HomeMy WebLinkAboutBOD Staff Report 022625OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 4, 2025 AGENDA
Subject
An Ordinance rezoning
property located
immediately east of
8123 Stagecoach Road
from R-2 to C-3 (Z-10101).
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 2.8 acre property located immediately
east of 8123 Stagecoach Road is requesting that the
property be reclassified from R-2 to C-3.
I None
Approval of the Ordinance.
The applicant proposes to rezone the 2.8-acre lot
immediately east of 8123 Stagecoach Road from "R-2"
single-family residential to "C-3" general commercial to
allow the construction of a Scooters Coffee drive-thru
coffee kiosk with future additional commercial
development.
The property is currently undeveloped and heavily wooded.
There is a mix of C-3, R-2, OS, and PCD zoning around the
property.
The request is in the Otter Creek Planning District. The
Land Use Plan shows The Mixed Office and Commercial
(MOC) category provides for a mixture of office and
BACKGROUND
CONTINUED
commercial uses to occur. Acceptable uses are office or
mixed office and commercial. A Planned Zoning District
is required if the use is mixed office and commercial. The
application is to rezone from R-2 to C-3.
On December 12, 2024, the Planning Commission voted
8 ayes, 0 noes, 1 absent and 2 open positions, as part of the
Consent Agenda, to approve the C-3 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-10101 — DESCRIBED AS PART OF THE NWIA SWIA OF
SECTION 33, TOWNSHIP 1 NORTH, RANGE 13 WEST,
NOW IN THE CITY OF LITTLE ROCK, PULASKI
COUNTY, ARKANSAS, MORE PARTICULARLY
DESCRIBED AS: BEGINNING AT THE SE CORNER OF
SAID NWIA SWIA ; THENCE NORTH 02 DEGREES 05
MINUTES 10 SECONDS EAST ALONG THE EAST LINE OF
SAID NW1/4 SW1/4 644.10 FEET TO A POINT ON THE
SOUTH R/W LINE OF ARKANSAS STATE HIGHWAY #5
(STAGECOACH ROAD); THENCE IN A
SOUTHWESTERLY DIRECTION ALONG THE SOUTH
R/W LINE OF SAID HIGHWAY #5 (STAGECOACH ROAD)
THE FOLLOWING COURSES, SOUTH 65 DEGREES 20
MINUTES 37 SECONDS WEST 66.1 FEET; SOUTH 48
DEGREES 27 MINUTES 32 SECONDS WEST 68.0 FEET;
SOUTH 56 DEGREES 55 MINUTES 47 SECONDS WEST
99.07 FEET; THENCE SOUTH 03 DEGREES 04 MINUTES 14
Page 1 of 3
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SECONDS WEST 509.83 FEET TO A POINT ON THE
SOUTH LINE OF SAID NW1/4 SW1/4; THENCE SOUTH 87
DEGREES 43 MINUTES 44 SECONDS EAST ALONG THE
SOUTH LINE OF SAID NW1/4 SWI/4 198.0 FEET TO THE
POINT OF BEGINNING. LESS AND EXCEPT THAT PART
DEEDED TO THE ARKANSAS STATE HIGHWAY
COMMISSION IN WARRANTY DEED IN BOOK 1206,
PAGE 505 AND DOCUMENT NO. 97 056987: FROM "R-2"
SINGLE FAMILY DISTRICT TO "C-3" GENERAL
COMMERCIAL DISTRICT (IMMEDIATELY EAST OF
8123 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
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.
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I PASSED:
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3 ATTEST:
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City Clerk
APPROVED AS TO FORM:
City Attorney
//
//
APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-10101
NAME: Rezoning from R-2 to C-3
LOCATION: Lot immediately east of 8123 Stagecoach Road
DEVELOPER:
Mohib's Coffee, LLC
119 Wellington Plantation Ln
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Tammy Owings, Stagecoach Land Company, LLC — Owner
Saifullah Beg, Mohib's Coffee, LLC - Agent
SURVEYOR/ENGINEER:
Hope Consulting
129 North Main Street
Benton, AR 72015
AREA: 2.8 acres NUMBER OF LOTS: 1
WARD: 7 PLANNING DISTRICT: 16
RRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.21
The applicant proposes to rezone the 2.8-acre lot immediately east of 8123
Stagecoach Road from "R-2" single-family residential to "C-3" general
commercial to allow the construction of a Scooters Coffee drive-thru coffee kiosk
with future additional commercial development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and heavily wooded. There is a mix of C-3,
R-2, OS, and PCD zoning around the property.
FILE NO.: Z-10101 (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.
ENGINEERING COMMENTS:
1. The entire site is in the flood plain with a little portion of the property within the
floodway.
2. You shall obtain a grading permit due to the property begin within the floodplain.
3. You shall obtain a special flood hazard permit and provide any other
information to the City's Floodplain administrator.
4. Proposed site plan is not reviewed at this time and may require several
changes.
5. ARDOT will require permitting for access and possibly several other items but
not limited to Right -of -Way dedication.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comment.
Enter : No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: Show existing 20' wide CAW Easement on South side
of parcel, see Pulaski Co. instrument numbers 85 36832 and 85 47110.
Fire Department:
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
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FILE NO.: Z-10101 Cont.
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
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section 13107.1 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 all 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
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FILE NO.: Z-10101
(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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE-
Building Codes: 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.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING-
Rock Reaion Metro: No comments received.
Plannino Division:
The request is in the Otter Creek Planning District. The Land Use Plan shows The
Mixed Office and Commercial (MOC) category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. for the requested area. The application is to rezone from R-2 to C-3.
To the west of the application area is a variety of businesses in MOC. East of the
site is a wooded, undeveloped tract beyond which is a convenience store with fuel
pumps, real estate office, and mini -storage in an area of C. South of the site is
PK/OS buffering Fourche Creek.
This site is not located in an Overlay District.
Master Street Plan:
Stagecoach Road 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.
n
FILE NO.: Z-10101 (Cont.
Bicycle Plan:
Stagecoach Road is on the Master Bike Plan as an Existing Class 2 Bike Lane.
Class 2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant proposes to rezone the 2.8-acre lot immediately east of 8123
Stagecoach Road from "R-2" single-family residential to "C-3" general commercial
to allow the construction of a Scooters Coffee drive-thru coffee kiosk with future
additional commercial development.
The property is currently undeveloped and heavily wooded. There is a mix of
C-3, R-2, OS, and PCD zoning around the property.
The request is in the Otter Creek Planning District. The Land Use Plan shows The
Mixed Office and Commercial (MOC) category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The application is to rezone from R-2 to C-3.
Staff is supportive of the requested C-3 zoning. Staff views the request as
reasonable. The proposed C-3 zoning will be consistent with other commercial
zonings along Stagecoach Road and will represent a continuation of the existing
zoning pattern. There are several commercially zoned properties in the immediate
vicinity. Staff believes the proposed C-3 zoning will have no adverse impact on
the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION- (DECEMBER 12, 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, 1 absent and 2 open positions. The application was approved.
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