HomeMy WebLinkAboutBOD Staff ReportOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
AUGUST 15, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled 4200
Horner, LLC — PID
(Z-8546-A) located at 4200
Horner Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
q Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 7.54 acre property
from "I-2" Light Industrial District to "PID" Planned
Industrial District to allow a two (2) lot industrial
development.
I None
Approval of the Ordinance.
The applicant proposes to rezone 7.54 acres from I-2 to PID
to subdivide the property into two (2) lots for a second light
industrial business site. The applicant is requesting I-2
permitted uses for both lots. The two (2) lots are proposed
as follows:
Lot 1 — 6.73 acres
Lot 2 — 0.81 acre
The property is occupied by a one-story industrial building
which previously housed an office/warehouse use. Paved
parking is located on the south and west sides of the
building. Access drives are located along Hoerner Road
and Patterson Road.
BACKGROUND
CONTINUED
There is currently an enclosed connection between the
portion of the existing building on Lot 1 and the portion of
the existing building on Lot 2. This portion of the building
will be removed, creating a separate building on each lot.
The applicant is proposing a new 25 foot wide driveway
at the southeast corner of Lot 2 (from Hoemer Road) to
serve the newly created lot. The proposed driveway will
serve a new paved parking area at the southeast corner of
the building on Lot 2. There will be 13 new parking spaces
provided on Lot 2. Staff believes the parking will be
sufficient for the existing building. Landscaping will be
provided with construction of the new parking area.
The applicant notes that there will be no dumpsters on the
site.
Any new site lighting will be low-level and directed away
from adjacent properties.
Any new signage will comply with Section 36-554 of the
City's Zoning Ordinance (signs permitted in industrial
zones).
The applicant is requesting a driveway spacing variance as
follows:
"We would like to request a variance of City Code
31-210(e)(2) of the minimum spacing of 250 feet
between driveways for collector streets. On the
West side of the proposed new drive we would like
to request a variance to allow the minimum
driveway spacing to be 237 feet. On the East side
of the proposed new drive we would like to request
a variance to allow the minimum driveway spacing
to be 118 feet. The driveways to both the East and
West of the proposed new drive are existing."
Staff supports the requested variance.
On July 13, 2023, the Planning Commission voted 8 ayes,
0 noes, 2 absent and 1 open position, to approve the PID
rezoning. There was one (1) objector present.
0
BACKGROUND All owners of property located within 200 feet of the site
CONTINUED 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
INDUSTRIAL DISTRICT TITLED 4200 HORNER, LLC — PID,
LOCATED AT 4200 HOERNER ROAD (Z-8546-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 I-2, Light Industrial District, to PID, Planned Industrial District:
Z-8546-A — DESCRIBED AS BEING A PART OF THE NW1/4 NW1/4
OF SECTION 29, T-1-N, R-12-W, PULASKI COUNTY, ARKANSAS
MORE PARTICULARLY DESCRIBED AS: COMMENCING AT
THE NW CORNER OF SAID NW1/4 NW1/4, AT A FOUND 3/4"
REBAR; THENCE ALONG THE NORTH LINE OF SAID NW1/4
NW1/4 S87014'22"E 379.82 FEET (DEEDED 379.40 FEET) TO A
FOUND I" PIPE FOR THE POINT OF BEGINNING; THENCE
CONTINUE ALONG SAID NORTH LINE S87014'22"E 372.20 FEET
TO A FOUND 1" PIPE ON THE WEST RIGHT OF WAY -LINE OF
THE MISSOURI PACIFIC RAILROAD COMPANY AND
CHICAGO, ROCK ISLAND, AND PACIFIC RAILWAY COMPANY
JOINT RIGHT OF WAY; THENCE LEAVING SAID NORTH LINE
ALONG SAID RIGHT OF WAY S21007'04"E 684.99 FEET
(DEEDED 684.30 FEET) TO A FOUND 5/8" REBAR ON THE
NORTH RIGHT OF WAY OF HOERNER STREET; THENCE
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LEAVING SAID WEST RIGHT OF WAY, ALONG SAID NORTH
RIGHT OF WAY N87008'47"W 650.00 FEET TO A FOUND 5/8"
REBAR; THENCE LEAVING SAID RIGHT OF WAY N0214812911E
625.30 FEET TO THE POINT OF BEGINNING, CONTAINING 7.34
ACRES, MORE OR LESS. ALSO KNOWN AS A PART OF LOT D,
LITTLE ROCK INDUSTRIAL DISTRICT, PULASKI COUNTY,
ARKANSAS.
AND
BEING A PART OF THE NW1/4 NWI/4 OF SECTION 29, T-1-N, R-
12-W, PULASKI COUNTY, ARKANSAS MORE PARTICULARLY
LINE OF SAID NW1/4 NW1/4 S87014'22"E 752.02 FEET (DEEDED
751.60 FEET) TO A FOUND V PIPE FOR THE POINT OF
BEGINNING; THENCE CONTINUE ALONG SAID NORTH LINE
S87014'22"E 44.20 FEET TO A FOUND 5/8' REBAR; THENCE
LEAVING SAID NORTH LINE S41045'33"E 70.70 FEET TO A
FOUND 1/2" REBAR; THENCE S02°39'12"W 162.10 FEET TO A
FOUND 5/8" REBAR ON THE WEST RIGHT OF WAY LINE OF
THE MISSOURI RAILROAD COMPANY AND CHICAGO, ROCK
ISLAND, AND PACIFIC RAILWAY COMPANY JOINT RIGHT OF
WAY; THENCE ALONG SAID RIGHT OF WAY N21007'04"W
232.40 FEET (DEEDED 232.10 FEET) TO THE POINT OF
BEGINNING, CONTAINING 0.20 ACRES, MORE OR LESS.
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 4200
Hoerner, LLC — PID, located at 4200 Hoerner Road (Z-8546-A) is conditioned upon obtaining
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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.
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:
Mayor
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1 APPROVED AS TO FORM:
5 City Attorney
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Page 4 of 4
FILE NO.:
NAME: 4200 Hoerner, LLC — PID
LOCATION: 4200 Hoerner Road
DEVELOPER:
4200 Hoerner, LLC
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
4200 Hoerner, LLC — Owner
Davidson Engineering —Agent
SURVEYOR/ENGINEER:
Davidson Engineering
210 West Arch Avenue
Searcy, AR 72143
AREA: 7.54 acre NUMBER OF LOTS: 2
WARD: 2 PLANNING DISTRICT: 13
CURRENT ZONING: 1-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 20.02
The applicant proposes to rezone 7.54 acres from 1-2 to PID to subdivide the
property into two (2) lots for a second light industrial business site.
B. EXISTING CONDITION
The property is occupied by a one-story industrial building which previously housed
an office/warehouse use. Paved parking is located on the south and west sides of
the building. Access drives are located along Hoerner Road and Patterson Road.
FILE NO.: Z-8546-A Cont.
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. Future building permits will be required through the Department of Planning
and Development for any new buildings on site and be required to meet all state
building codes and land alteration codes and ordinances adopted by the City
of Little Rock.
2. Per City Code 31-210 (e) (2) for collector streets, driveway spacing shall be
two- hundred fifty (250) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of higher
classification. Revise driveway on site plan to meet above requirement
accordingly or request a variance from this City Code requirement from the
Planning Commission on the planned zoning development application.
3. Buildings and facilities shall be designed and constructed to be accessible in
accordance with 2012 Arkansas Fire Prevention Code Chapter 11 and ICC
A117.1. For the future building permit, a certificate of occupancy for the
buildings will not be given by Department staff until all accessibility code
requirements mentioned previously are met or exceeded.
E. UTILITIES/FIRE ❑EPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
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.
2
FILE NO.: Z-8546-A (Cont.
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.
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.
3
FILE NO.: Z-8546-A Cont.
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 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
U L 325.
0
FILE
F
Z-8546-A
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Parks and Recreation: No comments received.
County Planning: No comments received.
BUILDING CODESILANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances,
Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX —
Buffers and Screening.
2. A land use buffer equivalent to 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. 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.
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 required screening shall
extend the full length of a property where any outside activity is located for
ten (10) feet on either side of such activity. The activities to be screened
include, but are not limited to, parking lots, drives, sanitation areas,
commercial static display of merchandise, loading docks, utility service
facilities and heating and air conditioning equipment. Where development
which requires screening abuts land use of a more restrictive nature at least
eighty (80) percent of the view of the vehicular use area and parked vehicles
shall be screened to not be visible when viewed from the adjacent property.
A wooden fence may satisfy sixty-five (65) percent of the requirement and
evergreen trees may be used to satisfy the balance. Screening standards
are intended to apply during all seasons of the year. A minimum of fifty (50)
percent of the trees and a minimum of seventy-five (75) percent of the shrubs
to be used for screening purposes shall be evergreen varieties. Maximum
spacings of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet.
k,
FILE NO.: Z-8546-A (Cont.
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. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and 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. Please indicate the square footage of the areas considered for the
interior landscape area.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one
(1) acre shall have a water source within seventy-five (75) feet of the plants
to be irrigated.
8. All lawn areas shall be sodded with a regionally appropriate turfgrass species.
There should be no hydroseeding.
9. Evergreen shrubs should be containerized. All shrubs are to be a minimum
of 18 inches in height at installation.
10. At least fifty (50) percent of landscape areas shall be covered by live plant
material at the time of plant maturity.
11. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
12. 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.
Planning Division:
The request is in the 65th Street East Planning District. The Land Use Plan shows
Industrial (1) for the requested area. The Industrial (1) category encompasses a
FILE NO.: Z-8546-A Cont.
wide variety of manufacturing, warehousing research and development,
processing, and industry related office and service activities. Industrial
development typically occurs on an individual tract basis rather than according to
an overall development plan. The application is to rezone from 1-2 to PID, to allow
existing development to be split into two tracts.
Surrounding the application area on the east side of Patterson Road is Industrial
(1). The Industrial (1) category encompasses a wide variety of manufacturing,
warehousing research and development, processing, and industry related office
and service activities. Industrial development typically occurs on an individual tract
basis rather than according to an overall development plan. This area has oil and
LP gas suppliers, distribution warehouses, and door manufacturing. To the west
of Patterson Road is an area of Service Trades District (STD). This category
provides for a selection of office, warehousing, and industrial park activities that
primarily serve other office service or industrial businesses. The district is intended
to allow support services to these businesses and to provide for uses with an office
component. A Planned Zoning District is required for any development not wholly
office. The STD area has distribution warehouses and union halls.
There have been no Future Land Use Map amendments in this area over the last
10 years.
Master Street Plan:
Patterson Road is a Collector on the Master Street Plan Map. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials or
activity centers with the secondary function of providing access to adjoining
property. Standard Right -of -Way is 60 feet. Sidewalks are required on one side.
Hoerner Road is a local street. A Local Street which abuts non-residential or
residential use which is more intense than duplex or two -unit residential is a
Commercial Street. Commercial streets have the same design standard as a
Collector. Right-of-way is 60'. Sidewalks are required on both sides. These streets
may require dedication of additional right-of-way and may require street
improvements.
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.
H. ANALYSIS:
The applicant proposes to rezone 7.54 acres from 1-2 to PID to subdivide the
property into two (2) lots for a second light industrial business site. The applicant
7
FILE NO.: Z-8546-A Cont.)
is requesting 1-2 permitted uses for both lots. The two (2) lots are proposed as
fol lows-
Lot 1 — 6.73 acres
Lot 2 — 0.81 acre
The property is occupied by a one-story industrial building which previously
housed an office/warehouse use. Paved parking is located on the south and
west sides of the building. Access drives are located along Hoerner Road and
Patterson Road.
There is currently an enclosed connection between the portion of the existing
building on Lot 1 and the portion of the existing building on Lot 2. This portion of
the building will be removed, creating a separate building on each lot.
The applicant is proposing a new 25 foot wide driveway at the southeast corner
of Lot 2 (from Hoerner Road) to serve the newly created lot. The proposed
driveway will serve a new paved parking area at the southeast corner of the
building on Lot 2. There will be 13 new parking spaces provided on Lot 2. Staff
believes the parking will be sufficient for the existing building. Landscaping will
be provided with construction of the new parking area.
The applicant notes that there will be no dumpsters on the site.
Any new site lighting will be low-level and directed away from adjacent properties.
Any new signage will comply with Section 36-554 of the City's Zoning Ordinance
(signs permitted in industrial zones).
The applicant is requesting a driveway spacing variance as follows:
"We would like to request a variance of City Code
31-210(e)(2) of the minimum spacing of 250 feet between
driveways for collector streets. On the West side of the
proposed new drive we would like to request a variance to
allow the minimum driveway spacing to be 237 feet. On the
East side of the proposed new drive we would like to request
a variance to allow the minimum driveway spacing to be 118
feet. The driveways to both the East and West of the
proposed new drive are existing."
Staff supports the requested variance.
Staff is supportive of the requested PID rezoning. Staff views the request as
reasonable. Staff believes the creation of a second lot within this existing
E
FILE NO.: Z-8546-A(Cont.)
developed property will be compatible with the area and have no adverse impact
on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PID rezoning, 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: (JULY 13, 2023)
The applicant was present, representing the application. There was one (1) person
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the "staff recommendation" above. Troy Laha addressed the Commission in
opposition to the application. He expressed concern that the applicant had not contacted
the "Southwest Little Rock United for Progress" agency to explain what their plans were
for this site. Mr. Davidson took questions from the Commission in reference to the
notification process and if the agent had adhered to the requirements of the certified
notification. Staff confirmed notification were sent out to the surrounding community.
There was a motion to approve the application. The motion was seconded. The vote
was 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved.
E