HomeMy WebLinkAboutBOD Staff Report 040425OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 4, 2025 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Flores
Office - Warehouse —
PD-O, located at
7524 Fairfield Drive
(Z-10061).
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 0.33 acre property
from R-2 to PD-O to allow a small office — warehouse
facility.
None
Approval of the Ordinance.
The applicant proposes to rezone the property from R-2 to
PD-O to allow for the construction of a 50' x 30' office -
warehouse building to operate a construction company.
The building will contain six (6) offices with associated
parking for employees and customers, and one (1) garage
door/bay area for the parking of company vehicles.
The property is currently undeveloped. Several properties
in the general area to the north along Chicot Road contain a
mixture of commercial and office zoning and uses. Most of
the remaining properties south, east and west of the site
contain single-family zoning and uses.
BACKGROUND
CONTINUED
The property will take access from a newly constructed
twenty-four (24) foot wide driveway apron extending from
Chicot Road. The existing driveway along Fairfield Drive
will be closed as part of the proposed development.
The site plan shows a front building setback of twenty-five
(25) feet from the front property line, more than twenty-five
(25) feet from the rear property line, more than thirty (30)
feet from the side (west) property line and 6.3 feet from the
east property line.
The hours of operation will be Monday -Friday, from 8am-
5pm.
The proposed project involves constructing an office
building designed to support both administrative and
operational needs. The exterior of the building features cost
effective modern finishes including vertical siding and a
brick wainscot running around the entire structure. The
building will be divided into two distinct sections to serve
multiple functions effectively. One half will be accessible
via a large garage door, creating a dedicated area for storing
tools and equipment securely and providing easy access for
loading and unloading materials.
The other half of the building will be developed into a
functional office space, featuring an open office area that
will encourage collaborative work among team members.
This section will also include a break room for employees.
The proposed building will be less than fifteen (15) feet in
height.
The perimeter of the property will be secured by a chain
linked fence. The developer will provide an eight (8) foot,
opaque privacy fence on the east property line for screening
as required by code.
The site plan shows landscaping as required by code.
Section 36-502 requires three (3) parking spaces for this
type of development. The site plan shows six (6) parking
spaces, and one (1) ADA parking space for a total of seven
(7) parking spaces. Staff feels the parking is sufficient to
serve the proposed use. The proposed parking lot will be
paved with asphalt.
2
BACKGROUND On December 12, 2024, the Planning Commission voted
CONTINUED 8 ayes, 0 noes, 1 absent and 2 open positions, as part of the
Consent Agenda, to approve the PD-O 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
— OFFICE TITLED FLORES OFFICE - WAREHOUSE — PD-O,
LOCATED AT 7524 FAIRFIELD DRIVE (Z-10061), 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-2, Single Family Residential District, to PD-O, Planned District — Office:
Z-10061— Described as Lot 1, Block 1, Fairfield Subdivision 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 Flores
Office — Warehouse — PD-O, located at 7524 Fairfield Drive (Z-10061) is conditioned upon
obtaining final plan approval within the time specified by Chapter 36, Article VI1, 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:
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APPROVED:
Mayor
Page 2 of 2
FILE NO.: Z-10061
NAME: Flores Office -Warehouse — PD-O
LOCATION: 7524 Fairfield Drive
DEVELOPER:
Hope Consulting (Agent)
129 Main Street
Benton, AR 72015
OWNER/AUTHORIZED AGENT:
Mendez Construction, Incorporated (Owner)
9801 Stardust Trail
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Hope Consulting
129 Main Street
Benton, AR 72015
AREA: .33 acre NUMBER OF LOTS: 1
WARD: 2 PLANNING DISTRICT: 15
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.06
The applicant proposes to rezone the property from R-2 to PD-O to allow for the
construction of a 50' x 30' office -warehouse building to operate a construction
company. The building will contain six (6) offices with associated parking for
employees and customers, and one (1) garage door/bay area for the parking of
company vehicles.
FILE NO.: Z-10061 Cont.
B. EXISTING CONDITIONS:
Several properties in the general area to the north along Chicot Road contain a
mixture of commercial and office zoning and uses. Most of the remaining
properties south, east and west of the site contain single-family zoning and uses.
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:
1. Sewer appears to be near southern and western lot lines. LRWRA will need an
easement if sewer is outside the ROW.
Enter : No comments received.
Summit Energ : 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.
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
KA
FILE NO,: Z-10061 Cont.
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
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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.
Buildings 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
— D 105.4
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.
3
FILE NO.: Z-10061 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 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. The 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
replace 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.
CI
FILE NO.: Z-10061(Cont.)
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 the 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 received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landsca e:
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 Region Metro: No comments received.
Planninq Division:
The request is in the Geyer Springs West Planning District. The Land Use Plan
shows RL for the requested area. 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 remains less than 6 units per acre. The
application is for a PD-O to build an Office and Warehouse facility.
67
FILE NO.: Z-10061 Cont.
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To the north of the application area are businesses in a corridor of commercial use
area, and to the east there are single family homes in developed subdivisions in
low density residential area. Across Chicot Road to the west of the site is an area
of suburban use with single family homes.
This site is not located in an Overlay District.
LE NO.: Z-10061 {Co
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Master Street Plan:
Chicot Road is shown on the Master Transportation Plan as a Principal Arterial.
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. Curb cuts
should be minimized to allow for continuous traffic flow while still allowing some
access to adjoining property. Deceleration Lanes are required.This street may
require dedication of right-of-way and may require street improvements. Fairfield
Drive is a Local Street on the Master Street Plan. Local Streets are roads designed
to provide access to adjacent property with the movement of traffic being a
secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
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FILE NO.: Z-10061 Cont.
Bicycle Plan:
Chicot Road and Fairfield Drive are not shown on the Master Bike Plan 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 the property from R-2 to PD-C to allow for the
construction of a 50' x 30' office -warehouse building to operate a construction
company. The building will contain six (6) offices with associated parking for
employees and customers, and one (1) garage door/bay area for the parking of
company vehicles.
The property is currently undeveloped. Several properties in the general area to
the north along Chicot Road contain a mixture of commercial and office zoning and
uses. Most of the remaining properties south, east and west of the site contain
single-family zoning and uses.
The property will take access from a newly constructed twenty-four (24) foot wide
driveway apron extending from Chicot Road. The existing driveway along Fairfield
Drive will be closed as part of the proposed development.
The site plan shows a front building setback of twenty-five (25) feet from the front
property line, more than twenty-five (25) feet from the rear property line, more than
thirty (30) feet from the side (west) property line and 6.3 feet from the east property
line.
The hours of operation will be Monday -Friday, from 8am-5pm.
The proposed project involves constructing an office building designed to support
both administrative and operational needs. The exterior of the building features
cost effective modern finishes including vertical siding and a brick wainscot running
around the entire structure. The building will be divided into two distinct sections
to serve multiple functions effectively. One half will be accessible via a large
garage door, creating a dedicated area for storing tools and equipment securely
and providing easy access for loading and unloading materials.
The other half of the building will be developed into a functional office space,
featuring an open office area that will encourage collaborative work among team
members. This section will also include a break room for employees.
The proposed building will be less than fifteen (15) feet in height.
N
FILE NO.: Z-10061 Cont.
The perimeter of the property will be secured by a chain linked fence. The
developer will provide an eight (8) foot, opaque privacy fence on the east property
line for screening as required by code.
The site plan shows landscaping as required by code.
Section 36-502 requires three (3) parking spaces for this type of development. The
site plan shows six (6) parking spaces, and one (1) ADA parking space for a total
of seven (7) parking spaces. Staff feels the parking is sufficient to serve the
proposed use. The proposed parking lot will be paved with asphalt.
The site plan does not show a dumpster enclosure at this time. Any dumpster
installed on the site must be screened and comply with Section 36-523(d) of the
City's Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
To staff's knowledge, there are no outstanding issues associated with this request.
Staff is supportive of the requested PD-O rezoning. Staff feels the request is
reasonable. Staff feels that the applicant is proposing a quality plan for the
development of this site. Future land use for properties to the north of the
proposed site indicates commercial (C) zoning and uses. The future land use for
properties to the west along Chicot Road indicates suburban office (SO). The
future land use for properties further to the south of the proposed site indicates
public institutional (PI) and mixed -use (MX).
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-O rezoning, subject to
compliance with the comments and conditions outlined in paragraph E & F, and
the staff analysis, of the agenda staff report.
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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