HomeMy WebLinkAboutBOD Staff Report 100423OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
SEPTEMBER 19, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Lorax,
LLC — PCD (Z-9810)
located at 405 E. 215t Street.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
J Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 0.56 acre property
from "R-4" Two -Family Residential District and "C-3"
General Commercial District to "PCD" Planned
Commercial District to allow a mixed commercial and
residential development.
I None
j Approval of the Ordinance.
The applicant proposes to rezone three (3) lots, 405 and 407
E. 21 St Street and 2109 S. Rock Street from C-3/R-4 to PCD,
to allow a multiple building, mixed -use development. The
proposed development will include the construction of two
(2) three-story buildings and two (2) two-story buildings in
the northern portion of the property and two (2) two-story
buildings on the center portion of the property. Paved
parking will be located within the southern third of the
property, with a twenty-four (24) foot access drive along S.
Rock Street. The property is currently divided into three
(3) undeveloped tracts located at the southeast corner of E.
BACKGROUND
CONTINUED
21" Street and S. Rock Street. The general area around the
proposed site contains both commercial and two-family
(duplex) zoning and uses. Pettaway Park in located east of
the site.
The proposed use mix for the development as submitted by
the applicant as follows:
1. Parking Lot — All vehicular circulation will be within
the one twenty-two (22) bay parking lot on the south end
of the site which will be screened by the townhouses,
landscaping and micro -commercial building. On -street
parking is allowed on the surrounding streets in this
general area. Staff feels the parking is sufficient to serve
the use.
2. Residential — Three (3) two-story townhomes (a single-
family, a duplex and a quad-plex) are proposed on the
center and east portions of the site to provide housing for
approximately seven (7) families.
3. Mixed -use Buildings — Two (2), three-story buildings
will front Rock and 21 st Streets. These buildings will be
leased to small and local businesses for restaurants, retail
and commercial office space. The ground floors of these
mixed -use buildings will be retail. The second and third
stories will contain office spaces. Hours of operation are
intended to be from 7 am to 8 pm Sunday through
Thursday and 7 am through 9 or 10 pm on Friday,
Saturday and holidays. Staffing will be established by
the tenants based on usage.
C-3 permitted uses will be allowed for the ground floor
of these buildings.
4. Courtyard — The courtyard connects the residential
mixed -use buildings for pedestrian circulation. No other
use is intended for this use or any other green space area.
5. Commercial Buildings — A two-story commercial
building is planned at the center of the courtyard and a
micro -commercial building will be located on the
southwest corner of the site facing S. Rock Street. These
buildings will be leased to small and local businesses for
retail and commercial office space. Hours of operation
are intended to be from 7 am to 8 pm Sunday through
Thursday and 7 am through 9 or 10 pm on Friday,
Saturday and holidays. Staffing will be established by
Pa
BACKGROUND I the tenants based on usage. C-3 permitted uses will be
CONTINUED 1 allowed for these buildings.
The site plan does not show any signage for the
development. Any signage must comply with Section
36-555 of the City's Zoning Ordinance (signs permitted in
commercial zones).
All sight lighting must be low-level and directed away from
adjacent residential properties.
The site plan shows a dumpster located in the eastern
portion of parking lot. The dumpster area must be screened
as per Section 36-523 of the City's Zoning Ordinance.
To staff s knowledge, there are no outstanding issues
associated with the proposed development. The proposed
multi -use development is a comprehensive and innovative
planned small-scale urban infill in the Pettaway
Neighborhood intended to provide diversified yet
harmonious development that meets the goals and
municipal plan of the City of Little Rock.
On August 10, 2023, the Planning Commission voted
8 ayes, 0 noes, 1 absent and 2 open positions, as part of the
Consent Agneda, 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 LORAX, LLC — PCD,
LOCATED AT 405 E. 21ST STREET (Z-9810), 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-4, Two -Family Residential District and C-3 General Commercial District, to
PCD, Planned Commercial District:
Z-9810 — Described as the North 1/3 of Lots 7, 8, and 9, Block 406,
Duval's Addition to the City of Little Rock, Pulaski County, Arkansas.
AND
The North 1/2 of Lot 3, Block 406, Duval's Addition to the City of Little
Rock, Pulaski County, Arkansas.
AND
The North 1/2 of Lots 1 & 2, Block 406, Duval's Addition to the City of
Little Rock, Pulaski County, Arkansas.
AND
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The South 1/2 of Lots 1, 2, and 3, Block 406, Duval's 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 Lorax,
LLC — PCD, located at 405 E. 21" Street (Z-9810) 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.
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.
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PASSED:
ATTEST: APPROVED:
7 City Clerk Mayor
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10 APPROVED AS TO FORM:
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14 City Attorney
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Page 3 of 3
FILE NO.: Z-9810
NAME: Lorax, LLC - PCD
LOCATION: 405 E. 2111 Street
DEVELOPER:
Lorax, LLC (Owner)
609 E. 21 sc Street
Little Rock, AR 72202
OWNERIAUTHORIZED AGENT:
GarNat Engineering, LLC (Agent)
3825 Mt. Carmel Road
Bryant, AR 72022
SURVEYOR/ENGINEER:
GarNat Engineering, LLC (Agent)
3825 Mt. Carmel Road
Bryant, AR 72022
AREA: 0.56 acre NUMBER OF LOTS: 3
WARD: 1
CURRENT ZONING
VARIANCEIWAIVERS:
BACKGROUND:
PLANNING DISTRICT: 8
C3/R-4
None requested.
FT. NEW STREET. 0 LF
CENSUS TRACT: 46
Historically, this street was the commercial center of the neighborhood and it is reflected
in the current zoning, as approximately half of the subject property is zoned C-3 (General
Commercial District) and a significant amount of the properties on both sides of the street
in this block of E. 21st Street are also zoned C-3. The Pettaway Park Neighborhood
continues to see investment in the construction of new homes, commercial uses and
renovation of older existing homes.
FILE NO.: Z-981
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant proposes to rezone three (3) lots, 405 and 407 E. 21s' Street and
2109 S. Rock Street from C-3/R-4 to PCD, to allow a multiple building, mixed -use
development. The proposed development will include the construction of two (2)
three-story buildings and two (2) two-story buildings in the northern portion of the
property and two (2) two-story buildings in the center portion of the property.
Paved parking will be located within the southern third of the property, with a
twenty-four (24) foot access drive along S. Rock Street.
B. EXISTING CONDITIONS:
The property is currently divided into three (3) undeveloped tracts located
southeast corner of E. 21s' Street and S. Rock Street. The general area around
the proposed site contains commercial and two-family (duplex) zoning and uses.
Pettaway Park in located east of the site.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 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. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in
removal of any improperly placed concrete or asphalt at the expense of the
owner or contractor.
2. 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.
3. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer's
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb
and gutter, asphalt, sidewalk, accessible ramps, storm drainage
infrastructure, or concrete driveway aprons. All work within the public right-
of-way shall conform to City of Little Rock Public Works Standard Details
and ADA accessibility requirements.
2
FILE NO.: Z-9810 (Cont.
4. 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., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits littlerock. 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 '/2 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.
5. 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.
6. 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).
7. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
8. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
9. Department engineering staff is required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted
by Department engineering staff prior to recording of the final plat.
10. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales
and ditches, detention ponds, outlet structures, and inlets is required per
City's stormwater management and drainage manual. For final drainage
3
FILE NO.: Z-9$10 Cont.
report, sign, date, and seal the report per AR State Board of Professional
Engineers and Professional Surveyors rules Article 12, Section B (1) (a).
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.
11. Street design standards shall comply with the latest version of the
AASHTO A Policy on Geometric Design of Highways and Streets, City's
Master Street Plan (2018), and City's Standard Details for street and
drainage facilities improvements (2015).
12. Street stormwater and detention infrastructure design standards shall
comply with the City's Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
13. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City's
specifications for construction as outlined in City Code Chapters 30.
14. Van accessible stall shall be eleven (11) foot minimum wide with a five (5)
foot wide minimum accessible aisle per ICC a117.1.
15. Accessible aisle shall be on the passenger side of the van accessible stall
per ICC a117.1.
E. UTILITIES/FIRE DEPARTMENTIPARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit :
1. Submit the wastewater infrastructure plans to LRWRA for review and approval.
.Enter : 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. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. 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
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FILE NO.: Z-9810 (Cont.
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.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. 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
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.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by CAW. The test
results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section
at 377-1226 if you would like to discuss backflow prevention requirements for
this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone backflow preventer shall be required.
Fire Department:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
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
5
FILE NO.: Z-9810 (Cont.
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.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 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.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 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 received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances,
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FILE NO.: Z-9810 (Cont.
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.
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
beat 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
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FILE NO.: Z-9810
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 Central City Planning District. The Land Use Plan shows
Residential Low (RL) and Mixed Use (MX) for the requested area. 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 remains less than
6 units per acre. 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 rezone from C-3 and R-4 to PCD of mixed uses with at least
10 residential units. At 10 units this results in a residential use density of about
14 units per acre.
Surrounding the north portion of the application area is shown as Mixed Use (MX)
on the Future Land Use plan. This area has personal service, general commercial
and residential uses. 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. To the southern portion of the site surrounded by Residential Low Density
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FILE NO.: Z-9810 Cont.
(RL) with single-family homes. 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 remains less than 6 units per acre. There have
been no Land Use amendments in this area over the last 10 years.
Master Street Plan:
East 215t Street and South Rock Street are Local Streets on the Master Street
Plan. Local public streets are designed to provide access to adjacent property with
the movement of traffic being a secondary purpose. Right-of-way is 50'.
Sidewalks are required on one side. A Local Street which abuts non-residential or
residential use which is more intense than duplex or two -unit residential is a
Commercial Street. These streets have the same design standard as a Collector.
Right-of-way is 60'. Sidewalks are required on both sides. This street may require
dedication of additional right-of-way and may require street improvements. These
streets may require dedication of 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 three (3) lots, 405 and 407 E. 215t Street and
2109 S. Rock Street from C-3/R-4 to PCD, to allow a multiple building, mixed -use
development. The proposed development will include the construction of two (2)
three-story buildings and two (2) two-story buildings in the northern portion of the
property and two (2) two-story buildings on the center portion of the property.
Paved parking will be located within the southern third of the property, with a
twenty-four (24) foot access drive along S. Rock Street. The property is currently
divided into three (3) undeveloped tracts located at the southeast corner of E. 21st
Street and S. Rock Street. The general area around the proposed site contains
both commercial and two-family (duplex) zoning and uses. Pettaway Park in
located east of the site.
The proposed use mix for the development as submitted by the applicant as
follows:
Parking Lot — All vehicular circulation will be within the one twenty-two (22)
bay parking lot on the south end of the site which will be screened by the
0
FILE NO.: Z-9810 (Cont.
townhouses, landscaping and micro -commercial building. On -street parking
is allowed on the surrounding streets in this general area. Staff feels the
parking is sufficient to serve the use.
2. Residential — Three (3) two-story townhomes (a single-family, a duplex and
a quad-plex) are proposed on the center and east portions of the site to
provide housing for approximately seven (7) families.
3. Mixed -use Buildings — Two (2), three-story buildings will front Rock and 21It
Streets. These buildings will be leased to small and local businesses for
restaurants, retail and commercial office space. The ground floors of these
mixed -use buildings will be retail. The second and third stories will contain
office spaces. Hours of operation are intended to be from 7 am to 8 pm
Sunday through Thursday and 7 am through 9 or 10 pm on Friday, Saturday
and holidays. Staffing will be established by the tenants based on usage.
C-3 permitted uses will be allowed for the ground floor of these buildings.
4. Courtyard — The courtyard connects the residential mixed -use buildings for
pedestrian circulation. No other use is intended for this use or any other
green space area.
5. Commercial Buildings — A two-story commercial building is planned at the
center of the courtyard and a micro -commercial building will be located on the
southwest corner of the site facing S. Rock Street. These buildings will be
leased to small and local businesses for retail and commercial office space.
Hours of operation are intended to be from 7 am to 8 pm Sunday through
Thursday and 7 am through 9 or 10 pm on Friday, Saturday and holidays.
Staffing will be established by the tenants based on usage. C-3 permitted
uses will be allowed for these buildings.
The site plan does not show any signage for the development. Any signage must
comply with Section 36-555 of the City's Zoning Ordinance (signs permitted in
commercial zones).
All sight lighting must be low-level and directed away from adjacent residential
properties.
The site plan shows a dumpster located in the eastern portion of parking lot. The
dumpster area must be screened as per Section 36-523 of the City's Zoning
Ordinance.
To staff's knowledge, there are no outstanding issues associated with the
proposed development. The proposed multi -use development is a comprehensive
and innovative planned small-scale urban infill in the Pettaway Neighborhood
intended to provide diversified yet harmonious development that meets the goals
and municipal plan of the City of Little Rock.
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FILE NO.: Z-9810
Staff is supportive of the requested PCD zoning. The proposed development
provides and efficient and economic arrangement of varied land use, buildings,
circulation systems and facilities for modern lifestyles. The applicant's proposed
use of the site is similar to the intensity of other developments in the general area.
Staff feels the proposed mixed -use development will have no adverse impact on
the surrounding properties. Staff is supportive of the overall concept and agrees
that this type of development will be beneficial to the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, of the agenda and staff report.
PLANNING COMMISSION ACTION: (AUGUST 10, 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 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
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