HomeMy WebLinkAboutStaff Report 090221September 9, 2021
ITEM NO.: 13 FILE NO.: Z-9605
NAME: Rezoning from R-2 to C-3
LOCATION: Northwestern corner of Kanis Road and Denny Road
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.70 acre property from R-2 to C-3 to allow for
future commercial development.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. In conformance with the Master Street Plan both Denny Road and Kanis Road are
minor arterial streets. A 45-foot dedication of Right-of-Way from centerline will be
required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Area Boundary. No
Comment.
Entergy: No comments received.
CenterPoint Energy: No comments received.
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.
There is an existing 16-inch water line inside a 15-ft easement along Denny Rd.
Indicate the easement on the drawing (Possibly easement # 2003114362).
Fire Department:
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.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
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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. 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 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.
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.
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 Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
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F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Burlingame Valley District. The Land Use
Plan shows Neighborhood Commercial (NC) for the requested area. The
Neighborhood Commercial (NC) category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services to
that neighborhood market area. The application is to rezone from R-2 (Single Family
District) to C-3 (General Commercial District) to allow for the future commercial
development of the site.
Surrounding the application area, the Land Use Plan shows Neighborhood
Commercial (NC) to the west, south and northeast of the site. Residential Low Density
(RL) is shown on the Plan to the northwest. The Neighborhood Commercial (NC)
category includes limited small-scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market area. The
parcels to the east have single-family houses on them with C-1 (Neighborhood
Commercial District) zoning. To the northeast across Denny Road is a C-1 parcel
where the former commercial structure was recently removed. To the south across
Kanis Road is a commercial development that has been an auto related use, zoned
C-3 (General Commercial District). The other parcels are vacant and zoned C-1. 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 remain less than 6 units
per acre. This land is zoned R-2 (Single Family District) and vacant (north of Denny
Road) with a single-family house further northwest on Denny Road.
Master Street Plan: To the south of the application is Kanis Road and to the north is
Denny Road. Both of these roads are shown as Minor Arterials on the Master Street.
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 Kanis
Road and Denny Road since they are a Minor Arterial. These streets may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
5
Bicycle Plan: There is a Class II Bike Route shown on both Kanis and Denny Roads.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
Deltic Real Estate, LLC, owner of the 2.70 acre property located at the northwestern
corner of Kanis Road and Denny Road, is requesting that the property be rezoned
from “R-2” Single Family District to “C-3” General Commercial District. The rezoning
is proposed to allow future commercial development of the site. The property is
currently undeveloped and wooded. The property is located outside the Little Rock
city limits, but within the City’s Extraterritorial Zoning and subdivision jurisdiction.
Single family residences on C-1 and R-2 zoned property are located to the west.
Undeveloped R-2 and C-1 zoned property is located across Denny Road to the north.
Mixed uses and zoning, including a landscape business, church and single family
residences are located to the south, across Kanis Road, and to the east.
The City’s Future Land Use Plan designates this property as “NC” Neighborhood
Commercial. The proposed rezoning of the property to C-3 does not require an
amendment to the land use plan.
Staff is not supportive of the requested C-3 zoning. Staff does not view the request
as reasonable. The majority of the properties in this immediate area contain single
family residences, or undeveloped R-2 zoned property. The C-1 zoned property
immediately to the west and north contains single family residences and an
undeveloped building. In staff’s opinion the requested C-3 zoning will not be
compatible with the general area, and is not representative of the zoning pattern along
these sections of Kanis and Denny Roads.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
R2CUP
R2CUP
R2CUP
R2CUP
R2
AF
POD
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PD-O
PCD
PD-R
C1
PD-R
C3
C1
City Limits
City Limits
City Limits
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A
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B A S C O M D R
K A N I S R D
W ITR Y C TCALAIS CV
STEWART RDC
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IRON HORSE RDCALAIS CT
LONGWAY DRDENNY RD
LONGWOOD RD
^_
Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
±
Z-9605
Northwest corner of Kanis and Denny Roads
N/A
42.02
T2N R14W 35
21
City of Little Rock Planning & Development
Rev: 7/21/2021
THIS SITE
0 250 500
Feet
NC
NC PINC
NC
RL
RL
RM
RL
RL
SO
City Limits
City Limits
City Limits
A
L
S
A
C
E C
T
B A S C O M D R
K A N I S R D
W ITR Y C TCALAIS CV
STEWART RDC
H
A
M
P
A
G
N
O
L
L
E D
R
IRON HORSE RDCALAIS CT
LONGWAY DRDENNY RD
LONGWOOD RD
^_
Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Lan d Use Plan
±
Z-9605
Northwest corner of Kanis and Denny Roads
N/A
42.02
T2N R14W 35
21
City of Little Rock Planning & Development
Rev: 7/21/2021
THIS SITE
0 250 500
Feet