HomeMy WebLinkAboutBOD Staff Report 022224OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 6, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Marina
Lifestyle Medicine —
Revised POD (Z-9872)
located at 16913 Cantrell
Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Emily Cox
Interim City Manager
The applicant proposes to rezone the 1.32 acre
property from POD to Revised POD to allow a medical
office development.
I None
Approval of the Ordinance
The applicant proposes to revise an existing Planned Office
Development (POD) at a 1.32 acre property located at
16913 Cantrell Road to allow use of the property as medical
office. The proposed office building is to be 7,470 square
feet in area, with a height of approximately 19 feet.
The property is currently vacant with heavy overbrush and
trees. The request is in the Chenal Planning District as well
as the Highway 10 Overlay District. Surrounding the
application area, northwesterly on the south of Cantrell
Road is Suburban Office (SO). To the west is Residential
Low Density (RL) with undeveloped tracts and a developed
subdivision. To the east of the subject site beyond a PK/OS
BACKGROUND
CONTINUED
buffer is an area of Transitional (T) with a mix of small
offices and a few residences. The north side of Cantrell
Road adjacent to the site has Suburban Office (SO),
Commercial (C), and Office (0) uses.
The new structure will have a one -hundred -foot building
setback from the property line abutting Highway 10. The
rear yard setback shall not be less than forty (40) feet and
the side yard shall not be less than thirty (30) feet.
The Highway 10 frontage (font yard) shall consist of a
minimum of forty (40) feet of landscaped area exclusive
of right-of-way. The rear and side yards shall have a
landscaped buffer averaging a minimum of twenty-five
(25) feet from the property line. A screening fence will be
required along the east, west and south property lines as a
component of the land use buffers. The proposed project
generally complies with the Highway 10 Overlay District.
The proposed site development plan provides for a paved
parking area between the building and the north (Highway
10) property line. The proposed parking area contains 20
parking spaces which will be sufficient to serve the
proposed use. There will be a sight access point (24 foot
wide driveway) near the northeast corner of the site.
There is a creek which runs through the east portion of the
property. The proposed building will be set back over 70
feet from the east property line to accommodate this
drainage area. A drainage study must be submitted to and
approved by the Department of Planning and
Development Engineering Division prior to a building
permit being issued. The treatment of this drainage/creek
area must comply with all City Ordinance requirements.
Any dumpster placed on the site must be screened as per
Section 36-5 of the code.
All site lighting must be low-level and directed away from
adjacent properties.
All signage on the site must comply with Section 36-555.
On December 14, 2023, the Planning Commission voted
10 ayes, 0 noes, 0 absent and 1 recusal (Russell), to approve
the Revised POD rezoning. There were no objectors
present.
2
BACKGROUND All owners of property located within 300 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 REVISED PLANNED
OFFICE DISTRICT TITLED MARINA LIFESTYLE MEDICINE —
REVISED POD, LOCATED AT 16913 CANTRELL ROAD
(Z-9872), 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 POD, Planned Office District, to Revised POD, Planned Office District:
Z-9872 — DESCRIBED AS A PART OF THE SW 1/4 SW 1/4 OF
SECTION 13 AND PART OF THE NW 1/4 NW 1/4 OF SECTION 24,
T-2-N, R-14-W, PULASKI COUNTY, ARKANAS, MORE
PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING
AT THE NORTHWEST CORNER OF SAID NW 1/4 NW 1/4,
SECTION 24; THENCE S89°12'59"E, ALONG THE NORTH LINE
OF SAID NW 1/4 NW 1/4 658.79 FT. TO THE POINT OF
BEGINNING, THENCE N20°20'43" E, 208.57 FT. TO A POINT ON
THE SOUTH RIGHT-OF-WAY LINE OF ARKANSAS STATE
HIGHWAY NO. 10 (CANTRELL ROAD); THENCE S50°45'16" E
ALONG SAID SOUTH RIGHT-OF-WAY LINE, 28.40 FT.; THENCE
S61016'25" E CONTINUING ALONG SAID SOUTH RIGHT-OF-
WAY LINE, 280.73 FT.; THENCE S47°05'02" W 67.16 FT. TO A
POINT ON THE SAID NORTH LINE OF THE NW 1/4 NW 1/4,
SECTION 24; THENCE S89023'50" E ALONG SAID NORTH LINE,
Page 1 of 3
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8.05 FT.; THENCE S45°27'08" 2,197.17 FT.; THENCE N44°32'52" w,
198.21 FT. TO A POINT ON THE SAID NORTH LINE OF THE NW
1/4 NW 1/4, THENCE N89°23'50" W ALONG SAID NORTH LINE,
20.00 FT. TO THE POINT OF BEGINNING CONTAINING 57,319
SQ. FT. OR 1.3159 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
Marina Lifestyle Medicine — Revised POD, located at 16913 Cantrell Road (Z-9872) 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.
Page 2 of 3
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PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
H
H
APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-9872
NAME: Marina Lifestyle Medicine — Revised POD
LOCATION: 16913 Cantrell Road
DEVELOPER:
James B. Taggart (Agent)
Taggert Design Group
20 Patricia Lane
Little Rock, AR 72205
(501) 580-4341
burt@ta,qgertdesiqnqroup.com
Marina Ivanovsky (Owner)
OWNER/AUTHORIZED AGENT:
James B. Taggart (Agent)
Taggert Design Group
20 Patricia Lane
Little Rock, AR 72205
(501) 580-4341
burt(@,taqqertdesiqnqroup.com
Marina Ivanovsky (Owner)
Surveyor/Engineer:
White Daters
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667
AREA: 1.32 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
FILE NO.: Z-9872 (Cont.)
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to revise an existing Planned Office Development (POD)
at a 1.32 acre property located at 16913 Cantrell Road to allow use of the property
as medical office. The office building is proposed to be 7,470 square feet.
B. EXISTING CONDITIONS:
The property is currently vacant with heavy overbrush and trees. The request is
in the Chenal Planning District as well as the Highway 10 Overlay District.*
Surrounding the application area, northwesterly on the south of Cantrell Road is
Suburban Office (SO). To the west is Residential Low Density (RL) with
undeveloped tracts and a developed subdivision. To the east of the subject site
beyond a PK/OS buffer is an area of Transitional (T) with a mix of small offices and
a few residences. The north side of Cantrell Road adjacent to the site has
Suburban Office (SO), Commercial (C), and Office (0) uses.
C. NEIGHBORHOOD COMMENTS:
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. 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
#ARR15.0000.
2. A grading permit must be obtained 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.gov 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 'h to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
3. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
2
FILE NO.: Z-9872 [Cont.
4. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
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 Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
8. 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 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.
9. Per City Code 31-210 (e) (1) for arterial streets, the minimum driveway
spacing from the property line shall be one hundred fifty (150) feet. Maximum
driveway width is thirty-six (36) feet. Revise driveway location to meet above
requirement accordingly or request a variance from this requirement to the
Planning Commission as part of the application for the POD.
10. Cantrell Road is classified as a principal arterial per City's master street plan
with a total one -hundred ten (110) feet of total right of way. Additional right
of way beyond existing state right of way shall be dedicated to the City of
Little Rock by the property owner to comply with master street plan right of
way requirement for a principal arterial.
11. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
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FILE NO.: Z-9872 (Cont.)
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
ants•
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
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.
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FILE NO.- Z-9872 Cont.
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 Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 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 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 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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
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.
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FILE NO_: Z-9872 Cont_
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 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.
F. BUILDING CODES/LANDSCAPE:
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. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
0
FILE NO.: Z-9872 (Cont.)
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Chenal Planning District. The Land Use Plan shows Suburban
Office (SO) for the requested area. 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. The application is to rezone from POD to POD for a lifestyle medicine
office.
Surrounding the application area, northwesterly on the south of Cantrell Road is
Suburban Office (SO). The Suburban Office (SO) category provides for low
intensity development of office or office parks in close proximity to lower density
residential areas. To the west is Residential Low Density (RL) with undeveloped
tracts and 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. To the east
of the subject site beyond a PK/OS buffer is an area of Transitional (T) with a mix
of small offices and a few residences. The Park/Open Space (PK/OS) category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land. 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 north side of Cantrell Road adjacent to the site has
Suburban Office (SO), Commercial (C), and Office (0) uses. The Office (0)
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
This site is in the Highway 10 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. The standard Right of way of 110 feet
is required. Sidewalks are required on both sides. This street may require
dedication of right-of-way and may require street improvements.
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FILE NO.: Z-9872 (Cont.)
Bicycle Plan:
Cantrell Road is on the Master Bike Plan as BIKEWAY I -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:
This property is not a contributing structure and is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to revise an existing Planned Office Development (POD)
at a 1.32 acre property located at 16913 Cantrell Road to allow use of the property
as medical office. The proposed office building is to be 7,470 square feet in area,
with a height of approximately 19 feet.
The property is currently vacant with heavy overbrush and trees. The request is in
the Chenal Planning District as well as the Highway 10 Overlay District.#
Surrounding the application area, northwesterly on the south of Cantrell Road is
Suburban Office (SO). To the west is Residential Low Density (RL) with
undeveloped tracts and a developed subdivision. To the east of the subject site
beyond a PK/OS buffer is an area of Transitional (T) with a mix of small offices and
a few residences. The north side of Cantrell Road adjacent to the site has
Suburban Office (SO), Commercial (C), and Office (0) uses.
The new structure will have a one -hundred -foot building setback from the
property line abutting Highway 10. The rear yard setback shall not be less than
forty (40) feet and the side yard shall not be less than thirty (30) feet.
The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet
of landscaped area exclusive of right-of-way. The rear and side yards shall have
a landscaped buffer averaging a minimum of twenty-five (25) feet from the
property line. A screening fence will be required along the east, west and south
property lines as a component of the land use buffers. The proposed project
generally complies with the Highway 10 Overlay District.
The proposed site development plan provides for a paved parking area between
the building and the north (Highway 10) property line. The proposed parking area
contains 20 parking spaces which will be sufficient to serve the proposed use.
There will be a sight access point (24 foot wide driveway) near the northeast
corner of the site.
There is a creek which runs through the east portion of the property. The
proposed building will be set back over 70 feet from the east property line to
accommodate this drainage area. A drainage study must be submitted to and
E
FILE NO.: Z-9872
approved by the Department of Planning and Development Engineering Division
prior to a building permit being issued. The treatment of this drainage/creek area
must comply with all City Ordinance requirements.
Any dumpster placed on the site must be screened as per Section 36-5 of the
code.
All site lighting must be low-level and directed away from adjacent properties.
All signage on the site must comply with Section 36-555.
Staff is in support of the requested POD revision. Staff believes the request is
reasonable and that the proposed revised POD use is appropriate for this location.
Staff feels that this type of use is within character for the area at this time. The
applicant is requesting 0-3 permitted uses as alternative uses for the project.
STAFF RECOMMENDATION:
Staff recommends approval of the PCD zoning request subject to compliance with
the comments and conditions noted in paragraphs D, E and F, and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 14, 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 analysis"
above. The item remained on the Consent Agenda for Approval. The vote was 10 ayes,
0 nays, and 1 recusal (Russell). The application was approved.
0