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Home My WebLink AboutZ-9103-B Staff ReportMarch 11, 2021 ITEM NO.: 4 FILE NO.: Z-9103-B NAME: 10,115 Rodney Parham Road – Conceptual PCD LOCATION: 10,115 Rodney Parham Road DEVELOPER: Max Alley Real Estate Services, LLC 3930 Galleria Oaks Drive Texarkana, TX 75503 OWNER/AUTHORIZED AGENT: Mary E. Arnold Revocable Trust – Owner Tim Daters - Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08 CURRENT ZONING: O-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 2.62 acre property from O-3 to conceptual PCD to allow for future commercial development of the site. Through the conceptual PCD request, the applicant is proposing to set the parameters (uses and development standards) for a future commercial development. B. EXISTING CONDITIONS: The property contains a one-story single family residential structure within the north half of the property. A single car driveway from Rodney Parham Road serves as access to the property. The south half of the property is undeveloped and March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 2 wooded. A small portion of the property, along the south property line, is located in the floodway. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and 30 surrounding neighborhood associations were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Due to the floodplain and floodway located along the south property line, the area shown as open space undisturbed buffer should be rezoned to OS-Open Space. 2. All conditions and requirements found in the regulations, ordinances, standard details, manuals, plans, and policies referenced in Chapters 13, 29, 30, 31, and 32 of the City of Little Rock municipal codes should be met at time of building permit application submittal. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 4. The proposed driveway location is approved. Provide certification from a licensed engineering of sufficient intersection sight distance at the time of building permit application submittal. 5. A traffic study maybe required to be submitted at time of building permit application submittal for the proposed use. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to site. Capacity Analysis required. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No comments received. March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 3 Parks and Recreation: No comments received. County Planning: No comments received. 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 Rodney Parham Planning District. The Land Use Plan shows Office (O) for the requested area. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to change the property from O-3 (General Office District) to PCD (Planned Commercial Development) District to allow the future commercial development of the site with C-3 and C-4 uses. Surrounding the application area, the Land Use Plan shows Office (O) to the west and southeast. Across Rodney Parham Road to the north and adjacent to the northwest of the site is Commercial (C). The Residential Low Density (RL) is shown to the south of the site. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. Within the Office area to the west is an office building and two professional offices. The land to the southeast shown as Office is vacant. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This area is occupied by a strip retail center to the west. A strip commercial center is also to the north across Rodney Parham Road. Additional retail commercial uses can be found along Rodney Parham Road both to the northwest and southeast. The Residential Low Density 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. An existing single-family subdivision is in this area with homes on the lots (across Grassy Flat Creek). Master Street Plan: To the northeast is Rodney Parham Road and it is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 4 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 Rodney Parham Road since it is a Minor Arterial. This street 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 Rodney Parham Road. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: The applicant proposes to rezone the 2.62 acre property located at 10,115 Rodney Parham Road from "O-3" General Office District to "Conceptual PCD" Planned Commercial District. The rezoning is proposed to allow future commercial development of the site. The applicant is proposing to set the parameters for the future site development by establishing development criteria (building setbacks, building height, etc.) and a list of permitted uses for the site. The property currently contains a one-story single family structure located within the north half of the site. There is a one-car wide driveway from Rodney Parham Road which serves as access to the property. The south half of the property is undeveloped and mostly tree covered. Grassy Flat Creek is located just south of the property. A small area of floodway and floodplain is located within the south portion of the property. The applicant is proposing that the south 100 feet of the property be maintained as an undisturbed buffer area, adjacent to the single family zoned property to the south. The floodway and floodplain located on the property will fall within this undisturbed buffer area. At the request of staff, the applicant has agreed to zone the undisturbed buffer area to "OS" Open Space District. For the future site development, the applicant is proposing the following minimum building setbacks:  Front – 25 feet (after right-of-way dedication)  Sides (east/west) – 15 feet  Rear – 25 feet from undisturbed buffer area (125 feet from rear property line) The applicant notes that the maximum building height will be 30 feet. A proposed 36 foot wide driveway from Rodney Parham Road is proposed at the northeast corner of the site. March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 5 The applicant notes that on-site parking will comply with the minimum ordinance standards as found in Section 36-502 of the code. The applicant also notes that the future development will comply with the minimum buffer and landscape requirements as found in Chapters 36 and 15 of the code. All site lighting must be low-level, shielded and directed away from adjacent properties. Any dumpster or trash containment area on the site must be oriented away from the street and screened as per Section 36-523 (d) of the code. The applicant also notes that site signage will comply with the commercial sign requirements as found in Section 36-555 of the code. With respect to the future use of the property, the applicant has provided an edited list of the permitted uses and conditional uses as found in the C-3 and C-4 zoning districts of Sections 36-301 and 36-302 of the City’s Zoning Ordinance. The list is proposed as permitted uses for the requested "Conceptual PCD" zoning. Please see the accompanying Attachment "A" for the complete list as submitted by the applicant. Staff does not support the proposed rezoning of the property from "O-3" to "Conceptual PCD". Although staff has no problem with the use of the conceptual PCD process for future development of this site, staff does not support the proposed use list for the development. Staff believes the proposed use list is too broad and is too heavily weighted toward C-4 uses. In order for staff to support the application, the applicant needs to further edit the list, eliminating many of the C-4 type uses, and making the permitted use list more C-3 in nature. I. STAFF RECOMMENDATION: Staff recommends denial of the requested conceptual PCD rezoning. STAFF UPDATE: The applicant has revised the application by omitting C-3/conditional, C-4/permitted and C-4/conditional uses from the proposed use list. The applicant is now proposing C-3/permitted uses (edited list) and a car wash as permitted uses for the conceptual PCD application. The updated use list is attached for Commission review. This revision satisfies staff’s concern, and staff will now recommend approval. Staff believes the proposed conceptual PCD zoning to allow future commercial development March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 6 of the site, to include a 100 foot wide undisturbed buffer along the property’s south boundary, will have no adverse impact on the surrounding properties or the general area. REVISED STAFF RECOMMENDATION: Staff recommends approval of the conceptual PCD application as revised by the applicant, subject to the following conditions: 1. Compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. 2. Permitted uses for the development will be as per the revised list submitted by the applicant (C-3 permitted uses (edited list) and car wash). March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 7 March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 8 March 11, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-9103-B 9