HomeMy WebLinkAboutBOD Staff ReportBOARD OF DIRECTORS COMMUNICATION
DUNE 18, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled
Pettaway Business District
(Phase 4) - PCD, located at
320 E. 21s' Street. (Z-9981)
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 requests to rezone the 0.39 acre property
from "R-4" and "C-3" to "PCD" to allow a mixed use
development.
I None
Approval of the Ordinance.
The applicant proposes to rezone a 0.39-acre site from
C-3/R-4 to PCD to be utilized as a mixed -use development.
The developer will construct one (1), two-story building
that will be 12,960 square feet in total area. The applicant
is also requesting C-3 permitted uses as alternate uses for
the development.
The property is located on the northwest corner of E. 21 St
Street and S. Rock Street. The site is currently grass covered
and undeveloped. The abutting property to the west is
zoned R-4. Properties located east of S. Rock Street contain
a mixture of zoning and uses.
BACKGROUND
CONTINUED
The site plan shows a two-story, urban -style building,
located in the southern portion of the site that will contain a
mixture of residential, commercial, office and retail uses.
Access to the site is provided by a single twenty-four (24)
foot wide driveway apron extending from S. Rock Street.
The building will be setback five (5) feet from the front
(south) property line, six (6) feet from the side (west)
property line, one (1) foot from the east property line and
more than twenty-five (25) feet from the rear (north)
property line.
The hours of operation for the commercial, retail and office
uses are intended to be from 7:OOam to 8:OOpm, Sunday -
Thursday, from 7:OOam to 10:00pm on Friday, Saturday,
and holidays.
The applicant is proposing eighteen (18) parking spaces
with one (1) handicap parking space for a total of nineteen
(19) on -site parking spaces. The parking spaces are shown
to be behind the building. Additional on -street parking is
allowed along E. 21St Street and S. Rock Street. Staff feels
the proposed parking is sufficient to serve the uses.
Screening along the north property line is provided by a six
(6) foot opaque fence.
The applicant did not submit a signage plan with this
application. All signage must comply with Section 36-555
of the City's Zoning Ordinance (signs permitted in
commercial zones).
The site plan shows one (1) dumpster located behind the
building and at the west end of the parking lot. The
dumpster area must be screened as per Section
36-523 of the City's Zoning Ordinance.
All site lighting proposed must be low-level and directed
away from adjacent properties.
On May 9, 2024, the Planning Commission voted
8 ayes, 0 noes and 3 absent, as part of the Consent Agenda,
to approve the PCD rezoning. There were no objectors
present.
2
BACKGROUND
CONTINUED
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.
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 PLANNED
COMMERCIAL DISTRICT TITLED PETTAWAY BUSINESS
DISTRICT (PHASE 4) — PCD, LOCATED AT 320 E. 21ST STREET
(Z-9981), 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 R-4, Two Family Residential District and C-3, General Commercial District, to
PCD, Planned Commercial District:
Z-9981 — Described as the West half of Lots 7, 8 and 9, except the West
35.5 feet thereof, and the East half of Lots 7, 8 and 9, all in Block 412,
Duvall's Addition to the City of Little Rock, Pulaski County, Arkansas.
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 Pettaway
Business District (Phase 4) — PCD, located at 320 E. 21st Street (Z-9981) 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.
Page 1 of 2
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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.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
APPROVED:
Mayor
Page 2 of 2
FILE NO.: Z-9981
NAME: Pettaway Business District (Phase 4) — PCD
LOCATION: 320 E. 21 st Street
DEVELOPER:
Lorax, LLC (Owner)
Mike Orndorff
609 East 16t" Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
GarNat Engineering, LLC (Agent)
Vernon Williams, PE
3825 Mt. Carmel Road
Bryant, AR 72022
SURVEYOR/ENGINEER:
GarNat Engineering, LLC
3825 Mt. Carmel Road
Bryant, AR 72022
AREA:
0.39 acre
NUMBER OF LOTS: 1
FT. NEW STREET:
0 LF
WARD:
1
PLANNING DISTRICT: 8
CENSUS TRACT:
46
CURRENT ZONING: C-3/R-4
VARIANCES/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone a 0.39-acre site from C-3/R-4 to PCD to be
utilized as a mixed -use development. The developer will construct one (1),
two-story building that will be 12,960 square feet in total area. The applicant is
also requesting C-3 permitted uses as alternate uses for the development.
FILE NO.: Z-9981 Cont
EXISTING CONDITIONS:
C.
The property is located on the northwest corner of E. 21 st Street
covered and undeveloped.
Properties located east of S.
Street. The site is currently grass
property to the west is zoned R-4.
contain a mixture of zoning and uses
NEIGHBORHOOD NOTIFICATIONS:
and S. Rock
The abutting
Rock Street
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. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on -site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
2. 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
#ARR150000.
3. 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.
4. 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).
5. Department engineering staff are required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted
2
FILE NO.: Z-9981 Cont.
by Department engineering staff prior to issuance of the final certificate of
occupancy.
6. 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.
7. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets, City's Master Street
Plan (2018), and City's Standard Details for street and drainage facilities
improvements (2015).
8. Street stormwater and detention infrastructure design standards shall comply
with the City's Stormwater Management and Drainage Manual (2016)
including City Code Chapters 29, 30, and 31.
9. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City's
specifications for construction as outlined in City Code Chapters 30.
10. 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.
11. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure constructed within the public right of way shall be submitted to
Department engineering staff prior to issuance of the final certificate of
occupancy. Before the 50% maintenance bond can be accepted, a contract
unit bid price for every street and stormwater infrastructure construction item
within the public right of way shall be submitted to Department engineering
staff for review and approval.
12. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Display northern and eastern sewer mains on site plans.
3
FILE NO.: Z-9981 Cont.
Enter : No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department
is required.
3. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by CAW. The test
results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section
at 377-1226 if you would like to discuss backflow prevention requirements for
this project.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone backflow preventer shall be required.
6. 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
4
FILE NO.: Z-9981 (Cont.
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.
Loading
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 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
provided 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
buildings 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 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 exceeds 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.
9
FILE NO.: Z-9981 Cont.
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 placed 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 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 allows manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaced 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.
N.
FILE NO.: Z-9981 Cont.
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.
If you have any additional questions, please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
The request is in the Central City Planning District. The Land Use Plan shows
Mixed Use (MX) for the requested area. This 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. The application is to rezone from C-3 to PCD. Mixed Use
Surrounding the application are mixed uses.
This site is not located in an Overlay District.
Master Street Plan:
E 21 st St is a Commercial Street on the Master Street Plan. Commercial Streets
are a Local public street which is abutted by non-residential or residential use
which is more intense than duplex or two -unit residential. These streets have the
same design standard as a Collector. The standard Right-of-way is 60 feet.
7
NO.: Z-9981 (Cont.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
Bicycle Plan:
E. 21st Street is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone a 0.39-acre site from C-3/R-4 to PCD to be
utilized as a mixed -use development. The developer will construct one (1), two-
story building that will be 12,960 square feet in total area. The applicant is also
requesting C-3 permitted uses as alternate uses for the development.
The property is located on the northwest corner of E. 215t Street and S. Rock
Street. The site is currently grass covered and undeveloped. The abutting property
to the west is zoned R-4. Properties located east of S. Rock Street contain a
mixture of zoning and uses.
The site plan shows a two-story, urban -style building, located in the southern
portion of the site that will contain a mixture of residential, commercial, office and
retail uses.
Access to the site is provided by a single twenty-four (24) foot wide driveway apron
extending from S. Rock Street.
The building will be setback five (5) feet from the front (south) property line, six (6)
feet from the side (west) property line, one (1) foot from the east property line and
more than twenty-five (25) feet from the rear (north) property line.
The hours of operation for the commercial, retail and office uses are intended to
be from 7:OOam to 8:OOpm, Sunday -Thursday, from 7:OOam to 10:00pm on Friday,
Saturday, and holidays.
The applicant is proposing eighteen (18) parking spaces with one (1) handicap
parking space for a total of nineteen (19) on -site parking spaces. The parking
spaces are shown to be behind the building. Additional on -street parking is
allowed along E. 21 st Street and S. Rock Street. Staff feels the proposed parking
is sufficient to serve the uses.
0
FILE NO.: Z-9981 Cont.
Screening along the north property line is provided by a six (6) foot opaque fence
The applicant did not submit a signage plan with this application. All signage must
comply with Section 36-555 of the City's Zoning Ordinance (signs permitted in
commercial zones).
The site plan shows one (1) dumpster located behind the building and at the west
end of the parking lot. The dumpster area must be screened as per Section
36-523 of the City's Zoning Ordinance.
All site lighting proposed must be low-level and directed away from adjacent
properties.
Staff is supportive of the overall concept of the PCD rezoning. The applicant's
proposed uses will continue to revitalize and benefit the growth and development
along the 21 st Steet Corridor. Staff feels the proposed uses will have no adverse
impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 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 8 ayes,
0 nays and 3 absent. The application was approved.
E