HomeMy WebLinkAboutZ-9655 BOD Staff Report 030822OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
APRIL 5, 2022 AGENDA
Subject
An Ordinance rezoning
property located at the
northwest corner of
Mabelvale Pike and Sibley
Hole Road from "R-2" to
"C-3" and "OS". (Z-9655)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The owner of the 17.707 acre property located at the
northwest corner of Mabelvale Pike and Sibley Hole Road
is requesting that the property be reclassified from "R-2" to
"C-3" and "OS".
I None
Approval of the Ordinance
Wylie Family Enterprises II, LLC, owner of the 17.707
acre property located at the northwest corner of Mabelvale
Pike and Sibley Hole Road, is requesting that the property
be rezoned from "R-2" Single Family District to "C-3"
General Commercial District. The rezoning is proposed to
allow future commercial development of the site. The
property is currently undeveloped and grass covered. The
property is relatively flat and free of slope. The applicant
proposes to zone the south 50 feet of the property to "OS"
Open Space District, in conformance with the City's Future
Land Use Plan.
BACKGROUND
CONTINUED
The property is located in an area of mixed zoning and uses.
A mixture of single family residences, commercial and
light industrial uses and zoning is located to the north.
Interstate 30 is located approximately 700 feet to the north.
R-2 and I-2 zoned properties are located to the west.
Multifamily and commercial uses and zoning, and the new
Southwest High School, are located across Mabelvale Pike
to the east. Single family residences are located across
Sibley Hole Road to the south. A new church development
is proposed at the southwest corner of Mabelvale Pike and
Sibley Hole Road.
The City's Future Land Use Plan designates this property
as "LI" Light Industrial, with the south 50 feet of the
property being designated as "OS" Open Space. A
proposed land use plan amendment to "C" Commercial is
a separate item on this agenda.
On February 10, 2022, the Planning Commission voted
10 ayes, 0 noes, 0 absent and 1 open position, as part of the
Consent Agenda, to approve the C-3 and OS 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.
2
I ORDINANCE NO.
2
3 AN ORDINANCE RECLASSIFYING PROPERTY
4 LOCATED IN THE CITY OF LITTLE ROCK,
5 ARKANSAS, AMENDING THE OFFICIAL ZONING
6 MAP OF THE CITY OF LITTLE ROCK, ARKANSAS;
7 AND FOR OTHER PURPOSES.
8
9 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY
10 OF LITTLE ROCK, ARKANSAS.
11
12 Section 1. That the zone classification of the following property be and is
13 hereby changed as indicated:
14
15 Z-9655 — Described as lands lying in the Southwest Quarter of the
16 Northeast Quarter of Section 3, Township 1 South, Range 13
17 West, Little Rock, Pulaski County, Arkansas more particularly
18 described as follows:
19
20 Beginning at a found railroad spike being the Southwest Corner
21 of the said Southwest Quarter of the Northeast Quarter North 00
22 degrees 38 minutes 42 seconds East 747.12 feet; thence North 00
23 degrees 32 minutes 30 seconds East 78.59 feet; thence South 88
24 degrees 25 minutes 16 seconds East 1021.79 feet to a found cotton
25 picker spindle on the centerline of Mabelvale Pike; thence along
26 said centerline South 12 degrees 02 minutes 30 seconds West
27 692.05 feet; thence South 09 degrees 41 minutes 02 seconds West
28 136.80 feet to a found cotton picker spindle on the South Line of
29 the said Southwest Quarter of the Northeast Quarter; thence
30 leaving said centerline along said South Line North 89 degrees 03
31 minutes 34 seconds West 863.28 feet to the point of beginning
Page 1 of 3
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
containing 17.707 acres more or less. LESS AND EXCEPT 1.18
ACRES OF RIGHT OF WAY DEDICATION TO CITY OF
LITTLE ROCK FILED FOR RECORD AS INSTRUMENT NO.
2019073373 ON NOVEMBER 14, 2019. RECORDS OF
PULASKI COUNTY, ARKANSAS. From "R-2" Single Family
District to "C-3" General Commercial District (Northwest corner
of Mabelvale Pike and Sibley Hole Road).
LESS AND EXCEPT
The South 50 feet of the above described property which shall be
zoned "OS" Open Space District.
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
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.
Page 2 of 3
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
PASSED:
ATTEST:
APPROVED:
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
//
//
Page 3 of 3
FILE NO.: Z-9655
NAME: Rezoning from R-2 to C-3 and OS
LOCATION: Northwest corner of Mabelvale Pike and Sibley Hole Road
DEVELOPER:
Wylie Family Enterprises II, LLC
13701 Colonel Glenn Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Wylie Family Enterprises II, LLC — Owner
Jess Griffin — Agent
SURVEYOR/ENGINEER:
Jess Griffin, PE
11710 Hinson Road, Suite 130E
Little Rock, AR 72212
AREA: 17.707 acres
WARD: 7
CURRENT ZONING
Variance/Waivers:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 15
I;m
None requested.
A. PROPOSALIREQUESTJAPPLICANT'S STATEMENT:
FT_ NEW STREET: 0 LF
CENSUS TRACT: 41.03
The applicant proposes to rezone the 17.707 acres property from R-2 to C-3 for future
commercial development. The applicant proposes for the south 50 feet of the property
to be zoned OS, as per the City's Future Land Use Plan.
B. EXISTING CONDITIONS:
The property is currently undeveloped and grass covered. The property is relatively
flat and free of slope.
FILE NO.: Z-9655 Cont.
C. NEIGHBORHOOD COMMENTS:
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.
D. ENGINEERING COMMENTS:
1. No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter : No comments received.
CenterPoint Energ : No comments.
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:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 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 2012 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.
Low
Maintain fire apparatus access road design as per Appendix D of the 2012 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
E
FILE NO.: Z-9655 (Cont.
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 2012 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 2012 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.
3
FILE NO.: Z-9655 (Cont.)
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 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 2012
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 2012 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.
4
FILE NO.: Z-9655 Cont.
F. BUILDING CODESILANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
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 Light Industrial (LI) for the requested area. 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. The
application is to rezone from R-2 (Single Family District) to C-3 (General Commercial
District) to allow for the future commercial development of the site. There is an
accompanying application to amend the Land Use Plan for this site to Commercial (C).
Surrounding the application area, the Land Use Plan shows Commercial (C) use to
the east across Mabelvale Pike and north, across Davmar. Light Industrial (LI) is
shown to the northwest and west on the Plan. Residential Low Density (RL) is on the
Plan south of the site, across Sibley Hole Road. 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. Across Mabelvale Pike to the southeast
of the application area is the new Southwest High School, zoned PDC (Planned
Development Commercial) District. To the east is vacant C-3, General Commercial
District zoned land. Further to the east on land zoned both PDR (Planned Development
Residential) District and C-3, General Commercial District are several apartment
buildings. To the northeast is land zoned C-3, General Commercial District with a
Home Depot and a tire service store as well as two parcels zoned R-2, Single Family
District with houses. North, across Davmar is mostly R-2, Single Family District zoned
land with both single-family houses and warehouses, as well as a commercial
business. 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. This land to the west of the site is currently a large tract with a
single-family house. 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
remain less than 6 units per acre. This land south of Sibley Hole Road has several
large tract single-family houses and a single-family subdivision (Pinedale).
Master Street Plan: To the south is Sibley Hole Road, shown as a Collector on the
Master Street Plan. To the east is Mabelvale Pike and it is a Minor Arterial on the
Master Street Plan. The primary function of a Collector Road is to provide a connection
5
FILE NO.: Z-9655 Cont.
from Local Streets to Arterials. A Minor Arterial provides connections to and through
an urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Mabelvale Pike since it is a Minor Arterial. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle_Plan: There is a Class II Bike Route shown on Mabelvale Pike. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
Wylie Family Enterprises 11, LLC, owner of the 17.707 acre property located at the
northwest corner of Mabelvale Pike and Sibley Hole Road, is requesting that the
property be rezoned from "R-2" Single Family District to "C-3" General Commercial
District. The rezoning is proposed to allow future commercial development of the site.
The property is currently undeveloped and grass covered. The property is relatively
flat and free of slope. The applicant proposes to zone the south 50 feet of the property
to "OS" Open Space District, in conformance with the City's Future Land Use Plan.
The property is located in an area of mixed zoning and uses. A mixture of single family
residences, commercial and light industrial uses and zoning is located to the north.
Interstate 30 is located approximately 700 feet to the north. R-2 and 1-2 zoned
properties are located to the west. Multifamily and commercial uses and zoning, and
the new Southwest High School, are located across Mabelvale Pike to the east. Single
family residences are located across Sibley Hole Road to the south. A new church
development is proposed at the southwest corner of Mabelvale Pike and Sibley Hole
Road.
The City's Future Land Use Plan designates this property as "LI" Light Industrial, with
the south 50 feet of the property being designated as "OS" Open Space. A proposed
land use plan amendment to "C" Commercial is a separate item on this agenda.
Staff is supportive of the requested C-3 and OS zoning. Staff views the request as
reasonable. The property has been sitting undeveloped (with light industrial potential)
for a number of years. The proposed C-3 zoning might help expedite the site's
development. Properties to the east and north are zoned C-3, C-4 and PD-C. The
proposed C-3 zoning should have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 and OS rezoning.
C:
FILE NO.: Z-96
PLANNING COMMISSiON ACTION: (FEBRUARY 10, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays and 1 open position.
7