HomeMy WebLinkAboutBOD Staff Report 081723OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
JUNE 20, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Parham
Place — Revised PCD
(Z-3748-A) located at
300 S. Rodney Parham
Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4 Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 3 acre property from
"PCD" to "Revised PCD" to allow C-3 permitted uses for
an existing commercial development.
I None
Approval of the Ordinance.
The applicant proposes to amend the existing PCD to
remove the previously approved use ratio of 45 percent
retail and 55 percent office to allow 100 percent C-3
permitted uses. The associated parking allowed under the
previously approved PCD will remain unchanged.
The site is located on the west side of S Rodney Parham
Road, north of W Capitol Avenue and contains an existing
forty -thousand (40,000) square foot commercial building
and associated parking. The properties surrounding the site
contain a mixture of commercial, planned developments
and residential zoning. Higher density residential zoning
and uses are also located in the general area.
BACKGROUND
CONTINUED
The applicant notes the hours of operation will be from
6:00 am to 6:00 pm, Monday through Saturday.
The applicant is proposing no additional signage at this
time. Any new signage must comply with Section 36-555
of the City's zoning Ordinance (signs permitted in
commercial zones).
The applicant is proposing no additional lighting at this
time. Any additional lighting must be low-level and
directed away from adjacent properties.
The site plan does not show a dumpster on the site. Any
dumpster installed on the site must screened per Section
36-523 of the City's Zoning Ordinance.
Any additional landscaping installed on the site must
comply with Chapter 15 of the City's Landscape
Ordinance.
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 May 11, 2023, the Planning Commission voted 6 ayes,
0 noes, 4 absent and 1 open position, as part of the Consent
Agenda, to approve the Revised 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.
N
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A REVISED PLANNED
COMMERCIAL DISTRICT TITLED PARHAM PLACE —
REVISED PCD, LOCATED AT 300 S. RODNEY PARHAM ROAD
(Z-3748-A), 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 PCD, Planned Commercial District, to Revised PCD, Planned Commercial
District:
Z-3748-A — Described as Lot 1, Parham Place, an addition to the City
of Little Rock, Pulaski County, Arkansas.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Parham
Place — Revised PCD, located at 300 S. Rodney Parham Road (Z-3748-A) 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.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
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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:
City Attorney
H
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APPROVED:
Mayor
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FILE NO.: Z-3748-A
NAME: Parham Place — Revised PCD
LOCATION: 300 S Rodney Parham Road
DEVELOPER:
Marcie Jeter (Agent)
PO Box 7683
Little Rock, AR 72217
OWNER/AUTHORIZED AGENT:
Parham Place, LLC (Owner)
18406 Cantrell Road
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 3 CENSUS TRACT: 21.03
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On October 6, 1981, Ordinance No. 14,123 was and passed by the Board of Directors of
the City of Little Rock which rezoned the property from 0-3 to PCD to allow a mixed -use
commercial development titled "Parham Place." The PCD contained a use ratio of
50 percent office, medical and retail uses, 40 percent office/warehouse use and
associated parking.
FILE NO.: Z-3748-A (Cont.
On July 28, 2003, the PCD was updated to include a use ratio of 45 percent retail and
55 percent office. All other uses under the previously approved PCD remained
unchanged.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to remove
all use percentages and allow the commercial development to have a use mix of
100 percent C-3 permitted uses.
B. EXISTING CONDITIONS:
The site is located on the west side of S Rodney Parham Road, north of W Capitol
Avenue and contains an existing forty -thousand (40,000) square foot commercial
building and associated parking. The properties surrounding the site contain a
mixture of commercial, planned developments and residential zoning. Higher
density residential zoning and uses are also located in the general area.
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
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 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.
6
FILE NO.: Z-3748-A
Fire Department:
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 CODESILANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
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
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 revise a Planned
Commercial Development (PCD) to change the use mixed from office with
commercial to commercial.
Surrounding the application area, the Future Land Use Map shows Residential
High Density (RH) area to the south of the site. The Residential High Density (RH)
category accommodates residential development of more than twelve (12)
dwelling units per acre. The land is developed with apartments in a Planned
Residential Development (PRD) zoning. Beyond this is an area of
Public/Institutional (PI) with two Faith Based Institutions in R-2 (Single Family
District) zoning. The Public Institutional (PI) category includes public and quasi -
public facilities that provide a variety of services to the community such as schools,
libraries, fire stations, churches, utility substations, and hospitals. Past the RH
area to the west of the site is an area of Residential Low Density (RL) with
developed single-family subdivisions. 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
3
FILE NO.: Z-3748-A(Cont.)
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. To the north,
on west side of Rodney Parham Road, is an area of Office (0). The 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.
This Office area is developed with a single family residence in R-2 zoning and
offices in 0-3 (General Office District) zoning and a PCD (Planned Commercial
Development) District. Further to the west is a large area of Commercial (C) with
various retail uses zoned C-3 (General Commercial District).
North of the site, on the east side of Rodney Parham Road, is a PI area with a Post
Office and a Public School. South of which is a RL area with developed single-
family subdivisions zoned R-2. Further to the south is a RH area with apartments
zoned R-5 (Urban Residence District) and R-6 (High -Rise Apartment District).
Master Street Plan:
S Rodney Parham Road is shown as a Minor Arterial on the Master Street Plan
Map. Minor Arterials are high volume roads designed to provide the connections
to and through an urban area. Curb cuts should be minimized to allow for
continuous traffic flow while still allowing some access to adjoining property. Right -
of -Way (ROW) is 90 feet. Sidewalks are required on both sides. This street may
require additional ROW or street improvements.
Bicycle Plan:
S Rodney Parham Road is shown with proposed Class 2 bicycle lanes. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
There are no historic sites or districts in the vicinity.
H. ANALYSIS:
The applicant proposes to amend the existing PCD to remove the previously
approved use ratio of 45 percent retail and 55 percent office to allow 100 percent
C-3 permitted uses. The associated parking allowed under the previously
approved PCD will remain unchanged.
The site is located on the west side of S Rodney Parham Road, north of W Capitol
Avenue and contains an existing forty -thousand (40,000) square foot commercial
building and associated parking. The properties surrounding the site contain a
mixture of commercial, planned developments and residential zoning. Higher
density residential zoning and uses are also located in the general area.
4
FILE NO.: Z-3748-A Cont.
The applicant notes the hours of operation will be from 6:00 am to 6:00 pm,
Monday through Saturday.
The applicant is proposing no additional signage at this time. Any new signage
must comply with Section 36-555 of the City's zoning Ordinance (signs permitted
in commercial zones).
The applicant is proposing no additional lighting at this time. Any additional lighting
must be low-level and directed away from adjacent properties.
The site plan does not show a dumpster on the site. Any dumpster installed on
the site must screened per Section 36-523 of the City's Zoning Ordinance.
Any additional landscaping installed on the site must comply with Chapter 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 staff's knowledge, there are no
outstanding issues.
Staff is supportive of the requested PCD revision to allow C-3 permitted uses for
the existing PCD commercial development. Staff views the proposed use mix for
the existing development appropriate. The property is designated as Commercial
(C) on the City's Future Land Use Plan would allow a rezoning to C-3. The
associated parking approved under the existing PCD will remain unchanged. Staff
feels the parking will be sufficient to serve the use. Staff believes the proposed
change in the use mix will have no adverse impact on the general area.
1. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD revision, subject to compliance
with the comments and conditions noted in paragraph E, and the staff analysis, of
the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
The applicant was not present. There were no persons registered in opposition. Staff
presented the item and a recommendation of deferral.
The item remained on the consent agenda for deferral as recommended by staff. The
vote was 7 ayes, 0 nays, 3 absent and (1) open position.
5
FILE NO.: Z-3748-A (Cont.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
L