HomeMy WebLinkAboutZ-9480-B BOD Staff ReportOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 15, 2022 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled
Integrated Psych Solutions
— Revised POD (Z-9480-B)
located at 218 N. McKinley
Street.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 0.31 acre property
from "POD" Planned Office District to Revised POD to
allow a larger two-story addition to the existing structure
than was previously approved.
I None
Approval of the Ordinance
The applicant proposes to revise the previously approved
POD zoning for the property at 218 North McKinley Street
in order to reconfigure the two-story addition (which has
been partially constructed) to the rear of the existing
building.
The site is located at 218 North McKinley Street adjacent
to the Midtown Overlay District which includes multiple
large scale commercial developments.
BACKGROUND
CONTINUED
The building addition originally approved was a 24 foot by
33-foot (792 square foot) addition. The originally approved
addition had a rear setback of 10 feet, and side setbacks of
over 15 feet. The height of the building addition was not
discussed with the POD approved. However, the underlying
R-2 zoning allows a maximum building height of 35 feet.
The applicant constructed an addition to the rear of the
building with an area of 24 feet by 54 feet (1,303 square
foot). The proposed building addition will be set back
7 feet - 4 inches from the south side property line and
24 feet - 8 inches from the north side property line and
10 feet from the west property line.
The applicant is proposing that the revised addition
maintain the two (2) levels of interior height. The proposed
addition will be approximately 22 feet in height, as
measured from the finished floor to mid -point of the roof
slope. The overall height of the addition, from finished floor
to roof peak, will be 25 feet - 5 inches.
The applicant is proposing the larger footprint and a revised
roof plan for the addition. The proposal includes revising
the roof to a shed type (lean to) configuration which will
lower the west eave height from 20 feet to 12 feet and the
ridge height to 25 feet. To maintain the square footage
desired in the second -floor footprint the new interior space
will be shifted east above the existing dwelling along with
a reconfiguration of the existing structure's roof. The
revised height of the proposed addition eliminates the row
of second floor windows which existed with the previous
proposal. All other aspects and conditions of the original
approval shall remain in full effect.
The applicant proposes to provide a new eleven (11) car
paved parking area at the east side of the structure with an
access drive connecting to McKinley Street. Staff believes
the proposed parking will be sufficient. No On -street
parking is allowed on McKinley Street. The parking area
will be linked to the structures by a new concrete walk and
accessible ramp at the south end of the building.
No dumpster is proposed for the site and trash collection
will be collected using standard City of Little Rock garbage
collection.
2
BACKGROUND There applicant is proposing future signage at the east
CONTINUED perimeter of the parking area bordering McKinley Street.
All signage must comply with Section 36-553 of the City's
Ordinance Code.
Any site lighting must be low-level and directed away from
the adjacent properties and must conform to all previously
approved conditions.
On February 10, 2022, the Planning Commission voted
10 ayes, 0 noes, 0 absent and 1 open position, as part of the
Consent Agenda, to approve the Revised POD 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.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A REVISED PLANNED
OFFICE DISTRICT TITLED INTEGRATED PSYCH
SOLUTIONS — REVISED POD, LOCATED AT 218 N. MCKINLEY
STREET (Z-9480-B), CITY OF LITTLE ROCK, PULASKI
COUNTY, ARKANSAS, AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF LITTLE ROCK; AND FOR OTHER
PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from POD, Planned Office District, to Revised POD, Planned Office District:
Z-9480-B — Described as a piece of land 87.5 feet North to South by 150
feet East to West commencing at a point 15 feet West and 490 feet South
from the NE comer of the W1/2 of the N1/2 of the NE1/4 Section 1,
Township 1 North, Range 13 West; thence running South 87.5 feet;
thence West 150 feet; thence North 87.5 feet; thence East 150 feet to the
point of beginning, all in the W1/2 of the N1/2 of the NE1/4 Section 1,
Township 1 North, Range 13 West, in the City of Little Rock, Pulaski
County, Arkansas.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended to the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Integrated
Psych Solutions — Revised POD, located at the 218 N. McKinley Street (Z-9480-B) is
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conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article
VII, Section 36-454 (e) of the Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in Section
1 hereof.
SECTION 6. 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 7. Repealed. 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:
Mayor
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1 APPROVED AS TO FORM:
5 City Attorney
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FILE NO.: Z-9480-B
NAME: Integrated Psych Solutions — Revised POD
LOCATION: 218 North McKinley Street
DEVELOPER:
Excellent Properties, LLC (Jennifer Anderson)
2300 North Rodney Parham
Little Rock, AR 72212
(501) 231-7012
OWNER/AUTHORIZED AGENT:
Jennifer Anderson
2300 North Rodney Parham
Little Rock, AR 72212
(501) 231-7012
SURVEYORIENGINEER:
Ashley Bice
Griffin Engineering
2200 Rodney Parham Road
Little Rock, AR 72212
(501) 221-7880
AREA: .31 acres
WARD: 3
CURRENT ZONING:
VARIANCENVAIVERS
BACKGROUND:
NUMBER OF LOTS. 1
PLANNING DISTRICT: 3
M■
No variances requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 21.04
On February 4, 2020, the Board of Directors passed Ordinance No. 21, 834, rezoning this
property from R-2 to POD. The rezoning was approved to use the existing building as a
professional therapist's office and counseling office. The existing structure is 1,383
square feet in area and one (1) story in height. The approved POD zoning included the
following:
FILE NO.: Z-9480-B (Cont.)
Phase I - construction of new parking and driveway in the front yard area and remodel of
existing structure to accommodate the office use.
• Phase II - construction of a 24 foot by 33 foot addition to the rear of the structure.
• Sidewalk construction along N. McKinley was deferred until Phase II construction.
Building height for the Phase II addition was not discussed with the POD approval.
The property owner recently remodeling the existing building and construction of the
Phase II addition. Construction of the Phase II building addition was increased from the
24 feet by 33 feet approved footprint to 24 feet by 54 feet area. The building addition also
has a height of two (2) stories.
The applicant was informed by staff that the larger building addition would need to go
back to the Planning Commission for approval of a Revised POD, prior to the applicant
beginning construction.
A stop -work order was issued to the property owner to cease construction of the building
addition. The applicant was allowed to proceed with the remodeling of the existing
structure and construction of the parking lot and driveway.
On August 12, 2021, the Planning Commission approved the Revised POD to allow a
larger (2) story addition with a maximum height of 35 feet. The approval also included
setbacks of 10 feet at the west property line with planting of evergreen trees, and omission
of any exterior lighting at the fagade of the structure.
On September 21, 2021, the Board of Directors denied the Revised — POD request.
A. PROPOSAL /REQUESTIAPPLICANT'S STATEMENT:
The applicant proposes to revise the previously approved POD for the property at
218 North McKinley Street to construct the larger two-story building addition to the
existing structure, revising the roof line and height of the proposed addition.
B. EXISTING CONDITIONS:
The existing structure on the site is in the process of being remodeled. A two-story
addition to the rear of the existing structure was recently started and is partially
finished.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
2
FILE NO.: Z-9480-B Cont.
D. ENGINEERING COMMENTS:
1. All driveways shall be concrete aprons per City Ordinance.
2. Due to the proposed use of the property, the Master Street Plan specifies that
McKinley Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent McKinley St. in accordance with Sec. 31-175 of the Little Rock Code
and the Master Street Plan.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway should not
exceed 24 feet. Driveway spacing on commercial streets is 250 ft between
driveways and 125 ft from the side property line. A driveway variance must be
requested for the 2nd driveway. The current driveway is about 150 ft from the
existing driveway to the south.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authori : Sewer available on this site.
Enter : No comments received.
CenterPoint Energy: No comments received.
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.
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
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FILE NO.: Z-9480-B Cont.
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.
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.
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 0104.1 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 0104.2 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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODESILANDSCAPE:
Building Code: No comments received.
n
FILE NO.: Z-9480-B (Cont.)
Landsca e:
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 less than nine (9) feet. The average depth of the lot is approximately
150 linear feet.
3. 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.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide
trees with an average linear spacing of not less than thirty (30) feet within the
perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30)
linear feet of perimeter planting strip.
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These 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. An irrigation system shall be required for developments of one (1) acre or
larger.
For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of all plant material if an automatic irrigation system
is not provided.
7. 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. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning 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 a revision to an existing
POD (Planned Commercial Development) District to allow a larger expansion area
for the office use.
5
FILE NO.: Z-9480-B Cont.)
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the west and north. Suburban Office (SO) use is to the south of the
site. Commercial (C) is on the Plan to the east. To the northeast the Plan shows
Mixed Use (MX). 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. The area is an existing developed single-
family platted neighborhood. 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. There are two professional office uses on this land. 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. This area is
the Park Plaza Mall. 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. There is an office tower, apartment towner, rehab facility and office/retail
building within the MX area.
Master Street Plan: To the east is McKinley Street, it is a Local Street on the
Master Street Plan. The primary function of Local Streets is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as "Commercial Streets".
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 III Bike Route shown on McKinley Street. Bike
Routes require no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
H. ANALYSIS:
The applicant proposes to revise the previously approved POD zoning for the
property at 218 North McKinley Street in order to reconfigure the two-story addition
(which has been partially constructed) to the rear of the existing building.
The site is located at 218 North McKinley Street adjacent to the Midtown Overlay
District which includes multiple large scale commercial developments.
The building addition originally approved was a 24 foot by 33-foot (792 square foot)
addition. The originally approved addition had a rear setback of 10 feet, and side
setbacks of over 15 feet. The height of the building addition was not discussed with
the POD approved. However, the underlying R-2 zoning allows a maximum
building height of 35 feet.
FILE NO.: Z-9480-B (Cont.l
The applicant constructed an addition to the rear of the building with an area of
24 feet by 54 feet (1,303 square foot). The proposed building addition will be set
back 7 feet - 4 inches from the south side property line and 24 feet - 8 inches from
the north side property line and 10 feet from the west property line.
The applicant is proposing that the revised addition maintain the two (2) levels of
interior height. The proposed addition will be approximately 22 feet in height, as
measured from the finished floor to mid -point of the roof slope. The overall height
of the addition, from finished floor to roof peak, will be 25 feet - 5 inches.
The applicant is proposing the larger footprint and a revised roof plan for the
addition. The proposal includes revising the roof to a shed type (lean to)
configuration which will lower the west eave height from 20 feet to 12 feet and the
ridge height to 25 feet. To maintain the square footage desired in the second -floor
footprint the new interior space will be shifted east above the existing dwelling
along with a reconfiguration of the existing structure's roof. The revised height of
the proposed addition eliminates the row of second floor windows which existed
with the previous proposal. All other aspects and conditions of the original
approval shall remain in full effect.
The applicant proposes to provide a new eleven (11) car paved parking area at the
east side of the structure with an access drive connecting to McKinley Street. Staff
believes the proposed parking will be sufficient. No On -street parking is allowed
on McKinley Street. The parking area will be linked to the structures by a new
concrete walk and accessible ramp at the south end of the building.
No dumpster is proposed for the site and trash collection will be collected using
standard City of Little Rock garbage collection.
There applicant is proposing future signage at the east perimeter of the parking
area bordering McKinley Street. All signage must comply with Section 36-553 of
the City's Ordinance Code.
Any site lighting must be low-level and directed away from the adjacent properties
and must conform to all previously approved conditions.
Staff is supportive of the requested revised POD to allow the larger two-story
building addition with reconfigured roof line and interior space. Staff views the
request as reasonable. Staff believes the building addition with the inclusion of the
removal of second floor windows along the west elevation, lowered eave heights,
reconfigured roof line, required setbacks and utilization of buffers will have no
adverse impact on the adjacent residential properties or the general area.
7
FILE NO.: Z-9480-B Cvnt.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised POD 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.
Staff also recommends that building addition have no exterior lighting.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
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 10 ayes, 0 nays and 1 open position.
E