HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 061522Department of Planning and Development Planning
723 West Markham Street Development
Little Rock, Arkansas 72201-1334
Phone: (501 )371-4790 Fax: (501 )399-3435 Building Codes
June 15, 2022
National Properties Holdings, LLC
Michael Love
PO Box 17386
Little Rock, AR 72222
Re: File No. Z-5224-L
National Properties Holdings, LLC — Revised PCD
Dear Mr. Love:
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 June 9, 2022:
Approved with conditions.
X Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for July 19, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12t" Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Res*one
ectfully,
ore
Development Administrator
June 9, 2022
ITEM NO.: 7 FILE NO.: Z-5224-L
NAME: National Property Holdings, LLC — Revised PCD
LOCATION: 18406 Cantrell Road
DEVELOPER:
Michael Love
PO Box 17386
Little Rock, AR 72222
OWNERIAUTHORIZED AGENT:
National Property Holdings, LLC
18406 Cantrell Road
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Jones Surveying, Incorporated
37027 Highway 300
Roland, AR 72135
AREA: 0.337 acre
WARD: 5
CURRENT ZONING:
VARIANCEMAIVERS:
BACKGROUND:
NUMBER OF LOTS: 2
PLANNING DISTRICT: 20
PCD
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.05
On February 6, 1990 Ordinance No. 15,813 was and passed by the Board of Directors of
the City of Little Rock. At that time this property was zoned PCD to recognize an existing
service station/auto repair use.
On February 23, 2021 Ordinance No. 21,961 was passed by the Board of Directors of the
City of Little Rock. The ordinance revised the previous planned development in order to
renovate the existing building and parking, and to allow C-3 permitted uses for the
June 9, 2022
ITEM NO.: 7 Cont. FILE NO.: Z-5224-L
property. Only the C-3 permitted uses are allowed where the existing parking is sufficient
to meet minimum ordinance requirements.
A. PROP OSAUREQUESTIAPPLICAN T'S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to
include a 0.135 acre parcel to allow for the construction of a new parking lot to
create nine (9) additional parking spaces bringing the total number of parking
spaces to twenty-one (21) for the site. All other aspects of the previously
approved PCD will remain unchanged.
B. EXISTING CONDITIONS:
The site lies within the Highway 10 Design Overlay District. The area north of the
site contains both office and commercial uses and zoning. A single-family lot lies
immediately east of the site followed by additional PCD's (Planned Commercial
Developments) along the corridor. Properties to the south and to the west contain
a mixture of planned developments, office and single-family uses and zoning.
C. NEIGHBORHOOD NOTIFICATIONS:
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:
A. A grading permit might be required 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 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 littierock. 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.
B. If a grading permit is not required for the proposed site work, all construction
work must include appropriate drainage and erosion control measures (i.e.,
silt fencing, mulching hydra -seeding, etc.) to protect the municipal storm
water drainage system and neighboring properties from sediment runoff.
New development may be subject to inspections for compliance.
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June 9, 2022
ITEM NO,: 7 (Cont.) FILE NO.: Z-5224-L
C. 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.
D. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
E. For the required, final drainage report, sign, date, and seal the report per AR
State Board of Professional Engineers and Professional Surveyors rules
Article 12, Section B (1) (a).
F. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
G. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
H. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
I. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
J. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
K. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
L. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
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June 9, 2022
ITEM NO.: 7 Cont. FILE NO.: Z-5224-L
Engineering at 621 S. Broadway 501-379-1800 with any questions or for
more information.
M. Provide provisions and location of ADA accessible entrance to the building.
N. Reconfigure parking lot layout to mitigate ingress and egress traffic conflicts
from parking stalls.
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter : No comments received.
Summit Ener : No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire ❑epartment:
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.
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
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June 9, 2022
ITEM NO.: 7(Cont)-I'll F NO.: Z-5224-L
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.
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.
Project is a change of occupancy and subject to full review. Changes may be
required to comply with 2012 Arkansas Fire Prevention Code requirements for
the proposed use and Subject to ANSI 117-1 for Handicap Accessibility. Contact
a Commercial Plans Examiner to coordinate review: Curtis Richey,
crichevCcDlittlerock. ov or Steve Crain scram littlerock_goov.
Landscape:
1. Any new site development 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,
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
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June 9, 2022
ITEM NO.: 7 Cont. FILE NO.: Z-5224-L
landscape area. Rear and side yards shall have a landscaped buffer
averaging a minimum of twenty-five (25) feet from the property line.
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. The property to east is zoned R-2. 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 undisturhed. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet. 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. Any new vehicular use area will require a minimum nine (9) foot perimeter
landscape buffer between the paving and the property line.
5. Any Chapter 15, landscape code perimeter requirements that cannot be met
may require a variance from the City Beautiful Commission.
6. 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.
Plannin -Division:
The request is in the Pinnacle Planning District. The Land Use Plan shows Mixed
Use (MX) for the requested area. 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 application is to revise an existing Planned Commercial
Development District (PCD) to allow for additional land to be added to the original
site for parking. This property is within the Highway 10 Design Overlay District.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) to
east and southeast. The Land Use Plan Map shows Office (0) to the north and
west of the site. Residential Low Density (RL) is shown on the Plan Map to the
south and southwest, across Cantrell Road. 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
June 9, 2022
ITEM NO.- 7 Cont. FILE NO.: Z-5224-L
the use is a mixture of the three. Most of this land is zoned Planned Commercial
Development (PCD) District. There is a liquor store, auto repair shop and a single-
family house on the parcels within the MX area. Office (0) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The office area is
currently undeveloped and partially wooded. 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 a daycare center on the property across Cantrell Road to the southeast, zoned
Planned Development Office District. To the southwest there was several large
tracts with single-family houses, zoned Single Family District.
Master Street Plan: To the south 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 from Local Streets to
Arterials. 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 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).
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to revise the previously approved PCD by adding parking
to serve the existing commercial building.
The applicant acquired an additional 0.135 piece of property immediately north of
the existing site to provide additional parking. The property is located on the north
side of Cantrell Road at Norton Road and lies within the Highway 10 Design
Overlay District.
The additional acreage allows the applicant to revise the previously approved PCD
to develop a parking lot which will add an additional nine (9) parking spaces,
increasing the total number of spaces to twenty-one (21).
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June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
The proposed parking lot will be located on the north side of the existing building
and will have five (5) foot setbacks from the north, east and west property lines
and contiguous with the existing parking. The access drive along Cantrell Road
provides access to proposed parking located to the north of the existing building.
The increase in additional parking spaces allows the applicant to utilize C-3 uses,
including a restaurant, as a permitted use. The applicant notes front and rear
entrance as shown on the site plan and relocating the handicap parking space
closer to the front entrance will be considered during design plans.
No additional lighting is proposed at this time. The applicant notes any additional
lighting will be low-level and directed away from adjacent properties.
No additional signage is proposed at this time. The existing monument and wall
signage complies with Highway 10 Design Overlay District. Any additional signage
must comply with Highway 10 Design Overlay District standards.
A dumpster is located in the rear of the building in the northeast corner of the
proposed parking lot. The dumpster screening must comply with Section 36-523
of the City's Zoning Ordinance.
The applicant notes landscaping requirements will comply with Section 15 of the
City's Landscape Ordinance.
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 revision to allow for the development of
an additional parking lot on the site. Staff views the request as reasonable.
Providing additional parking will remove the condition as noted in the previous
application which restricted any restaurant as a permitted use.
The property is located in an area of mixed uses and Staff feels additional parking
for the site should have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD revision, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, in the agenda staff report.
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June 9, 2022
ITEM NO.: 7 Cont. FILE NO.: Z-5224-L
PLANNING COMMISSION ACTION: (JUNE 9, 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, 0 absent and 1 open position.
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