HomeMy WebLinkAboutBOD Staff ReportOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
SEPTEMBER 17, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Okpala
Auto Sales — PD-C, located
at 1417 W. Roosevelt Road
(Z-9955-A).
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 0.78 acre property
from "C-3" to "PD-C" to allow an auto sales business.
j None
Approval of the Ordinance.
The applicant is proposing to rezone a 0.18-acre site from
C-3 to PD-C to operate an auto sales business. The
proposed development will contain an auto display area in
the front portion of the site and an office in the rear portion
of the site.
The site is located on the south side of W. Roosevelt Road.
There are no structures on the property. The existing
concrete slab appears to be mostly intact. The property
contains chain -link fencing along the east and west property
lines. A developed alley way runs north -south along the
east property line. Properties in the general area contain
mostly residential zoning and uses with a mixture of zoning
and uses located throughout the area.
BACKGROUND
CONTINUED
The applicant proposes to display vehicles for sale located
in the front portion of the property fronting W. Roosevelt
Road. A 1402 square foot sales office will be located in
the southeast corner of the property. Staff feels the required
setbacks for the auto sales office comply with the code as it
will be sited inside the building line as indicated on the site
plan.
Access to the property will be from W. Roosevelt Road,
through the twenty (20) foot platted alley way, running
from north to south along the east property line, near the
northwest corner of the property.
The applicant proposes to secure the site with perimeter
fencing. The height and fence type were not provided at
this time. The applicant notes that the entrance to the
property will be gated. Any fences erected on the site must
comply with Section 36-516(2)(e)(2) of the City's Zoning
Ordinance.
The applicant did not provide a signage at this time. Any
signage placed on the site must comply with Section 36-555
of the City's Zoning Ordinance (signs allowed in
commercial zones).
The site plan does not show a dumpster area on the
property. Any dumpster installed on the site must be
screened as per Section 36-523 of the City's Zoning
Ordinance.
On August 8, 2024, the Planning Commission voted
9 ayes, 0 noes , 1 absent and 1 recusal (Hart), as part of the
Consent Agenda, to approve the PD-C rezoning. There
were no objectors present.
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 DISTRICT
— COMMERCIAL TITLED OKPALA AUTO SALES — PD-C,
LOCATED AT 1417 W. ROOSEVELT ROAD (Z-9955-A), 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 C-3, General Commercial District, to PD-C, Planned District — Commercial:
Z-9955-A — Described as Lot 8, Block 9, Braddock Blvd. L1, 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 Okpala
Auto Sales — PD-C, located at 1417 W. Roosevelt Road (Z-9955-A) 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.
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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-9955-A
NAME: Okpala Auto Sales — PD-C
LOCATION: 1417 W. Roosevelt Road
DEVELOPER:
Ike Okpala (Owner)
Okpala Auto Sales
15 Bentley Circle
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Ike Okpala
15 Bentley Circle
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Watson Land survey
10700 Hwy 35 North
Sheridan, AR 72510
AREA: 0.78-acre
CURRENT ZONING:
NO MAUIMM.»Is.�0l
PLANNING DISTRICT: 8
C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 8
The applicant is proposing to rezone a 0.18-acre site from C-3 to PD-C to operate
an auto sales business. The proposed development will contain an auto display
area in the front portion of the site and an office in the rear portion of the site.
B. EXISTING CONDITIONS:
The site is located on the south side of W. Roosevelt Road. There are no
structures on the property. The existing concrete slab appears to be mostly intact.
The property contains chain -link fencing along the east and west property lines. A
FILE NO.: Z-9955-A Cont.
developed alley way runs north -south along the east property line. Properties in
the general area contain mostly residential zoning and uses with a mixture of
zoning and uses located throughout the area.
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 received.
Entergy: No comments received.
Summit Energy: No comments received.
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.
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
2
FILE NO.: Z-9955-A Cont.
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
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 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 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.
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.
C
FILE NO.: Z-9955-A Cont.
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 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
U L 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 (Jason Lowder 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.
n
FILE NO.: Z-9955-A Cont.
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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City 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 PD-C.
Surrounding the application area to the north and west at the intersection of West
Roosevelt Road and Dr Martin Luther King Drive is Commercial (C) with
convenience, discount retail, and a package store. Directly north across West
Roosevelt Road is an auto repair business.
Master Street Plan:
West Roosevelt Rd 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.
Bicycle Plan:
West Roosevelt Rd 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.
k
FILE NO.: Z-9955-A Cont.
H. ANALYSIS:
The applicant is proposing to rezone a 0.18-acre site from C-3 to PD-C to operate
an auto sales business. The proposed development will contain an auto display
area in the front portion of the site and an office in the rear portion of the site.
The site is located on the south side of W. Roosevelt Road. There are no
structures on the property. The existing concrete slab appears to be mostly intact.
The property contains chain -link fencing along the east and west property lines. A
developed alley way runs north -south along the east property line. Properties in
the general area contain mostly residential zoning and uses with a mixture of
zoning and uses located throughout the area.
The applicant proposes to display vehicles for sale located in the front portion of
the property fronting W. Roosevelt Road. A 14x32 square foot sales office will be
located in the southeast corner of the property. Staff feels the required setbacks
for the auto sales office comply with the code as it will be sited inside the building
line as indicated on the site plan.
Access to the property will be from W. Roosevelt Road, through the twenty (20)
foot platted alley way, running from north to south along the east property line,
near the northwest corner of the property.
The applicant proposes to secure the site with perimeter fencing. The height and
fence type were not provided at this time. The applicant notes that the entrance
to the property will be gated. Any fences erected on the site must comply with
Section 36-516(2)(e)(2) of the City's Zoning Ordinance.
The applicant did not provide a signage at this time. Any signage placed on the
site must comply with Section 36-555 of the City's Zoning Ordinance (signs
allowed in commercial zones).
The site plan does not show a dumpster area on the property. Any dumpster
installed on the site must be screened as per Section 36-523 of the City's Zoning
Ordinance.
All sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the proposed PD-C zoning. There are commercial uses
located to the east and west of the proposed auto sales use. There are additional
commercial uses and zoning, including an auto repair use, extending north along
Marting Luther King Drive. The proposed site is along a heavily travelled major
traffic arterial. Staff feels the proposed use will not have an adverse impact on
surrounding properties.
129
FILE NO.: Z-9955-A (Cont.)
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraphs E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda as the applicant failed to complete
notifications as required.
PLANNING COMMISSION ACTION: (AUGUST 8, 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 9 ayes,
0 nays, 1 Recused (Hart) and 1 absent. The application was approved.
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