HomeMy WebLinkAboutBOD Staff ReportOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
AUGUST 20, 2024 AGENDA
Subject
An Ordinance rezoning
property located west of
5224 Stagecoach Road from
"R-2" to "I-1 ", "MF-12"
and "OS". (Z-10010)
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 owner of the 55.80 acre property located west of
5224 Stagecoach Road is requesting that the property be
reclassified from "R-2" to "I-1", "MF-12" and "OS".
I None
Approval of the Ordinance.
The applicant proposes to rezone 47.11 acres of property
located west of 5224 Stagecoach Road from R-2 to I-1,
MF-12 and OS. The north 36 acres is proposed to be
rezoned from R-2 to I-1, with 2.31 acres along the east
boundary being rezoned from R-2 to OS. This will serve as
a 100-foot-wide green space buffer between the proposed
I-1 zoning and the property to the east.
The south 8.80 acres is proposed to be rezoned from R-2 to
MF-12. This portion of the site contains multifamily
housing which has served the past seminary use.
The Missionary Baptist Seminary has existed at this
location for decades. The Seminary intends to relocate and
wishes to rezone this property in order to facilitate the sale
BACKGROUND
CONTINUED
of the property. The request is in the 65th Street West
Planning District. The Land Use Plan shows Light
Industrial (LI), Office (0) Public Industrial (PI) for the
requested area. The requested zoning will not require an
amendment to the future plan.
On July 11, 2024, the Planning Commission voted
8 ayes, 0 noes and 3 absent, as part of the Consent Agenda,
to approve the I-1, MF-12 and OS 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 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 zone classification of the following property be and is
hereby changed as indicated:
Z-10010 — DESCRIBED AS PART OF THE SWIA, SECTION
22, TOWNSHIP 1 NORTH, RANGE 13 WEST, PULASKI
COUNTY, ARKANSAS MORE PARTICULARLY
DESCIIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID
SW1/4; THENCE N88142'26"W, A DISTANCE OF 133.52
FEET TO A POINT; THENCE NO1130'28"E, A DISTANCE
OF 218.43 FEET TO A POINT; THENCE N18"44'54"E, A
DISTANCE OF 106.77 FEET TO THE POINT OF
BEGINNING; THENCE CONTINUE N18144'54"E, A
DISTANCE OF 332.01 FEET TO A POINT; THENCE
N88°48'16"W, A DISTANCE Of 100.00 FEET TO A POINT;
THENCE NO1011'44"E, A DISTANCE OF 1,005.80 FEET TO
A POINT; THENCE N88°42'51 "W, A DISTANCE OF 1,170.85
FEET TO A POINT LOCATED ON THE EASTERN RIGHT
OF WAY LINE OF S. SHACKLEFORD ROAD; THENCE
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ALONG SAID RIGHT OF WAY SO1°04'37"W, A DISTANCE
OF 1,306.19 FEET TO A POINT; THENCE LEAVING AID
RIGHT OF WAY LINE, S87°55'23"E, A DISTANCE OF
1190.95 FEET TO THE POINT OF BEGINNING: FROM
"R-2" SINGLE FAMILY DISTRICT TO "I-1" INDUSTRIAL
PARK DISTRICT.
AND
8.80 ACRES BEING A PART OF THE SW1/4, SECTION 22,
TOWNSHIP 1 NORTH, RANGE 13 WEST, PULASKI
COUNTY, ARKANSAS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMM.ENING AT THE SOUTHEAST CORNER Of SAID
SW1/4; THENCE N88°42'26"W, A DISTANCE OF 133.52
FEET TO THE POINT OF BEGINNING; THENCE
NO1°30'28"E, A DISTANCE OF 218.43 FEET TO A POINT;
THENCE N18044'54"E, A DISTANCE OF 106.77 FEET TO A
POINT; THENCE N87°55'23"W, A DISTANCE OF 1,190.95
FEET TO A POINT LOCATED ON THE EASTERN RIGHT
OF WAY LINE OF S. SHACKLEFORD ROAD; THENCE
S02004'37"W ALONG SAID RIGHT OF WAY, A DISTANCE
OF 336.62 FEET TO A POINT; THENCE LEAVING SAID
RIGHT OF WAY, S88°42'27"E, A DISTANCE OF 1,162.60
FEET TH£ POINT OF BEGINNING: FROM "R-2" SINGLE
FAMILY DISTRICT TO "MF-12" MULTIFAMILY
DISTRICT.
AND
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PART OF THE SW1/4, SECTION 22, TOWNSHIP 1 NORTH,
RANGE 13 WEST, PULASKI COUNTY, ARKANSAS MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID
SW1/4; THENCE N88°42'26"W, A DISTANCE OF 133.52
FEET TO A POINT; THENCE N01°30'28"E, A DISTANCE
OF 218.43 FEET TO A POINT; THENCE N18°44'54'E, A
DISTANCE OF 438.78 FEET TO THE POINT OF
BEGINNING; THENCE N01111'44"E, A DISTANCE OF
1005.80 FEET TO A POINT; THENCE N88°48'16"W, A
DISTANCE OF 100.00 FEET TO A POINT; THENCE
SO1°11'44"W, A DISTANCE OF 1,005.80 FEET TO A POINT;
THENCE S88048'16"E, A DISTANCE OF 100.00 FEET TO
THE POINT OF BEGINNING: FROM "R-2" SINGLE
FAMILY DISTRICT TO "OS" OPEN SPACE DISTRICT
(WEST OF 5224 STAGECOACH ROAD).
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 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
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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 4 of 4
FILE NO.: Z-10010
NAME: Rezoning from R-2 to 1-1, MF 12 and OS
LOCATION: West of 5224 Stagecoach Road
AUTHORIZED AGENT:
Joe White & Associates, Inc.
Joe White
25 Rahling Circle
Little Rock, AR 72223
OWNER:
Antioch Baptist Church
5224 Stagecoach Road
Little Rock, AR 72210
SURVEYOR/ENGINEER.-
Joe White & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 55.80 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 28.05
CURRENT ZONING R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone 47.11 acres of property located west of
5224 Stagecoach Road from R-2 to 1-1, MF-12 and OS.
FILE NO.: Z-10010 Cont.)
B. EXISTING CONDITIONS:
The Missionary Baptist Seminary has existed at this location for decades. The
Seminary intends to relocate and wishes to rezone this property in order to
facilitate the sale of the property. The request is in the 65th Street West Planning
District. The Land Use Plan shows Light Industrial (LI), Office (0) Public Industrial
(PI) for the requested area. This property is not located in a Historic District.
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 P
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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.
2
FILE NO.: Z-10010(Cont.)
Loadinq
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.
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.
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FILE NO.: Z-10010 Cont.
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.
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.
Mufti -Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
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FILE NO.: Z-10010 Cont.
Exception: Projects having up to 200 dwelling units may have a single approved
fire apparatus access road when all building, including nonresidential occupancies are
equipped throughout with approved automatic sprinkler systems installed in accordance
with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section 13106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
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.
Landscape: No comments
G. TRANSPORTATION/PLANNING.-
Rock Region Metro: No comments Received.
Planning Division:
The request is in the 65th Street West Planning District. The Land Use Plan shows
Office (0) for the requested area. 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. The MF-12 (Multifamily
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FILE NO.- Z-10010 Cont.
District) is for apartment development at a maximum of 12 units per acre. This
district is used predominantly in the west and southwest portions of the City as a
transition zone between lower and higher density residential developments. OS
(Open Space District) is for use as a buffer zone between uses, a protection zone
for difficult topography, and to preserve natural conditions. This district is most
often utilized to buffer one land use from another such as apartments, office, or
commercial development from single family. The application is to rezone from
R-2 to 1-2.
Surrounding the application area to the east of the requested 1-1 and PK/OS areas
is an area of Residential Low Density (RL) was approved as a single family with
special events PD-C in 2013 (Ord. 20729), north of which is wooded land. East
of the requested MF-12 is a faith -based institution in an area of Public/Institutional
use (PI). North of the subject site is wooded land in area of Light Industrial (LI)
use. To the west, across Shackleford Road is an ice manufacturing facility and a
public utility facility in an area of Light Industrial (LI) use. To the south of site across
Rockwood Road is an Engineering Firm in Public/Institutional use (PI) area and a
large wooded tract in an Office (0) use area.
Master Street Plan
South Shackleford Road is a Minor Arterial on the Master Street Plan. Minor
Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be minimized to allow for continuous
traffic flow while still allowing some access to adjoining property. Deceleration
Lanes are required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are
required on both sides. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan
South Shackleford Road is on the Master Bike Plan as a Proposed Class 2 Bike
Lane. Class 2 Bike Lanes provides a portion of the pavement for the sole use of
bicycles.
Historic Preservation P
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone 47.11 acres of property located west of 5224
Stagecoach Road from R-2 to 1-1, MF-12 and OS. The north 36 acres is proposed
to be rezoned from R-2 to 1-1, with 2.31 acres along the east boundary being
rezoned from R-2 to OS. This will serve as a 100-foot-wide green space buffer
between the proposed 1-1 zoning and the property to the east.
L
FILE NO.: Z-10010 (Cont.)
The south 8.80 acres is proposed to be rezoned from R-2 to MF-12. This portion
of the site contains multifamily housing which has served the past seminary use.
The Missionary Baptist Seminary has existed at this location for decades. The
Seminary intends to relocate and wishes to rezone this property in order to
facilitate the sale of the property. The request is in the 65th Street West Planning
District. The Land Use Plan shows Light Industrial (LI), Office (0) Public Industrial
(PI) for the requested area. The requested zoning will not require an amendment
to the future plan.
Staff is in support of the requested rezoning from R-2 to 1-1, MF-12 and OS to allow
for future development/redevelopment use of the site. Staff feels the proposal is
in character with the neighborhood and will have no adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested 1-1, MF-12 and OS rezoning.
PLANNING COMMISSION ACTION: (JULY 11, 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.
rA