HomeMy WebLinkAboutZ-5097-L 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 Chenal
Valley Commercial Lot 1R
— PCD (Z-5097-L) located
at the southeast corner of
Highway 10 and Chenal
Parkway.
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 2.25 acre property
from "C-3" General Commercial District to "PCD"
Planned Commercial District to allow a two (2) lot
commercial development.
None
Approval of the Ordinance
The applicant is proposing to develop a 2.25 acre Lot
located at the southeast corner of Chenal Parkway and
Cantrell Road to allow for the construction of a coffee shop
on one (1) acre and additional commercial uses on the
remaining 1.25 acres. The property lies within the City's
Chenal Overlay District which requires PZD Zoning for lot
sizes less than two (2) acres. The applicant notes the lots
will share a private driveway along the south and east sides
connecting to Chenal Parkway and Cantrell Road. The
layout will utilize an existing driveway with no additional
curb cuts required.
BACKGROUND
CONTINUED
The applicant proposes to subdivide the 2.25 acres into two
(2) lots. The lots will be Lots IRA and 1RB, Chenal Valley
Commercial Addition.
The applicant is proposing the construct a 2,450 square foot
building on the west lot which will contain a coffee shop.
The applicant proposes 27 parking spaces for the coffee
shop. Typically, the City's Zoning Ordinance requires
24 parking spaces. Staff feels the parking is sufficient to
serve this use. The applicant proposes to construct a
8,400 square foot building on the eastern lot which includes
37 parking spaces. Typically, the City's Zoning Ordinance
requires 28 parking spaces. Staff feels the parking is
sufficient for this development.
The applicant is proposing C-3 permitted uses for both lots.
Only permitted C-3 uses will be allowed on Lot 1RB which
comply with the parking requirements as found in Section
36-502 of the Code.
The proposed buildings will be located over one -hundred
(100) feet back from the front (Cantrell Road) property line
and over fifty (50) feet back from the west (Chenal
Parkway) property line. The buildings will be located over
one -hundred (100) feet from the south (rear) property line
and the building on Lot 1RB will be located over thirty (30)
feet from the east side property line. Each building will be
located approximately ten (10) feet from the dividing side
property line between Lots IRA and 1RB. Section
36-346(d) typically requires a minimum side setback of
thirty (30) feet. Staff believes the proposed side setbacks
are reasonable. C-3 zoning typically requires no side
setback. The applicant notes that the buildings will not
exceed thirty-five (35) feet in height.
The applicant notes that the development will comply with
the City's minimum landscape and buffer requirements.
The applicant notes that all sight lighting will be low-level
and directed away from adjacent properties.
The applicant proposes a dumpster to be located in the
southern portion of the development that will serve both
buildings. The dumpster screening will comply with
Section 36-523 of the City's Zoning Ordinance.
2
BACKGROUND Any signage on the site must comply with the Highway 10
CONTINUED DOD standards as found in Section 36-343(f) of the Code.
The applicant provided responses and additional
information to all issues raised during staff s review of the
application. To staffs knowledge, there are no outstanding
issues.
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 PCD 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 PLANNED
COMMERCIAL DISTRICT TITLED CHENAL VALLEY
COMMERCIAL LOT 1R — PCD, LOCATED AT THE
SOUTHEAST CORNER OF HIGHWAY 10 AND CHENAL
PARKWAY (Z-5097-L), 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 C-3, General Commercial District, to PCD, Planned Commercial District:
Z-5097-L — Described as Lot 1R, Chenal Valley, Phase 2 Commercial,
an Addition to the City of Little Rock, 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 Chenal
Valley Commercial Lot 1 R — PCD, located at the southeast corner of Highway 10 and Chenal
Parkway (Z-5097-L) is conditioned upon obtaining final plan approval within the time
specified by Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances.
30 SECTION 4. That this Ordinance shall not take effect and be in full force until the
31 final plan approval.
Page 1 of 2
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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 AS TO FORM:
28 City Attorney
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APPROVED:
Mayor
Page 2 of 2
FILE NO.: Z-5097-L
NAME: Chenal Valley Commercial Lot 1 R — PCD
LOCATION: Southeast Corner of Highway 10 and Chenal Parkway
DEVELOPER:
Highway 10 Corner, LLC
1Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Highway 10 Corner, LLC
1Allied Drive, Suite 1500
Little Rock, AR 72202
SURVEYORIENGINEER'
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 2.25 acres
WARD: 5
CURRENT ZONING
VARIANCEIWAIVERS:
NUMBER OF LOTS: 2
PLANNING DISTRICT: 19
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.12
C-3 (General Commercial District)
None requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing rezone the property to PCD in order to develop a
2.25 acre. Lot located at the southeast corner of Chenal Parkway and Cantrell
Road to allow for the construction of a new coffee shop on one (1) acre and
additional commercial uses on the remaining 1.25 acres.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. Mixed commercial and office uses exist
in the general area along Cantrell Road.
FILE NO.: Z-5097-L Cont.
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. 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.
2. 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@ I i ttlerock.q ov 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 '/Z to 1 acre,
and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Enter : No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities to Central Arkansas Water for review.
Plan revisions may be required after additional review. Contact CAW regarding
procedures for installation of water facilities and/or fire service. Approval of
plans by the Arkansas Department of Health Engineering Division and the Little
Rock Fire Department is required.
3. 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
2
FILE NO.: Z-5097-L (Cont.
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.
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 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.
3
FILE NO.: Z-5097-L Cont.)
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
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
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
13105.2 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.
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 Plan: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
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FILE NO.: Z-5097-L(Cont.)
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. A portion of the property to the west is zoned R2. As a component of
all land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the property
line side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within the
landscape ordinance of the city, section 15-81.
4. 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. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
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. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. 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.
5
FILE NO.: Z-5097-L Cont.
Plannin Division: The request is in the Chenal Planning District. The Land Use
Plan shows Commercial (C) for the requested area. 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 application
is to rezone from C-3 (General Commercial District) to PCD (Planned Commercial
Development) District allow the tract to be divided into two smaller tracts for future
C-3 commercial development. The site is within the Highway 10 Design Overlay
District.
Surrounding the application area, the Land Use Plan shows Commercial (C) in all
directions. 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., To the south and east is a branch bank and Walmart
Supercenter. This land is zoned C-3 (General Commercial District). To the north,
across Cantrell Road, is a strip commercial center with drive -through restaurant
and a power substation. The commercial development is zoned PCD (Planned
Commercial Development) District and the power substation is zoned R-2 (Single
Family District). To the west, across Chenal Parkway, is a vacant wooded tract
zoned C-3 (General Commercial District).
Master Street Plan: To the north is Cantrell Road and to the west is Chenal
Parkway. Both are 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 and Chenal
Parkway since they are a Principal Arterial. These streets 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 and along
Chenal Parkway. A Bike Path is to be a paved path physically separated 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 is proposing to develop a 2.25 acre Lot located at the southeast
corner of Chenal Parkway and Cantrell Road to allow for the construction of a
coffee shop on one (1) acre and additional commercial uses on the remaining 1.25
acres. The property lies within the City's Chenal Overlay District which requires
PZD Zoning for lot sizes less than two (2) acres. The applicant notes the lots will
share a private driveway along the south and east sides connecting to Chenal
Parkway and Cantrell Road. The layout will utilize an existing driveway with no
additional curb cuts required.
6
LE NO.: Z-5097-L
The applicant proposes to subdivide the 2.25 acres into two (2) lots. The lots will
be Lots 1 RA and 1 RB, Chenal Valley Commercial Addition.
The applicant is proposing the construct a 2,450 square foot building on the west
lot which will contain a coffee shop. The applicant proposes 27 parking spaces for
the coffee shop. Typically, the City's Zoning Ordinance requires 24 parking spaces.
Staff feels the parking is sufficient to serve this use. The applicant proposes to
construct a 8,400 square foot building on the eastern lot which includes 37 parking
spaces. Typically, the City's Zoning Ordinance requires 28 parking spaces. Staff
feels the parking is sufficient for this development.
The applicant is proposing C-3 permitted uses for both lots. Only permitted C-3
uses will be allowed on Lot 1 RB which comply with the parking requirements as
found in Section 36-502 of the Code.
The proposed buildings will be located over one -hundred (100) feet back from the
front (Cantrell Road) property line and over fifty (50) feet back from the west
(Chenal Parkway) property line. The buildings will be located over one -hundred
(100) feet from the south (rear) property line and the building on Lot 1 RB will be
located over thirty (30) feet from the east side property line. Each building will be
located approximately ten (10) feet from the dividing side property line between
Lots 1 RA and 1 RB. Section 36-346(d) typically requires a minimum side setback
of thirty (30) feet. Staff believes the proposed side setbacks are reasonable. C-3
zoning typically requires no side setback. The applicant notes that the buildings
will not exceed thirty-five (35) feet in height.
The applicant notes that the development will comply with the City's minimum
landscape and buffer requirements.
The applicant notes that all sight lighting will be low-level and directed away from
adjacent properties.
The applicant proposes a dumpster to be located in the southern portion of the
development that will serve both buildings. The dumpster screening will comply
with Section 36-523 of the City's Zoning Ordinance.
Any signage on the site must comply with the Highway 10 DOD standards as found
in Section 36-343(f) of the Code.
The applicant provided responses and additional information to all issues raised
during staffs review of the application. To staffs knowledge, there are no
outstanding issues.
Staff is supportive of the requested PCD zoning to allow for a two -lot commercial
development with C-3 uses and parking located on the southeast corner of Chenal
Parkway and Cantrell Road. Staff views the request is reasonable. The property is
7
FILE NO.: Z-5097-L (Cont.
currently zoned C-3. The PCD rezoning is required only because the lot sizes
proposed are less than two (2) acres and the interior side setbacks do not conform
to the Highway 10 DOD. Staff feels that the development will not be out of
character with the overall area. Staff believes that the proposed PCD zoning will
have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning to allow for a two -lot
commercial development, 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: (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:3