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HomeMy WebLinkAboutPC minutes 091625September 11, 2025 ITEM NO.: 8.1 FILE NO.: Z-10190 NAME: Rezoning from O-1 to C-1 LOCATION: North side of Kanis Road, between Pointe West Drive & Atkins Road DEVELOPER: Saaki 5, LLC (Agent) 10515 W. Markham Street, Suite A1 Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: KMorris, LLC 4 Essay Drive Little Rock, AR 72223 SURVEYOR/ENGINEER: Joe White & Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 1.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: O-1 A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 1.5 acre site located on the north side of Kanis Road, between Pointe West Drive & Atkins Road from O-1 to C-1 for future office and commercial development. B. EXISTING CONDITIONS: The site is currently undeveloped. The majority of the trees appear to have been removed from the property. The remaining trees appear to be along the north and east property lines. Currently, access to the site from either Kanis Road or Atkins Road does not appear to be developed. Properties in the general area contain a mixture of zoning and uses. September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 2 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 (PLANNING): 1. ADA Access shall be shown to the Right-of-Way. 2. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle. 3. Dumpster enclosures must be permitted as a fence and anything 7ft in height or taller measured from the bottom of the footing to the top of the wall/fence shall be designed by an Arkansas Licensed Engineer (Structural). 4. 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. 5. Hauling of cut and/or fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or for more information. 6. 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. ENGINEERING COMMENTS (PUBLIC WORKS): No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: All projects submitted for zoning approval must comply with the Arkansas Fire Prevention Code, 2021 Edition, including any comments or requirements provided by the Little Rock Fire Marshal's Office, prior to acceptance. 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 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 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. Buildings or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 4 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. 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 September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 5 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 allow 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 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. 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 Marshals 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. September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 6 Parks and Recreation: No comments received. County Planning: No comments. 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. 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. Planning Division: The request is in the Ellis Mountain Planning District, District 18. The development principles of the district include ensuring that roads are improved in a manner that are supportive of all modes of transportation (walking, cycling, automobile, public transit and truck) and to encourage commercial uses at major intersections of arterial streets. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category provides for low intensity development of office or office parks in close proximity to lower density residential areas. To assure compatibility with surrounding uses, a Planned Zoning District is required. The application is to rezone O-1 to C-1. A Land Use Plan Amendment is being submitted concurrently with this request, LU2025-18-01. North of the application is designated for Residential Low (RL) density uses characterized by developed subdivisions with single-family homes. West is area designated for Suburban Office (SO uses with undeveloped wooded areas previously approved by the Planning Commission for sixteen (16) single-family residential lots. VFW lodge and single-family homes. To the east is area designated for Suburban Office (SO) use with undeveloped tracts. West of the application area along the south of Kanis Rd is area designated for Suburban Office (SO) uses and is characterized by undeveloped partially wooded tracts. To September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 7 the east of the application area along the south of Kanis Rd is area designated for Neighborhood Commercial uses and is characterized by undeveloped partially wooded tracts. This site is not located in an Overlay District. Master Street Plan: September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 8 Kanis 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: Kanis Road is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS: The applicant proposes to rezone the 1.5 acre site located on the north side of Kanis Road, between Pointe West Drive & Atkins Road from O-1 to C-1 for future office and commercial development. The site is currently undeveloped. The majority of the trees appear to have been removed from the property. The remaining trees appear to be along the north and east property lines. Currently, access to the site from either Kanis Road or Atkins Road does not appear to be developed. Properties in the general area contain a mixture of zoning and uses. The City’s Future Land Use Plan designates this property as “SO” Suburban Office. A Land Use Plan Amendment from “SO to “NC” Neighborhood Commercial is a separate item on this agenda. Staff is supportive of the requested rezoning from O-1 to C-1 to allow for the future development of the property. Staff feels the request conforms with the development pattern in this area. Kanis Road is a minor arterial on the City’s Master Street Plan. Properties to the east and west along Kanis Road contain a mixture of commercial and office uses and zoning. Staff feels the proposal will not out of character with the neighborhood and will not have an adverse impact on the area. September 11, 2025 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-10190 9 STAFF RECOMMENDATION: Staff recommends approval of the requested C-1 rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 11, 2025) The applicant was present. There were three (3) persons registered in opposition. The item was taken off of the Consent Agenda and opened up for discussion. Bob Hardin and Sadiq Ali raised concerns over the parcel originally being dedicated to an office park which would maintain a lower noise volume in the area. They were also concerned with the type of business that would be placed there and concerned it might be a medical marijuana dispensary. Mr. Ali and Bailey Meador also expressed concerns of high traffic volume and requested a traffic light be installed. After some discussion there was a motion to approve the application. There was a second. The vote was (11) ayes, (0) nays and (0) absent. The motion passed. The application was approved.