HomeMy WebLinkAboutPC Action Letter - Denied As Submitted 030222Department of Planning and Development Planning
723 West Markham Street
Little Rock, Arkansas 72201-1334 Development
Phone: (501)371-4790 Fax: (501)371-4546 Building Codes
February 16, 2022
Bartlett Architecture
Marcus McNeice
603 Hwy. 5 North
Benton, AR 72019
Re: File No. Z-9640
PB General Holdings — PD-C
Dear Mr. McNeice:
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
February 10, 2022:
X
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfully,
Monte Moore
Development Administrator
February 10, 2022
ITEM NO.: E FILE NO.: Z-9640
NAME: PB General Holdings — PD-C
LOCATION: 1105 Fair Park Blvd.
DEVELOPER:
PB General Holdings, LLC
1 Remington Drive, Suite 100
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Blew & Associates, P.A.
6511 Heilman Court
North Little Rock, AR 72118
SURVEYOR/ENGINEER:
Blew & Associates, P.A.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 1.00 acre
WARD: 2
CURRENT ZONING
NUMBER OF LOTS: 1
PLANNING DISTRICT: 9
FT. NEW STREET: 0 LF
CENSUS TRACT: 18
R-3 (Single-family Residential District)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a rezoning from R-3, Single-family District to PD-C,
Planned District — Commercial, to allow the development of three (3) tracts totaling
approximately 1.0 acre on the southeast corner of Fair Park Blvd. and W. 11tn
Street, to allow for the development of a 9,100 square foot general merchandise
retail store.
February 10, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9640
B. EXISTING CONDITIONS:
The site is undeveloped and includes several mature trees located primarily on Lot
1 and sparsely on Lot 2 and Lot 3. A single-family residence previously located on
the southeast corner of Fair Park Blvd. and W. 11th Street has been demolished.
There is an existing driveway apron located on the southwest corner of S. Tyler
Street and W. 11th Street. North of the site includes a mixture of residential and
commercial uses and zoning. Properties to the south, east and west include a
mixture of commercial and office uses and zoning.
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. W. 11th Street is classified as a local street per Master Street Plan. Boundary
street improvements are required for this development. Per City Rev. Code
Section 30-281, boundary street improvements shall include, but not be 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. Per City Rev. Code Section 31-210, proposed driveway widths exceed
maximum allowed. A variance request will be needed to implement proposed
driveways as shown on the site plan.
3. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e).
4. Any work involving one (1) or more acres of disturbed area requires 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.
5. A grading permit must be obtained prior to initiation of work. Grading Permit
applications are found at httios://www.littlerock.-gov/city-adminstration/city-
deartmentsl ublic-works/a lications-details-and-manuals/. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans and soil
loss calculations. Contact Planning and Development Dept., Civil
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February 10, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9640
Engineering Private Development at 501-371-4817 or at 501-918-5348 or
Permitsn,littlerock.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 '/2 acre, $200.00 for to 1 acre, and $200.00 for the first acre and
$100.00 for each additional acre for project greater than 1 acre.
6. Retaining walls 4 feet or more in height, measured from the bottom of the
footing/leveling layer, will require plan and profile sheets, retaining wall design
calculations, and an engineer's certification found on the City of Little Rock's
website htt s://www.littlerock. ov/cit-adminstrationlcit -de artmentsf ublic-
worksfapplications-details-and-man uals/.
7. Provide a drainage study with detailed drainage calculations for the site
including all stormwater detention and conveyance facilities.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter : No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section 10103.2 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.
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February 10, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9640
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 13104.1 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 13104.2 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.
13104.3 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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
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February 10, 2022
ITEM NO.: E Cont. FILE NO.' Z-9640
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half ('/2) the full width requirement but in
no case be less than nine (9) feet.
The street buffers are deficient. The property is approximately 130 feet in
width. A minimum 7.8-foot buffer is required adjacent to the W. 11th Street
right-of-way.
The property is approximately 275- feet in length. A minimum 16.5-foot
buffer is required adjacent to the S Tyler Street right-of-way.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. A twenty-five (25)
percent reduction of the landscape provisions can be taken for developments
within mature areas. In these areas it is allowable for perimeter planting strips
to be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3)
shrubs or vines shall be planted for every thirty (30) linear feet of perimeter
planting strip.
The north perimeter landscape strip adjacent to the W. 11th Street right-
of-way is deficient.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4)
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
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February 10, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9640
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANS PORTATIONIPLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the Chenal District. The Land Use Plan
shows Suburban Office (SO) for the requested area. 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. The application is to rezone from R-2 (Single
Family District) to PDC (Planned Development Commercial) District to allow for
the development of a carwash on the site. The application area is within the
Highway 10 Design Overlay District. If this application is approved by the Board
of Directors, a review of the Land Use Plan in this vicinity should be conducted by
the Plans Committee.
Surrounding the application area, the Land Use Plan shows Suburban Office (SO)
to the west and south. Mixed Use (MX) is shown beyond the SO to the west with
Residential High Density (RH) beyond the SO to the south. Commercial (C) is
shown on the Land Use Plan to the east of the application area. Across Cantrell
Road to the northeast is Commercial, to the northwest is Mixed Use and
immediately north is Public Institutional (PI). 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. The areas
shown for Suburban Office currently have single-family houses on them. The
Mixed Use (MX) category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of the three. The area shown
for Mixed Use both south and north of Cantrell Road (west of the application area)
has restaurants, a daycare, liquor store single-family house and auto related retail.
The Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre. This property is
developed with an apartment complex (The Ridge at Chenal Valley Apartments).
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 tract east of the application area has a single-family house on it with
C-3, General Commercial District zoning. The property north of Cantrell Road is
partially developed with a midrise tower, corporate banking headquarters. Multiple
A
February 10, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9640
additional buildings with both office and commercial uses are planned for this site,
which extends on to lands shown as Public Institutional (former church site).
Master Street Plan: The north is Cantrell Road, shown as a Principal Arterial on
the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Cantrell Road since it is a Principal 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 I Bike Path is shown along Cantrell Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine -foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
H. ANALYSIS:
The applicant proposes to rezone the one (1) acre property located at 1105 Fair
Park Boulevard from "R-Y Single-family to "PD-C" Planned District — Commercial.
The property is located at the southeast corner of Fair Park Boulevard and W. 11th
Street. The rezoning is requested to allow for a single building general
merchandise retail development.
The applicant proposes to develop a 9,100 square feet general merchandise retail
store on approximately one (1) acre. The proposed building will be located over
40 feet from the front (north) property line, 4.33 feet from the rear (south) property
line, 16.6 feet from the west side property line and over 80 feet from the east side
property line. The applicant has provided and requests approval of a plat
combining three (3) parcels into one commercial lot. Proposed access to the site
will be from one (1) 45 feet wide driveway along W. 11th Street and a second
access via one (1) 36 feet wide driveway along S. Tyler Street. The applicant
does not propose any access to the site from Fair Park Boulevard. The site will be
developed in one (1) phase.
The applicant is proposing thirty (30) parking spaces on the north and east sides
of the proposed building. A minimum of 22 parking spaces is typically required by
the City's Zoning Ordinance. Staff believes the proposed parking will be sufficient
to serve the proposed development. All parking must comply with ADA standards.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
7
February 10, 2022
ITEM NO.: E Cont.) FILE NO.: Z-9640
The applicant proposes a 3.5 foot tall retaining wall along the north, west and south
property lines not including access from West 11th Street. No retaining wall is
proposed along the east property line along S. Tyler Street.
The applicant notes a 6.9 foot street buffer adjacent to the W. 11th Street right-of-
way. Typically a 7.8 foot buffer is required by Code adjacent to the 11th Street
right-of-way.
A dumpster is located in the eastern portion of the property fronting S. Tyler Street.
All screening must comply with Section 36-523(d) of the City's Zoning Ordinance.
Any signage located on the site must conform to Section 36-555 of the City's
Zoning Ordinance.
Staff is supportive of the requested PD-C zoning to allow the proposed commercial
development. Staff views the request as reasonable. To staffs knowledge, there
are no outstanding issues associated with this application. Staff feels the
development of the site is appropriate. The proposed commercial use will be
compatible with the surrounding properties. A mixture of commercial zoning and
uses exists to the south, southeast and southwest along W. 12th Street.
Commercial zoning and a large church development is located across Fair Park
Boulevard to the west. Office zoning is located to the east across S. Tyler Street.
Single-family residences are located across W. 11th Street to the north. A full
service grocery store (Target) is located within one (1) mile (walking distance) of
this site. The City's Future Land Use Plan designates this area to the north as
"MV Mixed Use, which can include future office and commercial uses.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C 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: (DECEMBER 9, 2021)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
January 13, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 9 ayes, 0 nays and 2 absent.
I
February 10, 2022
ITEM NO.: E Cont. FILE NO.: Z-9640
PLANNING COMMiSSIGN ACTION: (FEBRUARY 10, 2022)
The applicant was present. There were persons registered in opposition. Staff presented
the item and a recommendation for approval as outlined in the "staff recommendation"
above. The applicant deferred to the registered opposition.
Eric Gilmore addressed the Commission in opposition to the application. He expressed
concerns regarding the lack of availability of fresh produce and other healthy food options
being available in dollar stores south of 1-630, the impact dollar stores resulting in the
driving out grocery stores and the tendency of dollar stores being located in food deserts.
Ingrid Green, President of the University District Neighborhood Association (UDNA),
addressed the Commission in opposition to the application. She expressed concerns
regarding referenced US Census data identifying the percentage of dollar stores in
communities populated by persons of color and the City's Land Use Plan. She expressed
she does not oppose development, other business in the area that a good fit and future
developments the neighborhood deems a good fit.
Paxton Singleton was present, representing the application. He stated the proposed
Dollar General will include approximately sixteen (16) square feet of fresh produce and
coolers containing healthy food options. He also mentioned Dollar General has scaled
up the availability of fresh produce in its stores in general, how prices are more reasonable
than area grocery and drug stores and how Dollar General Stores are expanding fresh
produce at a higher rate than grocery stores. He also referenced how USDA data
supports his comments.
The Commission asked a question regarding the sixteen (16) square feet dedicated to
fresh produce planned for this Dollar General and how competitive Dollar General's
store prices are versus grocery stores. The applicant replied that approximately sixteen
(16) square feet of the store space will be dedicated to fresh fruits and vegetables and
stated that in general dollar store prices are more economical than similar items
found in grocery stores.
The Commission noted to the applicant that most Dollar General stores are located
south of 1-630 look nice when built but degrade over time and the often the stores
are over stocked and under staffed. The applicant stated this Dollar General will have
adequate staff.
The Commission asked the applicant to provide a ratio of healthy foods versus processed
foods. The applicant stated that data was not present at this time but noted the same
items sold in Dollar General Stores are also sold in grocery stores both providing healthy
and unhealthy food options. He also stated Dollar General consults with nutritionist to
help accomplish providing healthy food options within its stores.
iJ
February 10, 2022
ITEM NO.: E (Cont.) FILE NO., Z-9640
There was general discussion regarding the proximity of full -service grocery stores
present within a mile or less radius and due to the route selected makes it challenging
depending on the location of the nearest full -service grocery store; the round trip may
take an hour or more further increasing the challenge from residents in the area
purchasing healthy food items.
The Commission asked Mr. Berthy if he was an Arkansas resident or and representative
for Dollar General? He replied he was not a resident of the State.
The Commission asked the applicant questions regarding the number of employees
during any given day and time. The applicant replied the store will have adequate
employees for normal operation of the store including the presence of daily and hourly
employees.
The Commission asked if Dollar General have applied for Alcohol permits. The
applicant replied they were limited to alcohol sales based on proximity to schools and
churches within the area.
There was a motion to approve the application including all comments and
recommendations by staff. The motion was seconded. The vote was 2 ayes, 8 nays,
and 1 open position. The application was denied.
10