HomeMy WebLinkAboutBoard Communication 042021OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
APRIL 20, 2021 AGENDA
Subject
An Ordinance rezoning
property located along the
east side of Bowman Road
(4000 Block), west of
Interstate 430, south of
Brodie Creek from "C-2"
and "PCD" to "C-4".
(Z-3371-FFF)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
gOrdinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The owner of the 52.9 acre property located along the east
side of Bowman Road (4000 Block), west I-430 and south
of Brodie Creek is requesting that the property be
reclassified from "C-2" and "PCD" to "C-4".
1 None
Approval of the Ordinance
CBBRDI BC, LLC/CGBRDI Holdings, owner of the
52.9 acres of property located along the east side of
Bowman Road (4000 Block), west of Interstate 430 and
south of Brodie Creek, is requesting that the property be
rezoned from "C-2" Shopping Center District and "PCD"
Planned Commercial District to "C-4" Open Display
District. The rezoning is proposed to allow for a future
multi -lot commercial development.
The property is currently undeveloped, with portions of the
overall property being tree covered. Some site work was
previously done on portions of the property in preparation
BACKGROUND
CONTINUED
for future development. The PCD zoned portion, which
represents approximately one-half of the overall site, was
previously approved for a mixed shopping center, office
and warehouse development.
The subject property is located in an area containing a
mixture of zoning and uses. Several auto dealerships, a
drive-in restaurant, movie theatre and a large office
development are located to the south on properties zoned
C-2, C-3 and C-4. Floodway (zoned OS), undeveloped
MF-12 zoned property, single family residences and a large
church development (POD) are located to the north. A
multifamily development, a large ranch, mobile home park
and office/warehouse development are located on
properties zoned R-2, PD-R and POD to the west and
southwest. Undeveloped 0-2 zoned property is located
across I-430 to the east.
The City's Future Land Use Plan designates this property
as "MOC" Mixed Office and Commercial. The requested
C-4 zoning will require an amendment to the land use plan,
from MOC to "C" Commercial. The plan amendment is a
separate application on this agenda.
On March 11, 2021, the Planning Commission voted
11 ayes, 0 noes and 0 absent, as part of the Consent Agenda,
to approve the C-4 rezoning. There were no objectors
present.
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.
Please see the attached Planning Commission minute
record for the complete staff analysis.
2
1 ORDINANCE NO.
2
3 AN ORDINANCE RECLASSIFYING PROPERTY
4 LOCATED IN THE CITY OF LITTLE ROCK,
5 ARKANSAS, AMENDING THE OFFICIAL ZONING
6 MAP OF THE CITY OF LITTLE ROCK, ARKANSAS;
7 AND FOR OTHER PURPOSES.
8
9 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY
10 OF LITTLE ROCK, ARKANSAS.
11
12 Section 1. That the zone classification of the following property be and is
13 hereby changed as indicated:
14
15 Z-3371-FFF — DESCRIBED AS PART OF THE S1/2 OF
16 SECTION 16, TOWNSHIP 1 NORTH, RANGE 13 WEST,
17 LITTLE ROCK, PULASKI COUNTY, ARKANSAS, BEING
18 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
19
20 BEGINNING AT THE NORTHWEST CORNER OF LOT 3R
21 THE VILLAGE AT BRODIE CREEK; THENCE N88°17'04"W-
22 724.88' TO A POINT ON THE EASTERLY RIGHT OF WAY
23 LINE OF BOWMAN ROAD; THENCE ALONG SAID
24 EASTERLY RIGHT OF WAY LINE THE FOLLOWING
25 COURSES: (1) N10°49'31"W-214.00'; (2) N07°36'12"W-216.90',
26 (3) N07°32'48"W-180.27'; (4) ALONG THE ARC OF A 642.54'
27 RADIUS CURVE TO THE RIGHT, HAVING AN ARC
28 LENGTH OF 369.61' AND CHORD BEARING AND
29 DISTANCE OF N08055'58"E-364.53'; (5) N25°27'11"E-129.82';
30 THENCE LEAVING SAID RIGHT OF WAY S87053'28"E-
31 604.46' THENCE S87045'57"E-398.57'; THENCE NO2°10'57"E-
[Page 1 of 31
1
228.64' THENCE N79022'04"E-196.43'; THENCE N57°58'14"E-
2
123.80'; THENCE N47°13'57"E-233.96' THENCE N59°44'41"E-
3
168.14';THENCE N71°38'56"E-306.03'; THENCE N41°46'04"E-
4
138.46' TO A POINT ON THE WESTERLY RIGHT OF WAY
5
LINE OF INTERSTATE ROUTE NO. 430; THENCE
6
SOUTHERLY, ALONG SAID WESTERLY RIGHT OF WAY
7
LINE THE FOLLOWING COURSES: (1) S03°13'05"W-225.66';
8
(2) S06°00'02"E-226.97'; (3) S02'01'57"W-401.39' (4)
9
S12008'10"W-707.53' (5) S30057'22"W-88.47' THENCE
10
LEAVING SAID RIGHT OF WAY LINE N75033'42"W-727.26';
11
THENCE S41050'43"W-169.15'; THENCE ALONG THE ARC
12
OF A 25.00' RADIUS CURVE TO THE LEFT, HAVING AN
13
ARC LENGTH OF 35.85' AND CHORD BEARING AND
14
DISTANCE OF S00050'17"W-32.86' TO A POINT ON THE
15
EASTERLY RIGHT OF WAY LINE OF COLONEL GLENN
16
PLAZA DRIVE; THENCE S49039'01"W-60.00' TO A POINT
17
ON THE WESTERLY RIGHT OF WAY LINE OF SAID
18
COLONEL GLENN PLAZA DRIVE; THENCE ALONG THE
19
ARC OF A 320.00 FOOT RADIUS CURVE TO THE LEFT
20
HAVING AN ARC LENGTH OF 15.31' AND CHORD
21
BEARING AND DISTANCE OF N41001' 12"W-15.31' TO A
22
POINT ON THE NORTH LINE OF SAID LOT 3R; THENCE
23
S47026'16"W ALONG THE NORTH LINE OF SAID LOT 3R, A
24
DISTANCE OF 316.58' TO THE POINT OF BEGINNING.
25
CONTAINING 52.9078 ACRES (MORE OR LESS): FROM
26
"C-2" SHOPPING CENTR DISTRICT AND "PCD" PLANNED
27
COMMERCIAL DISTRICT TO "C-4" OPEN DISPLAY
28
DISTRICT. (EAST SIDE OF BOWMAN ROAD (4000 BLOCK),
29
WEST OF INTERSTATE 430 AND SOUTH OF BRODIE
30
CREEK).
31
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Section 3. That the Ordinance shall take effect and be in full force 30 days after
the date of its passage and approval.
Section 4. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid
or unconstitutional, such declaration or adjudication shall not affect the remaining
portions of the ordinance which shall remain in full force and effect as if the portion so
declared or adjudged invalid or unconstitutional was not originally a part of the
ordinance.
Section 5. Repealer. All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the
extent of such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
//
APPROVED:
Mayor
[Page 3 of 31
FILE NO.: Z-3371-FFF
NAME: Rezoning from C-2 and PCD to C-4
LOCATION: East side of Barrow Road (4000 Block), west of Interstate 430,
south of Brodie Creek
DEVELOPER:
CBBRDU B, LLC/CGBRDI Holdings
P. O. Box 3546
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
CBBRDI BC, LLC/CGBRDI Holdings — Owner
Brian Dale/Joe White and Associates, Inc. - Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA:
52.9 acres
NUMBER OF LOTS: 4 tracts
FT. NEW STREET:
0 LF
WARD:
6
PLANNING DISTRICT: 11
CENSUS TRACT:
24.05
CURRENT ZONING: C-2 and PCD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone the 52.9 acre property from "C-2" Shopping
Center District and "PCD" Planned Commercial District to "C-4" Open Space
District. The rezoning is proposed to allow future commercial development of
the site.
FILE NO.: Z-3371-FFF Cont.
B. EXISTING CONDITIONS:
The overall property is currently undeveloped, with portions of the property being
tree covered. Site work has previously taken place on portions of the property in
preparation for future site development.
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. Bowman Road 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. Those portions of Parcel B located within the floodway should be rezoned Open
Space (OS). Some of Parcel B near 36th Street appears to be zoned MF-12.
3. Is a renewal of the previously approved advance grading variance, which has
expired, being requested with the rezoning application?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
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.
2
FILE NO.: Z-3371-FFF Cont.
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.
30' Tall Buildin s - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 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 exceed 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
51
FILE NO.: Z-3371-FFF (Cont.)
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 places with the
approval of the fire code official.
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.
Planning Division: The request is in the 1-430 Planning District. The Land Use
Plan shows Mixed Office and Commercial (MOC) for the requested area. The
Mixed Office and Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The application is to change the property from PCD (Planned
Commercial Development) District and C-2 (Shopping Center District) to C-4
(Open Display Commercial District) to allow for the future development of
commercial uses. There is an accompanying Land Use Plan amendment for this
site to change the classification to Commercial (C).
The Land Use Plan shows Park/Open Space (PK/OS) then Mixed Office and
Commercial (MOC) to the north. Commercial (C) use is shown on the Plan to the
south. To the west across Bowman Road is Residential Low Density (RL) to the
northwest and Residential High Density to the southwest. Across Interstate 430,
4
FILE NO.: Z-3371-FFF (Cont.)
to the east, is Suburban Office (SO). The Park/Open Space (PK/OS) category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land. This area is the flood plain/floodway
of Brodie Creek. The Mixed Office and Commercial (MOC) category provides for
a mixture of office and commercial uses to occur. Acceptable uses are office or
mixed office and commercial. A Planned Zoning District is required if the use is
mixed office and commercial. This area is a mix single-family houses with a few
small commercial uses. The Commercial (C) 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. The Commercial area consists of a
couple auto dealerships, a fast-food business and nursing school as well as some
vacant tracts. 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. There is an existing horse ranch with a
home on this land. The Residential High Density (RH) category accommodates
residential development of more than twelve (12) dwelling units per acre. This land
currently is occupied by a mobile home park. The Suburban Office (SO) category
shall provide for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. This land is vacant and wooded.
Master Street Plan: To the west is Bowman Road and it is shown as a Minor
Arterial on the Master Street Plan. To the east is Interstate 430 and it is shown as
a Freeway 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 Bowman Road since it is a Minor
Arterial. Freeways are intended to serve through long distance trips, they are
always designed as full access control roads (no direct access). 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 Bowman Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
CBBRDI BC, LLC/CGBRDI Holdings, owner of the 52.9 acres of property located
along the east side of Bowman Road (4000 Block), west of Interstate 430 and
south of Brodie Creek, is requesting that the property be rezoned from "C-2"
Shopping Center District and "PCD" Planned Commercial District to "C-4" Open
Display District. The rezoning is proposed to allow for a future multi -lot commercial
development.
9
FILE NO.: Z-3371-FFF Cont.
The property is currently undeveloped, with portions of the overall property being
tree covered. Some site work was previously done on portions of the property in
preparation for future development. The PCD zoned portion, which represents
approximately one-half of the overall site, was previously approved for a mixed
shopping center, office and warehouse development.
The subject property is located in an area containing a mixture of zoning and uses.
Several auto dealerships, a drive-in restaurant, movie theatre and a large office
development are located to the south on properties zoned C-2, C-3 and C-4.
Floodway (zoned OS), undeveloped MF-12 zoned property, single family
residences and a large church development (POD) are located to the north. A
multifamily development, a large ranch, mobile home park and office/warehouse
development are located on properties zoned R-2, PD-R and POD to the west and
southwest. Undeveloped 0-2 zoned property is located across 1-430 to the east.
The City's Future Land Use Plan designates this property as "MOC" Mixed Office
and Commercial. The requested C-4 zoning will require an amendment to the land
use plan, from MOC to "C" Commercial. The plan amendment is a separate
application on this agenda.
Staff is supportive of the requested C-4 zoning. Staff views the request as
reasonable. The property is adjacent to two (2) auto dealerships and a drive-in
restaurant, which are C-4 permitted uses. Other auto dealerships are located
further south, at the southwest corner of 1-430 and Colonel Glenn Road. The
existing creek and wide floodway area separate this property from the more
restrictive zoned property to the north. Staff believes that C-4 zoning for this
property located along 1-430 will have no adverse impact on the surrounding
properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 11 ayes, 0 nays and 0 absent.
1.1