 40TH
STREET (Z-7154-A) CITY OF LITTLE ROCK, PULASKI COUNTY,
ARKANSAS, AMENDING THE OFFICAL ZONING MAP OF THE
CITY OF LITTLE ROCK; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
Section 1. That the zoning classification of the following described property be
changed from R-3, Single Family Residential District and POD, Planned Office District, to
PCD, Planned Commercial District:
Z-7154-A - DESCRIBED AS THE WEST HALF OF BLOCK 158, LOTS 6
THRU 12, BLOCK 132 AND ALL OF BLOCK 157, JOHN BARROW
ADDITION TO THE CITY OF LITTLE ROCK, PULASKI COUNTY,
ARKANSAS, LESS AND EXCEPT THAT GIVEN TO THE CITY OF
LITTLE ROCK FOR JOHN BARROW RIGHT - OF- WAY.
Section 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
Section 3. That the change in zoning classification contemplated for ACTS Senior
Village — PCD, located at the Southeast Corner of John Barrow Road and W. 40th Street (Z-
7154-A) is conditioned upon obtaining final plan approval within the time specified by Chapter
36, Article VII, Section 36-454 (e) of the Code of Ordinances.
Section 4. That this Ordinance shall take effect and be in full force until the final
plan approval.
Section 5. That the map referred to in Chapter 36 of the Code of Ordinances of the
City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
Page 1 of 2
1 extent and in the respects necessary to affect and designate the change provided for in
2 Section 1 hereof.
3
4 Section 6. Severability. In the event any title, section, paragraph, item, sentence,
5 clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
6 unconstitutional, such declaration or adjudication shall not affect the remaining portions of
7 the ordinance which shall remain in full force and effect as if the portion so declared or
8 adjudged invalid or unconstitutional was not originally apart of the ordinance.
9
10 Section 5. Repealer. All laws, ordinances, resolutions, or parts of the same, that are
11 inconsistent with the provisions of this ordinance are hereby repealed to the extent of such
12 inconsistency.
13
14 PASSED:
15
16 ATTEST:
17
18
19
APPROVED:
20 City Clerk Mayor
21
22 APPROVED AS TO FORM:
23
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25 City Attorney
Page 2 of 2
NAME: ACTS Senior Village - PCD
LOCATION: SEC of John Barrow Road and W. 40t" Street
DEVELOPER:
ACTS Community Temple of Servants (Owner)
1421 Ingram Road
Conway, AR 72032
OVVNER/AUTHORIZED AGENT:
Terence L. Bolden (Agent)
1421 Ingram Road
Conway, AR 72032
SURVEYOR/ENGINEER:
Robbins Professional Land Services
P.O. Box 939
Bryant, AR 72089
AREA: 3.80 acres NUMBER OF LOTS: 25
CURRENT ZONING: POD
BACKGROUND:
FILE NO.: Z-7154-A
FT. NEW STREET: 0 LF
On March 9, 2002, the Planning Commission approved rezoning of approximately 3.80
acres from R-3 and 0-3 to POD to allow the property to be utilized as a church, and
church related activities (daycare, school & library). On June 4, 2002, the Board of
Directors adopted Ordinance No. 18,700 (Z-7154).
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone approximately 3.80 acres from R-2 & POD to
PCD for a mixed -use development that will contain a church, single-family
residences, and pop-up market spaces. A future phase of the development will
contain a garden/agricultural area as part of the overall development. The western
portion of subject property is located within the John Barrow Design Overlay
District.
FILE NO.: Z-7154-A
B. EXISTING CONDITIONS.
Properties in the general area contain a mixture of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS (PLANNING):
1. Boundary street improvements are required per master street plan. Boundary
street improvements shall include, but are not limited to, reconstruction of one-
half section of the abutting street if the existing street is not up to city
standards. Repair, replace, or extend existing damaged, missing, and
noncompliant curb and gutter, sidewalk, access ramps or concrete driveway
aprons within the public right-of-way adjacent to the site. Remove abandoned
driveway cuts and replace with curb, gutter, and sidewalk. All work within the
public right-of-way shall conform to City of Little Rock Public Works Standard
Details and ADA guidelines.
2. Submit traffic impact study (TIA) showing the additional projected traffic
expected to be generated by the proposed development. TIA should show
the following: 1. an evaluation of the existing traffic conditions in the vicinity
of the proposed site 2. an analysis of projected traffic volumes entering and
exiting the proposed development at the nearby access drives and
intersections used to serve the site 3. Identify the effects of traffic operations
for the existing traffic in combination with site -generated traffic associated with
the proposed development 4. evaluate traffic operations for the study
intersections and access drives that will serve the site and make
recommendations for mitigative improvements which may be necessary and
appropriate for safe and acceptable traffic operations 5. Assess the
adequacy of the site to accommodate projected drive-thru traffic via queueing
analysis.
3. Remove old Longcoy St access shown in front of leisure park.
4. All driveways/aprons must meet municipal code and city standards.
5. Rear access to the proposed developments preferred.
6. ADA Access shall be shown to the Right -of -Way.
7. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum
aisle.
8. Accessibility aisle shall be on passenger side of the van stall.
9. Parking stalls must be appropriate size.
10.Accessibility path of travel from SW accessibility stalls.
11. May be subject to building permit for further review.
12.Contact Planning and Development Dept., Engineering Division at 501-371-
2
FILE NO.: Z-7
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in removal
of any improperly placed concrete or asphalt at the expense of the owner or
contractor.
13.A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, culverts, detention ponds, outlet structures, inlets and an analysis of
downstream impact with existing infrastructure as required per City's current
stormwater management and drainage manual. For final drainage report, sign,
date, and seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
14. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).Provide engineer's certification statement saying this
drainage report was conducted by yourself or directly under your supervision
and attesting to the accuracy of the information within this report.
15. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, "... at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, public streets and
sidewalks, and public transportation stops to the accessible building or facility
entrance they serve."
16.A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval ;,pf sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Perm itsCa7littlerock. gov to schedule an appointment for issuance or to
answer any questions. Permit cost is based on total project area at $100.00
for the less than Y2 acre, $200.00 for Y2 to 1 acre, and $200.00 for the first acre
and $100.00 for each additional acre for project greater than 1 acre.
17.Any work involving one (1) or more acres of disturbed area require a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000
18. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
K
FILE NO.: Z-7154-A
19. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
20. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
21.Any new development shall be permitted and receive all reviews to ensure all
codes, specifications, and ordinances are met.
ENGINEERING COMMENTS PUBLIC WORKS):
1. The proposed private street east of the pop up spaces should be designed and
constructed as a minor commercial street of 31 ft width, with commercial street
pavement and base course thickness.
2. Right-of-way dedications and half street construction should conform with
Master Street Plan for minor commercial streets on W. 40th St. and W. 42"d St.
adjacent to the proposed non-residential use. City code allows the dedications
and street construction to conform with the residential street standard adjacent to
residential uses.
3. Future bus stop locations and designs are required to be approved by LR Public
Works and Rock Region Metro prior to installation.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
4
FILE NO.: Z-7154-A
All projects submitted for zoning approval must comply with the Arkansas
Fire Prevention Code, 2021 Edition, including any comments or
requirements provided by the Little Rock Fire Marshal's Office, prior to
acceptance.
Maintain Access:
Fire Hydrants,
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
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 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 2021 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Buildings 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
provided with two separate and approved fire apparatus access roads.
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
buildings are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
5
FILE NO.: Z-7154-A
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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
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 replace 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.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all buildings, including nonresidential
occupancies, are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
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FILE NO.: Z-
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Contact Chief Davbram Flowers at (501) 918-3780, Capt. Tony Rhodes at (501)
918-3757, Fire Marshal Derek N Ingram (501) 918-3756, or Fire Marshal Evan
Johnson (501) 765-1646.
Parks and Recreation: No comments received.
BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
The proposed development must comply with Chapter 15 of the City's
Landscape Code (Landscaping and Tree Protection).
TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
7
FILE NO.: Z-7154-A
Land Use Plan:
The request is in Planning District 10, the Boyle Park Planning District. The
development principles of this district include developing facilities for all modes of
transportation, retaining land in environmentally sensitive areas as open space,
especially along Rock Creek, and limiting commercial development along John
Barrow Road to between 32nd and 37th Streets. The Land Use Plan shows
Residential Low Density (RL) for the application area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is for a PCD.
Surrounding the application area are areas designated for Residential Low Density
(RL) uses and are characterized by single-family homes and duplexes.
The subject site is located in the John Barrow Road Design Overlay District (Ord.
20867). The purpose of the district is to enhance the quality of the corridor to
encourage development and redevelopment.
Master Street Plan:
John Barrow Road is a minor arterial on the Master Street Plan. Minor Arterials are
high volume roads designed to provide the connections to and through an urban
area. Curb cuts should be minimized to allow for continuous traffic flow while still
allowing some access to adjoining property. Deceleration Lanes are required.
Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides.
This street may require dedication of right-of-way and may require street
improvements.
W. 40th Street and Longcoy Street are Local Streets on the Master Street Plan.
Local Streets are roads designed to provide access to adjacent property with the
movement of traffic being a secondary purpose. The standard Right-of-way is 50'.
Sidewalks are required on one side. These streets may require dedication of right-
of-way and may require street improvements.
Bicycle Plan:
John Barrow Road is on the Master Bike Plan as a Proposed Class II Bike Lane.
Class II Bike Lanes provides a portion of the pavement for the sole use of bicycles.
W. 40th Street and Longcoy Street are not shown on the Master Bike Plan with
existing or proposed facilities.
Historic Preservation Plan;
FILE NO.: Z-7154-A
The application, as shown, should have no effect on identified historic resources.
ANAI Y.qIS-
The applicant proposes to rezone approximately 3.80 acres from R-2 & POD to
PCD for a mixed -use development that will contain a church, single-family
residences, and pop-up market spaces. A future phase of the development will
contain a garden/agricultural area as part of the overall development. The western
portion of subject property is located within the John Barrow Design Overlay
District.
Properties in the general area contain a mixture of zoning and uses.
Driveways from W. 40th Street, W. 41St Street and W. 42"d Street will provide
access to the overall development. Half street improvements will be constructed
along these roadways.
The developer will construct a new worship center that will contain two hundred
fifty (250) seats near the northwest corner of the overall development. A fourteen
(14) foot high canopy is shown to extend from front entrance of the building in a
southwest direction towards the parking lot.
The building will contain spaces for administrative offices, meeting rooms, senior
activities, after school programs, a kitchen and restrooms. The applicant is not
proposing a child daycare or health clinic at this time.
Building setbacks for the worship center are shown to be more than twenty-five
(25) feet from the property lines on all sides. The worship center structure will have
a building height of approximately forty (40) feet.
Typically, Section 36-502 requires sixty-three (63) parking spaces, including one
(1) van accessible and two (2) standard ADA parking spaces opposite the front
entrance of the building. The applicant is providing sixty-seven (67) parking spaces
for the worship center. Staff feels the parking is sufficient to serve the worship
center use.
The applicant also proposes to build ten (10), 1-story tiny homes for seniors along
W. 40th Street near the northeast portion of the development. Each tiny home will
be approximately six hundred (600) square feet in area and will contain covered
front and rear porches. At no time shall the senior homes operate as Short -Term
Rentals (STRs).
Building materials will consist of wood framed construction on raised brick masonry
piers with a gable roof structure and clad architectural shingles. Exterior finishes
will contain wall cladding, factory finished lap siding and double hung vinyl/wood
�9
FILE NO.: Z-7154-A
windows with thermal glazing. Each tiny home will contain a four (4) foot tall
opaque wood fence in the front and six (6) foot tall opaque wood fence in the rear.
A driveway extending south from W. 40th Street provides access to a leisure park
area shown to be near the center of the tiny home portion of the development.
Section 36-502 requires one (1) parking space per dwelling unit. Each tiny home
is shown to contain a fifteen (15) foot wide driveway extending from W. 40th Street,
with parking for two (2) vehicles.
The applicant proposes a freestanding mail kiosk, fixed under an open-air covered
shelter located near the entrance of the proposed leisure park. The applicant notes
the mail kiosk will be ADA compliant and will contain no steps or barriers. The
applicant must provide documentation to staff from USPS demonstrating
compliance and approval regarding the proposed mail kiosk location.
The development will also contain weather protected, ADA accessible "Pop -Up
Spaces" at the southwest corner of the overall development. The applicant notes
that the "Pop -Up Market Spaces" will operate as a community gathering place for
the Senior Village. The spaces will contain sealed concrete floors, fully washable,
modular walls and metal roof panels. All furniture is intended to be portable. The
spaces will operate during the day (am) and evening (pm), seven (7) days a week
with a maximum number of twenty (20) full and part time staff at any given time. At
no time shall the spaces be utilized as a storage facility for the senior village.
The site plan shows eighteen (18) parking spaces dedicated for the proposed
"Pop -Up Market use, including two (2) ADA compliant parking spaces. Staff feels
the parking is sufficient to serve the use.
The applicant notes the at some time in the future the development will contain an
agricultural center and bike/walking trail. However, those aspects of the
development are not part of this application. If pursued, the applicant notes that a
separate application (Revised PCD) will be required for all proposed future
development.
The applicant is proposing to abandon the following rights -of -way (ROW) as part
of the overall development:
1. Approximately 288 linear feet of a 10 foot wide alley extending from W.
40th Street to W. 41 st Street.
2. Approximately 288 liner feet of ROW (Longcoy Street) extending from
W. 41 st Street to W. 40th Street.
3. Approximately 135 linear feet of W. 41st Street extending from John
Barrow Road (east), between Lot 12, Block 157 and Lot 7, Block 158,
John Barrow Addition.
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FILE NO.: Z-7154-A
4. Approximately 50 feet of a ten foot wide alley between Lots 6 and 7,
Block 132, John Barrow Addition.
If approved by the Planning Commission, the proposed abandonment of rights of
way will be forwarded to the Board of Directors as a separate application.
Landscaping must comply with Chapter 15 of the City's Landscape Ordinance.
The applicant is not requesting a sign with this application. All signs must conform
to Section 36-555 of the City's Zoning Ordinance (signs permitted in commercial
zones).
Any fencing or walls erected must comply with Section 36-516 of the City's Zoning
Ordinance for all aspects of the development.
Any dumpster placed on the site must be screened and comply with Section 36-
523 of the City's Zoning Ordinance.
Lighting for all aspects of the development must be low-level and directed away
from adjacent properties.
Staff is supportive of the requested PCD zoning. The applicant provided responses
to staffs concerns during the review of the application. Staff views the request as
reasonable. The proposed development represents a positive investment for the
undeveloped property in the general area, providing community resources and
additional housing options within the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 8, 2026)
The applicant was present. There were three (3) persons registered in opposition.
Staff presented the item, and the item was taken off the Consent Agenda and
opened for discussion. Clara Cardriche expressed concerns of the streets being
too narrow, public safety and the vetting of the seniors that will live in the residential
units, parking issues, and traffic congestion. Sandy Becka came to make sure that
the people who had questions were able to be represented but presented no real
concerns other than the neighborhood needs to work together for this new
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FILE NO_: Z-7154-A
development. Vivian Littrell deferred her time. After some discussion there was a
motion to approve the application. There was second. The vote was ten (10) ayes,
zero (0) nays, and one (1) open position. The motion passed. The application was
approved.
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