HomeMy WebLinkAboutBOD Staff Report 050724BOARD OF DIRECTORS COMMUNICATION
APRIL 16, 2024 AGENDA
Subject
An Ordinance rezoning
property located at
8707 Mabelvale Pike from
"C-3" to "C-4". (Z-8284-B)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4 Ordinance
Resolution
Approval
Information Report
Approved By
Emily Cox
Interim City Manager
The owner of the 2.48 acre property located at 8707
Mabelvale Pike is requesting that the zoning be reclassified
from "C-3General Commercial District to "C-4" Open
Display District.
I None
Approval of the Ordinance
The property owner requests to rezone the 2.48 acre
property located at 8707 Mabelvale Pike from C-3" General
Commercial District to "C-4" Open Display District. The
rezoning is requested to allow future commercial
development.
The property is located on the south side of Mabelvale Pike,
at Mabelvale Drive. The property is currently undeveloped
and partially tree covered.
The City's Future Land Use Plan designates this property
as "C" Commercial. The requested C-4 zoning will not
require an amendment to the future land Use Plan.
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 zoning classification of the following property be and is
hereby changed as indicated:
Z-8284-B — DESCRIBED AS COMMENCING AT THE POINT
ON THE WEST LINE OF SAID SECTION 35, WHICH IS
1425 FEET NORTH OF THE SOUTHWEST CORNER OF SAID
SECTION, AND WHICH POINT IS ALSO THE POINT OF
INTERSECTION OF THE WEST LINE OF SAID SECTION 35,
WITH THE CENTER LINE OF THE MABELVALE HIGHWAY;
THENCE NORTH 75 DEGREES EAST WITH SAID CENTER
LINE, 342 FEET TO THE POINT OF BEGINNING; THENCE
CONTINUE NORTH 75 DEGREES EAST ALONG SAID
CENTER LINE 300 FEET TO A POINT; THENCE SOUTH
PARALLEL TO THE WEST LINE OF SECTION 35 TO THE
MABELVALE HIGHWAY A DISTANCE OF 400 FEET;
THENCE IN A SOUTHWESTERLY DIRECTION PARALLEL
TO THE MABELVALE HIGHWAY 300 FEET; THENCE
NORTH PARALLEL TO THE WEST LINE OF SECTION 35, A
DISTANCE OF 400 FEET TO THE POINT OF BEGINNING.
Page 1 of 3
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LESS AND EXCEPT:
PART OF THE W 1/2 OF THE SW 1/4, SECTION 35, T-1-N,
R-13-W, CITY OF LITTLE ROCK, PULASKI COUNTY,
ARKANSAS, MORE PARTICULARLY DESCRIBED AS
FOLLOWS: COMMENCING AT THE POINT ON THE WEST
LINE OF SECTION 35, WHICH IS 1425 FEET NORTH OF THE
SW CORNER OF SAID SECTION AND WHICH POINT IS
ALSO THE POINT ON THE WEST LINE OF SAID SECTION 35
WITH THE CENTERLINE OF MABELVALE HIGHWAY;
THENCE N 75 DEGREES E WITH SAID CENTERLINE
342 FEET TO THE POINT OF BEGINNING AND THE
NORTHWEST CORNER OF PROPERTY DESCRIBED IN
DEED RECORDED IN BOOK 879, PAGE 577-578; THENCE N
78 DEGREES 16 MINUTES 08 SECONDS E, 299.91 FEET TO
THE NORTHEAST CORNER OF PROPERTY DESCRIBED IN
BOOK 879, PAGE 577-578; THENCE S 2 DEGREES
43 MINUTES 23 SECONDS W, 30.98 FEET; THENCE S 78
DEGREES 16 MINUTES 08 SECONDS W, PARALLEL WITH
SAID CENTERLINE, 300.00 FEET; THENCE N 02 DEGREES
53 MINUTES 11 SECONDS E, 31.05 FEET TO THE POINT OF
BEGINNING: FROM "C-3" GENERAL COMMERCIAL
DISTRICT TO "C-4" OPEN DISPLAY DISTRICT
(8707 MABELVALE PIKE).
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.
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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 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:
City Clerk
APPROVED AS TO FORM:
City Attorney
//
APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-8284-B
NAME: Rezoning from C-3 to C-4
LOCATION: 8707 Mabelvale Pike
DEVELOPER:
Blue Collar Consulting, LLC
7229 E. Shadow Ridge
Benton, AR 72019
OWNER/AUTHORIZED AGENT:
Blue Collar Consulting, LLC — Owner
Joe White and Associates, Inc. — Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 2.48 acres
WARD: 7
CURRENT ZONING:
VARIANCE/WAIVERS
NUMBER OF LOTS: 1
PLANNING DISTRICT: 15
C-3
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.03
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property owner requests to rezone the 2.48 acre property from C-3 to C-4.
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially tree covered.
FILE NO.: Z-8284-B Cont.
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
of sewer main going across the lot.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
No permanent structures allowed on top
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:
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.
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.
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FILE NO.: Z-8284-B Cont.
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.
30' Tall Buildin s - 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
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FILE NO.: Z-8284-B Cont.
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.
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 Codes: No comments received.
Landscape: No comments.
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FILE NO.: Z-8284-B Cont.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Geyer Springs West Planning District. The Land Use Plan
shows Commercial (C) for the requested area. 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 C-3 to C-4.
To the south of the application area is a large area of Commercial (C) use with lodging
and restaurants. West of the site is an area of Public/Institutional (PI) category for public
and quasi -public facilities. This area is the ARDOT Headquarters. The Light Industrial (LI)
category provides for light warehouse, distribution or storage uses, and/or other industrial
uses that are developed in a well -designed park like setting. To the north of Mabelvale
Pike is a concrete supplier, freight terminal, and warehouses.
This site is not located in an Overlay District.
Master Street Plan:
Mabelvale Pike is a Collector on the Master Street Plan. Collectors are designed
to connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60'. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Mabelvale Pikeis on the Master Bike Plan as a Proposed Class 3 Bike Route.
Class 3 Bike Routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The property owner requests to rezone the 2.48 acre property located at
8707 Mabelvale Pike from C-3" General Commercial District to "C-4" Open Display
District. The rezoning is requested to allow future commercial development.
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FILE NO.: Z-8284-B Cont.
The property is located on the south side of Mabelvale Pike, at Mabelvale Drive.
The property is currently undeveloped and partially tree covered.
The City's Future Land Use Plan designates this property as "C" Commercial. The
requested C-4 zoning will not require an amendment to the future land Use Plan.
Staff is supportive of the requested C-4 rezoning. Staff views the request as
reasonable. The 11.26 acre property located immediately south and east of this
property was recently rezoned to C-4. The property is located in an area which
contains a mixture of commercial and light industrial zoning and uses. The
proposed C-4 rezoning will represent a continuation of the zoning pattern in this
area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (MARCH 14, 2024)
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 absent. The application was approved.
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