HomeMy WebLinkAboutBOD Staff Report 100423OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
SEPTEMBER 19, 2023 AGENDA
Subject
An Ordinance rezoning
property located at 18404
Cantrell Road from
"R-2" and 0-3 to "C-3".
(Z-9811)
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 owner of the 4.618 acre property located at 18404
Cantrell Road is requesting that the property be reclassified
from "R-2" and "0-3" to "C-3".
None
Approval of the Ordinance.
The applicant proposes to rezone a 4.618-acre, 2 lot site
located at 18404 Cantrell Road from R-2 and 0-3 to C-3 to
allow for future commercial development.
The site is currently undeveloped. Trees and heavy brush
are located throughout the property. There is a mixture of
zoning and uses in all directions of the site.
The City's Future Land Use Plan shows Office (0) and
Mixed Use (MX) for the requested area. A proposed land
use plan amendment from Office (0) and Mixed Use (MX)
to Commercial (C) is a separate item on this agenda.
On August 10, 2023, the Planning Commission voted
8 ayes, 0 noes, 1 absent and 2 open positions, as part of the
Consent Agenda, to approve the C-3 rezoning. There were
no objectors present.
BACKGROUND
CONTINUED
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 RECLASSIFYING PROPERTY
LOCATED IN THE CITY OF LITTLE ROCK,
ARKANSAS, AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF LITTLE ROCK, ARKANSAS;
AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY
OF LITTLE ROCK, ARKANSAS.
Section 1. That the zone classification of the following property be and is
hereby changed as indicated:
Z-9811— DESCRIBED AS A PART OF THE W1/2 OF SECTION
14, T-2-N, R-14-W; PULASKI COUNTY, ARKANSAS; MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT LOCATED ON THE EASTERN
RIGHT OF WAY OF VALLEY RANCH DRIVE LOCATED AT
THE SOUTHWEST CORNER OF LOT 1, RANCH WEST
OFFICE PARK; SAID POINT ALSO BEING THE POINT OF
BEGINNING; THENCE S75°27'33"E, ALONG THE SOUTH
LINE OF SAID LOT 1, A DISTANCE OF 390.06'; THENCE
S03006'58"W-286.74' TO THE NE CORNER OF THE NW1/4
SW1/4, SAID SECTION 14; THENCE S03103'08"W-189.95' TO
A POINT ON THE NORTHERN RIGHT OF WAY LINE OF
ARKANSAS STATE HIGHWAY 10 (CANTRELL ROAD);
THENCE ALONG SAID RIGHT OF WAY, N75012'44"W-
201.861; THENCE LEAVING SAID RIGHT OF WAY,
N11050'01"E-78.32'; THENCE N11050'06"E-66.56'; THENCE
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N88048'42"W-104.94'; THENCE S24012'58"W-44.031; THENCE
S11037'00"W-58.50' TO A POINT ON THE NORTHERN RIGHT
OF WAY LINE OF SAID ARKANSAS STATE HIGHWAY 10;
THENCE ALONG SAID RIGHT OF WAY N76044119"W-14.121;
THENCE N63054'15"W-53.66'; THENCE N80006'43"W-92.37';
THENCE ALONG THE ARC OF A 25.00' RADIUS CURVE TO
THE RIGHT, HAVING AN ARC LENGTH OF 35.93' AND
CHORD OF N38056'55"W-32.92' TO A POINT ON THE
EASTERN RIGHT OF WAY LINE OF VALLEY RANCH
DRIVE; THENCE ALONG SAID RIGHT OF WAY
N02013'36"E-132.98'; THENCE ALONG THE ARC OF A 419.92'
RADIUS CURVE TO THE RIGHT, HAVING AN ARC LENGTH
OF 305.17' AND CHORD OF N23002'16"E-298.501; BACK TO
THE POINT OF BEGINNING. CONTAINING 4.6226 ACRES,
MORE OR LESS: FROM "R-2" SINGLE FAMILY DISTRICT
AND "0-3" GENERAL OFFICE DISTRICT TO "C-3"
GENERAL COMMERCIAL DISTRICT (18404 CANTRELL
ROAD).
Section 2. That the map referred to in Chapter 36 of the Code of Ordinances
of the City of Little Rock 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 3. That the Ordinance shall take effect and be in full force 30 days after
the date of its passage and approval.
Section 4. 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
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declared or adjudged invalid or unconstitutional was not originally a part of the
ordinance.
Section 5. Repealer. 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:
APPROVED:
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
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FILE NO.: Z-9811
NAME: Rezoning from R-2 and 0-3 to C-3
LOCATION: Northeast of the Cantrell Road / Valley Ranch Drive intersection (18404
Cantrell Road)
DEVELOPER:
FC Grass Farms LLC and 18404 Cantrell LLC (Owner)
6020 Ranch Drive, Suite C-7
Little Rock, AR 72223
OWNERIAUTHORIZED AGENT:
Brian Dale (Agent)
Joe White & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYORIENGINEER:
Joe White & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.618 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 7 CENSUS TRACT: 42.05
CURRENT ZONING: R-2 and 0-3
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/AP PLICANT' S STATEMENT:
The applicant proposes to rezone a 4.618-acre, 2 lot site located at 18404 Cantrell
Road from R-2 and 0-3 to C-3 to allow for future commercial development.
FILE NO.: Z-9811 Cont.
B. EXISTING CONDITIONS:
The site is currently undeveloped. Trees and heavy brush are located throughout
the property. There is a mixture of zoning and uses in all directions of the site. The
City's Future Land Use Plan shows Office (0) and Mixed Use (MX) for the
requested area.
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: No comments.
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authori : No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
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.
PAI
FILE NO.: Z-9811 Cont.
Loadinq
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
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 2021 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.
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.
Landscape: No comments
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received -
Planning Division:
The request is in the Pinnacle Planning District. The Land Use Plan shows Office
(0) and Mixed Use (MX) for the requested area. The Office (0) category
represents services provided directly to consumers (e.g., legal, financial, medical)
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FILE NO
as well as general offices which support more basic economic activities. 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. There is an
accompanying Land Use Plan amendment to Commercial (C) for this site. 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 rezone from R-2, Single Family and 0-3, General
Office to C-3, General Commercial.
Surrounding the application area to the east is an area of Mixed Use (MX) with
large residential tracts, a liquor store, auto repair business and an office. North is
an area of Office (0) with offices, a rehab facility, and a subdivision developed with
townhomes. East of the townhomes is an area of Residential Low Density (RL)
with a developed subdivision. 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 Future Land Use Plan for
this area was amended in 2014 (Ord. 20921) to RL from O. West, across Valley
Ranch Drive is a partially wooded tract of pasture in a Suburban Office (SO)
district. The Suburban Office (SO) category provides 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. South of Cantrell Road
is an area of Suburban Office (SO) with two large residential tracts. The Future
Land Use Plan for this area was amended in 2022 (Ord. 22157) to SO from RL.
The SO is located within a large Residential Low Density (RL) area with single
family homes and a day care facility. South of Cantrell Road to the east is an area
of Mixed Use (MX) with two sit-down restaurants, a trailer park, a vacant wooded
lot and a large tract with a single-family home.
This Site is in the Hwy 10 Design Overlay District.
Master Street Plan:
Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials
are roads designed to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. Dedication of additional right-of-way
may be required to allow for future expansion to six through lanes plus left and
right turn lanes. Standard Right -of -Way (ROW) of 110 feet is required. Sidewalks
are required on both sides. Valley Ranch Drive is shown on the Master Street Plan
as a Collector. 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.
0
FILE NO.: Z-9811
Sidewalks are required on one side. These streets may require additional right-of-
way and may require street improvements.
Bicycle Plan -
Cantrell Road is shown on the Master Bike Plan with a proposed Bikeway-1 Path.
Class I Bike Paths are a route designated for the sole use of bicycles that is
physically separated from vehicular lanes.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone a 4.618-acre, 2 lot site located at 18404 Cantrell
Road from R-2 and 0-3 to C-3 to allow for future commercial development.
The site is currently undeveloped. Trees and heavy brush are located throughout
the property. There is a mixture of zoning and uses in all directions of the site.
The City's Future Land Use Plan shows Office (0) and Mixed Use (MX) for the
requested area. A proposed land use plan amendment from Office (0) and Mixed
Use (MX) to Commercial (C) is a separate item on this agenda.
Staff is in support of the requested rezoning from R-2 and 0-3 to C-3 to allow for
the development of commercial use. Staff feels the proposal is in character with
the neighborhood and will have no adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
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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