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Home My WebLink AboutPC Minutes for Z-9847 101923October 12, 2023 ITEM NO.: 6 FILE NO.: Z-9847 NAME: Rezoning from R-2 to O-3 LOCATION: 14115 Taylor Loop Road DEVELOPER: Richardson TR/Chaney/Hastings/Madden 14115 Taylor Loop Road Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Richardson TR/Chaney/Hastings/Madden – Owner Claire Brown – Agent SURVEYOR/ENGINEER: Halff 5318 JFK Blvd. North Little Rock, AR 72116 AREA: 1.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 1.80 acre property located at 14115 Taylor Loop Road from R-2 to O-3 to allow for future office development. B. EXISTING CONDITIONS: The property contains a one-story single family residence within the north portion of the property and a manufactured home at the southwest corner of the lot. The east half of the property is undeveloped and tree covered. October 12, 2023 ITEM NO.: 6 (Cont.) FILE NO.: Z-9847 2 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 DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 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. October 12, 2023 ITEM NO.: 6 (Cont.) FILE NO.: Z-9847 3 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 Codes: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District Planning District. The Land Use Plan shows Transition (T) for the requested area. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The application is to rezone from R-2 (Single Family District) to O-3 (General Office District). Office. The application area is about 600 feet south of the intersection of Taylor Loop Road with Cantrell Road. At this intersection is an area on the south of Cantrell Road that is Commercial (C) with a bank branch and a convenience store with fuel pumps. On the east of Taylor Loop Road between the C area and the subject site is an area of Transitional (T) land use with two single-family residences, a vacant lot, and a publishing office. On the west side of Taylor Loop Road is an area of Suburban Office (SO) with a veterinary office, a dentist office, and a vacant lot. South of the application area to the east and west of Taylor Loop Road is mostly developed Residential Low Density (RL) with a few vacant subdivision lots. October 12, 2023 ITEM NO.: 6 (Cont.) FILE NO.: Z-9847 4 Master Street Plan: Taylor Loop Rd is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street may need more ROW and/or paving width. Access may need to be limited. Bicycle Plan: Taylor Loop Rd is shown with a proposed Class II Bike Lane. A Class II Bike Lane is designated by painted strips separating the bikeway from motor vehicle traffic and intended for the sole use by bicycles. Additional pavement markings and signage is required. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone the 1.80 acre property located at 14115 Taylor Loop Road from R-2 to O-3 to allow for future office development. The property contains a one-story single family residence within the north portion of the property and a manufactured home at the southwest corner of the lot. The east half of the property is undeveloped and tree covered. There are two (2) driveways from Taylor Loop Road which provide vehicular access to the property. The general area contains a mixture of zoning and uses along Taylor Loop Road and Cantrell Road to the north. Office and commercial zoned properties are located along Taylor Loop Road to the north and west. Single family residences are located to the east, south and southwest. A mixture of commercial uses is located to the north at the Taylor Loop Road/Cantrell Road intersection. The City’s Future Land Use Plan designates this property as “T” Transition. The requested O-3 zoning will not require an amendment to the future plan. Staff is supportive of the requested O-3 rezoning. Staff views the request as reasonable. Office zoning is an acceptable zoning within the future land use plan designate of “Transition”. Staff believes that the O-3 zoning will have no adverse impact on the adjacent properties. October 12, 2023 ITEM NO.: 6 (Cont.) FILE NO.: Z-9847 5 I. STAFF RECOMMENDATION: Staff recommends approval of the requested O-3 rezoning. PLANNING COMMISSION ACTION: (OCTOBER 12, 2023) The applicant was present representing the application. There were 2 persons registered in opposition. Staff presented the item and a recommendation for approval as outlined in the “staff recommendation” above. Claire Brown, representing the applicant, explained the project to the Commission. Jibao Tucker and Lora Brown spoke in opposition. They were all concerned about the area becoming too commercial. There was general discussion about the project. There was a motion to approve. The motion was seconded. The vote was 3 ayes, 4 nays, 2 absent and 2 open positions. The application was denied.