HomeMy WebLinkAboutZ-9641 PC Action Letter - Deferred to April 031622Department 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
March 16, 2022
Jess Griffin
Jess Griffin Engineers
11719 Hinson Road, Ste. 130
Little Rock, AR 72210
Re: File No. Z-9641
SOTO — PCD; located at 14616 Baseline Road
Dear Mr. Griffin:
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
March 10, 2022:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
X Deferred to the April 14, 2022 Meeting.
Other:
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfull ,
❑ me Moo e
Development Administrator
March 10, 2022
M NO.:
NAME: SOTO — PCD
LOCATION: 14616 Baseline Road
DEVELOPER:
Gracie Soto
8912 Stagecoach Road, Suite 10
Little Rock, AR 72210
(501) 407-0365
OWNER/AUTHORIZED AGENT:
Gracie Soto (Owner)
Jess Griffin (Agent)
Griffin Engineering
11719 Hinson Road, Suite 130
Little Rock, AR 72212
(501) 690-3456
SURVEYORIENGINEER:
Jess Griffin (Agent)
Griffin Engineering
11719 Hinson Road, Suite 130
Little Rock, AR 72212
(501) 690-3456
AREA: 3.1 acres
WARD: NIA
CURRENT ZONING
VARIANCEIWAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 17
R-2
No Variances Requested.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
FILE NO.: Z-9641
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.21
The applicant proposes to rezone 3.10 acres from "R-2" Residential to "PCD"
Planned Commercial District to allow the development of a mixed commercial
development.
March 10, 2022
ITEM NO.: A Cont. FILE NO.: Z-9641
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly tree covered with access to
Baseline Road along the south property line and Gregory Road along the east
property line. Existing residential dwellings in R-2 zoned tracts border the west
perimeter of the property with additional undeveloped R-2 zoned property
bordering the north perimeter. The property contains very little slope and is mostly
level. The property is located just outside the Little Rock City limits but within the
City's Extraterritorial Zoning Jurisdiction.
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. Reduce two driveway entrances as show on the plan to one driveway on
Gregory Rd. per City Rev. Code Sec. 31-210. A variance approval is required
for more than one driveway on Gregory Rd.
2. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e).
3. Provide a drainage study showing drainage calculations for the 24hr 25yr and
24hr 100yr storm events.
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 permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual. Contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or Permits _ littlerock.gvv 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 '/z 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. Provide proposed driveway widths.
7. Baseline Road is shown as a Principal Arterial with a right of way of 110 feet.
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March 10, 2022
ITEM NO.: A(Cont.)FILE NO.: Z-9641
8. Boundary Street improvements are required for Baseline Rd per master street
plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter_qy,. 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.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. The
facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's material and construction
specifications and installation will be inspected by an engineer, licensed to practice
in the State of Arkansas. Execution of Customer Owned Line Agreement is
required.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Fire Department
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix ❑
of the 2012 Arkansas Fire Prevention Cede 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.
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March 10, 2022
ITEM NO.: A Cont. FILE NO.: Z-9641
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 laving 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 Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
13105.1 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 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.
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March 10, 2022
ITEM NO.: A Cont. FILE NO.: Z-9641
13105.3 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.
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:
County Plan: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements and the requirements of the Central High
Neighborhood Overlay District.
2. 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. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Crystal Valley Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. 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
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March 10, 2022
ITEM NO.: A(Cont.)FILE NO.: Z-9641
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to rezone from R-2 (Single Family District)
to PCD (Planned Commercial Development) District allow for the development of
office/warehouse development on the site. If this application is approved by the
Board of Directors, a review of the Land Use Plan for this vicinity should be
undertaken by the Plans Committee.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions. 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 remains less than 6 units per acre. To the south, across Baseline
Road, is a developed single-family subdivision. The land is zoned R-2 (single
Family District). The areas to the north and west of the site are larger tracts with
single-family houses, zoned R-2 (Single Family District) and outside of the City
Limits. The land to the east, across Gregory Road, is also larger tracts with single-
family houses zoned R-2 and outside the City Limits.
Master Street Plan: To the south is Baseline Road, shown as a Principal Arterial
on the Master Street Plan. To the east is Gregory Road and it is a Local Street 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 Baseline Road since it is a Principal Arterial. 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". These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
The applicant proposes to rezone 3.10 acres from "R-2" Residential to "PCD"
Planned Commercial District to allow a mixed commercial development. The
property is located just outside the Little Rock City limits but within the City's
Extraterritorial Zoning Jurisdiction.
The rezoning request is to allow a one (1) lot development to include a two story
18,900 square foot mixed use building with the proposed uses as follows:
C
March 10, 2022
ITEM NO. A (Cont-)FILE NO.. Z-9641
"We are requesting all office uses and conditional uses. The building
will be 2-story with 1st floor office and 2nd floor Residential. 1st
floor - The owner currently has two businesses that will occupy this
location: an insurance agency (3,000 SF) and a tax service
(3,000 SF). She is looking at possibly having an eating place, a
beauty shop, a realty office, and a contractor office. 2nd floor - There
will be 18,900 SF of residential with no more than 18 units."
The proposed office building will be centrally located on the lot with paved parking
and internal access drives connecting to Baseline Road and Gregory Road. The
building will be located 85 feet from the (south) property line at Baseline Road and
60 feet from the (east) property line along Gregory Road. The building will be
located 59 feet from the north property line and 96 feet from the west property line.
The applicant notes that the building will have a maximum height of 35 feet. The
applicant also notes that the building's exterior fagade construction will consist of
a combination of brick, stone, glass, and metal siding panels.
The proposed site plan shows one (1) paved access drive connecting to Baseline
Road at the southwest corner of the property and a paved access drive located at
the northeast corner of the property connecting to Gregory Road. The internal
drives allow access to all sides of the building and parking areas.
The proposed site plan shows a total of 101 off-street paved parking spaces. The
City's Zoning Ordinance would typically require 90 parking spaces for this
proposed mixed -use development. The proposed number of parking spaces
should be sufficient to serve the proposed buildings.
The proposed site plan shows one (1) dumpster located to the northwest of the
building. The applicant notes that the dumpster areas will be screened as per
ordinance requirements.
All site lighting will be low level and directed away from adjacent properties.
The site plan shows a ground mounted monument sign near the Baseline Road
access drive. All signage on the property will comply with Section 36-553 of the
zoning ordinance.
The applicant notes on the site plan that enhanced buffers will be along the west
and north perimeters of the property with a detention pond located at the southwest
corner of the property along the Baseline Road frontage.
The applicant provided responses and additional information to all issue raised
during staffs review of the application The applicant requested no variances with
the proposed PCD.
7
March 10, 2022
ITEM NO.: A Cont. FILE NO.: Z-9641
Staff does not support the requested PCD rezoning. Staff does not believe the
request is reasonable. Staff believes the proposed development is too intense for
this site. The property is designated as "RL" Low Density Residential by the City's
Future Land Use Plan and is located at the intersection of Baseline Road and
Gregory Road, a local/residential street which serves only single-family residences
and dead -ins approximately 1,296 feet to the north. Additionally, the property is
located adjacent to R-2 zoned property to the west and east across Gregory Road.
The property across Baseline Road to the south contains single family residences
along with an area of MF-24 multi -family zoned properties to the southeast. Staff
believes that a less intense residential development will be most appropriate for
this property.
STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for deferral to the April 14, 2022 agenda. By a
vote of 7 for, 0 against, 3 absent, and 1 vacant position the consent deferral was
approved.
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