Loading...
HomeMy WebLinkAbout13. Z-10317 PC Staff Report 071026ITEM NO.: 13 FILE NO.: Z-10317 NAME: Pleasant Valley Church of Christ (Christian Student Center) – Conditional Use Permit LOCATION: 2923 Fair Park Boulevard DEVELOPER: Pleasant Valley Church of Christ (Owner) 10900 N. Rodney Parham Road Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Todd Hart (Agent) 13305 Ridgehaven Road Little Rock, AR 72211 SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to utilize an existing one story, 1,287 square foot residence as a Christian Student Center, satellite facility for UA Little Rock students. B. EXISTING CONDITIONS: Subject property is located at the northeast corner of Fair Park Blvd and W. 30th Street. There is a single car, carport and parking area in the rear of the house along the alley. UA Little Rock campus, including an open student parking lot is located across the street from subject property. A majority of the 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 DIVISION): All documents shall be prepared based on the current Arkansas Fire Prevention Codes, City of Little Rock Municipal codes and ordinances, and current Stormwater Management and Drainage Manual. Any new development shall be reviewed to ensure all codes, specifications, and ordinances are met before issuing any related permits. All documents are to be submitted to Planning and Development for complete plan check. ENGINEERING COMMENTS (PUBLIC WORKS: W. 30th St. is classified on the Master Street Plan as a residential street. Right-of-way is required to be dedicated to 25 ft from centerline of the right-of-way if not already in existence. A 20 feet radial dedication of right-of-way is required at the intersection of Fair Park Blvd. and W. 30th St. Fair Park Blvd. is classified on the Master Street Plan as a minor arterial street with a special design standard. Right-of-way is required to be dedicated to 35 ft from centerline of the right-of-way if not already in existence. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Fire Marshal Comments for Zoning/Subdivision Must Comply with Arkansas Fire Prevention Code 2021 edition 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 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. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 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 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: Minimum gate width shall be 20 feet. Gates shall be of swinging or sliding type. Construction of gates shall be of material that allow manual operation by one person. Gate components shall be maintained in an operable condition at all times and replace or repaired when defective. 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. 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. Locking device specifications shall be submitted for approval by the fire code official Electric gate operators, where provided, shall be listed in accordance with UL 325. 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 building, 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 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 al 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. 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. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in Planning District 9, the I-630 Planning District. The development principles of this district are to preserve the residential character of the area and isolate the non-residential use to specific locations without affecting adjacent neighborhoods. 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. To the north, east, and south of the application area are areas designated for Residential Low Density (RL) uses and are characterized by single-family residences. West of the application area, across from Fair Park Boulevard, is area designated for Public/Institutional (P/I) uses and is characterized by the University of Arkansas at Little Rock campus. This site is not located in an Overlay District. Master Street Plan: Fair Park Boulevard 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. Bicycle Plan: Fair Park Boulevard is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS:  The applicant is requesting a conditional use permit to utilize an existing one story, 1,287 square foot residence as a Christian Student Center, satellite facility for UA Little Rock students. Subject property is located at the northeast corner of Fair Park Blvd. and W. 30th Street. There is a single car, carport and parking area in the rear of the house along the alley. UA Little Rock campus, including an open student parking lot, is located across the street from subject property. The majority of the properties in the general area contain a mixture of zoning and uses. The applicant provided the following information regarding proposed scope of the Christian Student Center: “The house on Fair Park Blvd was purchased by Pleasant Valley Church of Christ for the purpose of developing community, discipleship, and to better the surrounding area. At this house, there will be weekly meetings of 40-60 students, regular hang out times of 10-20 students, and other events like cookouts, movie nights, etc.... These events will be controlled, non-disruptive to neighbors, and all about cultivating virtue in the lives of our college students. On top of the scheduled events, the house will be open to the students in our ministry while a PV staff member is present. At the house, there will be a television, ping pong, tables to eat lunch at, and a small kitchen to prepare food. This house will be a tremendous blessing to our group because of the ability it gives us to host and bless students. Another reason this house is a blessing to Pleasant Valley is because of the location. It is about 50 yards from the UALR dormitories on campus, meaning our college students will be able to walk to the house. For those that cannot walk, there is a UALR parking lot just across the street that is open for UALR students to park in. This is great because there will be no need to worry about causing traffic due to cars being parked on the road. A third way this house will be used is that it will serve as a launch pad for service projects in the area. For example, we may pick up trash in the local neighborhood, serve the UALR campus by cleaning the creek, etc... As a ministry, we will be doing service projects multiple times a year because we want to be salt to the community we are located in. It is our hope to not just host students, but to also bless our neighbors. We believe that we can share the love of Christ with those that are around us by serving them in concrete ways.” “All in all, we are excited to have this space and believe that through God’s goodness we will be able to use it to bless our students, bless our new neighbors, and bless the University of Arkansas at Little Rock.” The applicant provided the following information addressing the parking plan: “Regarding the parking, this student center is directly across the street from UALR dorms and UALR student parking where parking is plentiful. We do not expect to have more than 3-4 cars at the location at one time.   Regarding ADA  compliance, we will follow all applicable building codes for conversion of residential space to public space and work with the city of Little Rock building permits department on this front. We wanted to get the CUP approved before significant remodeling occurs.” Any signs placed on the property must comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in institutional and office zones). All outdoor activities must consider surrounding property owners and mitigate any noise. Any new fence or wall erected on the property must comply with Section 36-516 of the City’s Zoning Ordinance. The existing perimeter fence shall be maintained and repaired, as necessary. Any dumpster placed on the property must comply with Section 36-523 of the City’s Zoning Ordinance. Any new sight lighting improvements to the property must be low-level and directed away from adjacent properties. Staff is supportive of the requested conditional use permit. The proposed use repurposes a long vacant property near the UALR campus. Staff feels the applicant adequately addressed the parking concerns and provided all of the information staff requested. I.     STAFF RECOMMENDATION:  Staff recommends approval of the conditional use permit, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: ( July 9th, 2026 ) The applicant was present. There were no objectors present. The application was placed on the Consent Agenda for approval as recommended by staff. There was a motion to approve the Consent Agenda. The motion passed by a vote of 9 ayes, 1 nay and 1 absent. The application was approved.