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 West
Kanis Storage 2 — PD-C
(Z-5502-K) located west of
17301 Kanis 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 8.28 acre property
from "R-2" Single Family District to "PD-C" Planned
District — Commercial to allow a mini -warehouse
development.
I None
Approval of the Ordinance.
The applicant proposes to rezone the property located west
of 17301 Kanis Road from R-2 to PD-C to allow the
development of 8.28 acre along west side of the Rock Creek
to include four (4) mini -warehouse structures with paved
parking and an access drive connecting to Kanis Road to
the north.
The site is vacant and cleared of structures and trees. A
single driveway along the northeast edge of the property
provides access from Kanis Road. The centrally located
creek covers a good portion of the eastern section of the site
from north to south and drains into a creek running
southeast serving as a tributary to Rock Creek. The creek
BACKGROUND
CONTINUED
runs North to south dividing the tract into an eastern and
western lot. Properties to the north and east of the
development includes commercial, and office use zoned
uses and properties to the south and west include residential
uses. The property to the north directly across Kanis Road
owned by Entergy, zoned R-2 and 0-2 and includes
electrical transmission lines traversing in a north/south
direction.
The applicant proposes to construct the new self -storage
facility along the west perimeter of Rock Creek located
within 25 feet of the creek's floodway perimeter. The site
plan shows four (4) mini -warehouse structures with a
cumulative square footage of 27,000 oriented from north to
south along the western edge of the creek connected by a
paved access drive with parking. The proposed access drive
extends south from Kanis Road into the development
connecting to the structures and terminating at the south
perimeter of the site. The plan show a proposed storm water
detention pond at the southeast portion of the site adjacent
to the Rock Creek floodway.
The proposed mini -warehouse development will utilize the
office within the future mini -warehouse development to the
east for leasing purposes.
There will be no dumpster located at the site. Any new
dumpsters must be screened as per Section 36-523 (d) of
the City's Zoning Ordinance.
The applicant notes all sight lighting will be low-level and
directed away from adjacent properties.
Any new signage located on the site in must conform to
Section 36-555 of the City's Zoning Ordinance.
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 PD-C 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 DISTRICT
— COMMERCIAL TITLED WEST KANIS STORAGE 2 — PD-C,
LOCATED WEST OF 17301 KANIS ROAD (Z-5502-K), 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 R-2, Single Family Residential District, to PD-C, Planned District —
Commercial:
Z-5502-K — Described as Lots 34, 35, 36, 37 and 38, Independence
Farms Subdivision 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 West
Kanis Storage 2 — PD-C, located west of 17301 Kanis Road (Z-5502-K) 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
//
APPROVED:
Mayor
Page 2 of 2
FILE NO.: Z-5502-K
NAME: West Kanis Storage 2 — PD-C
LOCATION: West of 17301 Kanis Road
DEVELOPER:
Tisdale Properties & Development
43 Chenal Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Olan Asbury (Agent)
P.O. Box 241087
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters Engineers
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.28
WARD: N/A
CURRENT ZONING:
VARIANCE/WAIVERS
NUMBER OF LOTS: 2
PLANNING DISTRICT: 18
W
None requested.
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.25
The applicant proposes to rezone the property located west of 17301 Kanis Road
from R-2 to PD-C to allow the development of 8.28 acre along west side of the
Rock Creek to include four (4) mini -warehouse structures with paved parking and
an access drive connecting to Kanis Road to the north.
B. EXISTING CONDITIONS:
The site is vacant and cleared of structures and trees. A single driveway along the
northeast edge of the property provides access from Kanis Road. The centrally
LE NO. Z-5502-
located creek covers a good portion of the eastern section of the site from north to
south and drains into a creek running southeast serving as a tributary to Rock
Creek. The creek runs North to south dividing the tract into two (2) eastern and
western lots. Properties to the north and east of the development includes
commercial, and office use zoned uses and properties to the south and west
include residential uses. The property to the north directly across Kanis Road
owned by Entergy, zoned R-2 and 0-2 and includes electrical transmission lines
traversing in a north/south direction.
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:
1. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
2. Show all flood plain boundaries and flood zones on site plan and grading and
drainage plans.
3. 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.
4. A Special Flood Hazard Development Permit (SFHA) is required to be
obtained to prior to beginning construction. Contact Pulaski County Planning
and Development Department's floodplain administrator at 501-340-8265
(3200 Brown Street Little Rock, AR 72204) to obtain a SFHA permit.
5. Due to the proposed structures being located within the 100-year floodplain,
an elevation certificate of the finished floor elevation for each structure must
be provided to the Pulaski County Planning & Development Department's
floodplain administrator prior to the issuance of a certificate of occupancy.
Contact Pulaski County Planning and Development Department's floodplain
administrator at 501-340-8265 (3200 Brown Street Little Rock, AR 72204).
6. Development or fill within the floodway is prohibited. Contact Pulaski County
Planning and Development Department's floodplain administrator at
501-340-8265 (3200 Brown Street Little Rock, AR 72204) to verify compliance
with Pulaski County's flood hazard damage prevention and control ordinances
and codes.
7. Kanis Road is classified as a minor arterial per Little Rock's master street plan.
Therefore, dedication of additional right of way per Little Rock's master street
plan for a minor arterial will be required. Total right of way dedication required
from centerline of Kanis Road is 45 feet.
KA
FILE NO.: Z-5502-K (Cont.
8. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation_ Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comment.
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.
2. Provide 15-ft utility easement along road frontage, outside ROW dedication.
3. Please submit plans for water facilities and/orfire protection system to Central
Arkansas Water for review.
4. Plan revisions may be required after additional review.
5. Contact Central Arkansas Water regarding procedures for installation of
water facilities and/or fire service.
6. Approval of plans by the Arkansas Department of Health Engineering
Division and Little Rock Fire Department 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.
3
FILE NO.: Z-5502-K Cont.
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.
30' Tall Buildin s - 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.
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.
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
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FILE NO_: Z-5502-K (Cont.
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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.
5
FILE NO.: Z-5502-K
County Planning:
1. Obtain Driveway permit form Pulaski County Public Works for new driveway
off Kanis Road.
2. Provide AHD septic permit for wastewater system.
3. Obtain West Pulaski Volunteer Fire Department Approval.
4. Provide CAW approval for water service.
5. Submit a copy of the SWPPP for this project.
6. Obtain flood permit for buildings/fill inside the 100 year floodplain.
7. Verify development does not violate any existing covenants/restrictions listed
in the Independence Farms Subdivision Bill of Assurance.
8. Show State Plane Coordinates for two section or quarter section corners.
9. Verify Flood panel information Zone shows to be AE Zone not AH.
10. Show certificates of owner, surveying accuracy and engineering accuracy.
11. Include owner's name and address on certificate.
12. Any city required half street improvements to Kanis Road will need to be
reviewed and approved by the County Public Works Department prior to
construction.
13. Show property owners for abutting property.
14. Show existing property zoning.
15. Provide storm drainage plan.
16. Pay $33.00 review fee.
17. The revised plan appears to show a grading encroachment inside the
regulatory floodway.
18. A No -Rise certification provided by an Arkansas registered professional
engineer and a flood permit must be obtained from Pulaski County before any
of the shown improvements in the floodway are to be constructed.
F. BUILDING CODES/LANDSCAPE:
BuildinagCode: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
FILE NO.: Z-5502-K (Cont.
Plannina Division:
The request is in the Ellis Mountain Planning District. The Future Land Use Map
shows Suburban Office (SO) and Park/Open Space (PK/OS) 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
Park/Open Space (PK/OS) category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
The application is to rezone from R-2 (Single Family District) & PCD (Planned
Commerical Development) District to PDC (Planned Development Commercial)
District. This is to allow for a mini -storage facility to be constructed on the site
either side of the Rock Creek floodway/floodplain.
South of Kanis Road is shown for Suburban Office (SO). To the west of the
application area are single family residences zoned R-2 (Single Family District)
and an auto repair shop zoned C-3 (General Commercial District). The is followed
by and area of undeveloped Commercial (C) at the Kanis Road/Rahling Road-
Edswood intersection. South of Kanis Road to the east of the application area is
one undeveloped tract of SO and zoned R-2. West of this land is shown for Mixed
Office and Commercial (MOC). The area is partially developed with a Costco in
PCD (Planned Commercial Development) zoning.
North of Kanis Road is an area of Office (0) and PK/OS with Rock Creek and a
kennel. North of Kanis Road, east of this area is a Commercial (C) area with a
vacant tract, a single-family residence zoned R-2, and an electrical substation
zoned R-2. North of Kanis Road, west of the site at the Kanis Road/Rahling Road
intersection is an area of undeveloped C.
Master Street Plan
Kanis 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 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 road may need more ROW
or paving width.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land
Historic Preservation Plan:
There are no historic sites or districts in the vicinity
7
FILE NO.: Z-5502-
H. ANALYSIS:
The applicant proposes to rezone the property located west of 17301 Kanis Road
from R-2 to PD-C to allow the development of 8.28 acre along west side of the
Rock Creek to include four (4) mini -warehouse structures with paved parking and
an access drive connecting to Kanis Road to the north.
The site is vacant and cleared of structures and trees. A single driveway along the
northeast edge of the property provides access from Kanis Road. The centrally
located creek covers a good portion of the eastern section of the site from north to
south and drains into a creek running southeast serving as a tributary to Rock
Creek. The creek runs North to south dividing the tract into an eastern and western
lot. Properties to the north and east of the development includes commercial, and
office use zoned uses and properties to the south and west include residential
uses. The property to the north directly across Kanis Road owned by Entergy,
zoned R-2 and 0-2 and includes electrical transmission lines traversing in a
north/south direction.
The applicant proposes to construct the new self -storage facility along the west
perimeter of Rock Creek located within 25 feet of the creek's floodway perimeter.
The site plan shows four (4) mini -warehouse structures with a cumulative square
footage of 27,000 oriented from north to south along the western edge of the creek
connected by a paved access drive with parking. The proposed access drive
extends south from Kanis Road into the development connecting to the structures
and terminating at the south perimeter of the site. The plan show a proposed storm
water detention pond at the southeast portion of the site adjacent to the Rock
Creek floodway.
The proposed mini -warehouse development will utilize the office within the future
mini -warehouse development to the east for leasing purposes.
There will be no dumpster located at the site. Any new dumpsters must be
screened as per Section 36-523 (d) of the City's Zoning Ordinance.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
Any new signage located on the site in must conform to Section 36-555 of the
City's Zoning 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. Steff believes the proposed mini -warehouse development will
be an appropriate continuation of the zoning pattern in the immediate area along
Kanis Road. The proposed development will be associated with the previously
approved PD-C mini -warehouse development to the east.
E:3
FILE NO.: Z-5502-K (Cont.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning to allow a mini -
warehouse development subject to compliance with the comments and conditions
outlined in paragraphs D and 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.
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.
9