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Home My WebLink AboutZ-9529 Staff Report MinutesSeptember 24, 2020 ITEM NO.: 7 FILE NO.: Z-9529 NAME: Syed Ali – Planned Residential Development PRD LOCATION: 7520 North Chicot Road DEVELOPER: N/A OWNER/AUTHORIZED AGENT: Syed Ali, Owner SURVEYOR/ENGINEER: Hall Engineering Group, LTD P.O. Box 241302 Little Rock, AR 72223 AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: R-2, Single-Family District VARIANCE/WAIVERS: 1. 2. 3. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to reclassify the current zoning R-2 Single-Family District to PRD Planned Residential Development to construct four (4) buildings with eight (8) duplex units on the 0.73 acres parcel. The applicant proposes to development the property in three (3) phases. Phase 1 will consist of development of the underground infrastructure such as water, and sewer lines along with the construction of a one (1) duplex structure on the south portion of the property. In September 24, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9529 2 Phase 2, the applicant plans to construct two (2) duplex structures with four (4) additional units at the center of the property. Phase 3 will complete the development with the construction of one (1) duplex structure on the north side of the property. The applicant proposes to complete each phase in increments of 3 to 4 months. B. EXISTING CONDITIONS: The property is located in an area containing mixed uses and zoning, north of Interstate 30 and west of South University Avenue. Surrounding properties are zoned for multi-family, single-family and commercial uses. To the north of the property, a planned residential development is located at intersection of North Chicot Road and Mabelvale Pike. The property currently has an unoccupied, principle structure which the applicant proposes to demolish. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site; and SWLR United for Progress, Town and Country Neighborhood Association, and the South Brookwood Ponderosa Neighborhood Association were notified of public hearing. D. ENGINEERING COMMENTS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 2. A grading permit in accordance to Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is construction of buildings proposed to be phased? If phased, is a variance being requested to advance grade the entire property within construction of Phase 1? 3. If the northwest corner of the property is within the 100-year floodplain, a special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. Confirm floodplain is not on property. 4. Storm Water Detention will not apply to the proposed development. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. September 24, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9529 3 6. Hauling of fill material on or off-site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway Street, (501) 379-1805 (Travis Herbner) for more information. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Per CLR code, driveway spacing on collector streets is 250 feet between driveways and intersections; and 125 feet from side property lines. A variance is needed for the two (2) driveways. 8. The proposed parking lot drive aisle should be moved out of the public right-of- way. 9. Damage to public and private property due to hauling operations or operation of construction-related equipment from a nearby construction site shall be repaired by the responsibility party prior to issuance of a certificate of occupancy. 10. Collection? 11. Pedestrian access should be provided from the public right-of-way to the proposed development. 12. Correct the spelling of Chicot Road on site plans. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Separate sewer service line required for each building. Entergy: No comments received. CenterPoint Energy: No Comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review. Parks and Recreation: No comments received. September 24, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9529 4 County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371- 4875; scrain@littlerock.gov. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full-width requirement, but in no case less than nine (9) feet. Street buffer is deficient. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Street landscape perimeter is deficient. 5. Eight percent (8%) of the vehicular use area must be designed for green space. This green space should be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred-fifty (150) square feet for developments with one hundred-fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one-half (7 ½) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree every twelve (12) parking spaces. September 24, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9529 5 6. Any trash receptacles or pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Screen shall exceed the height of the dumpster or trash containment area by at least two (2) feet not to exceed eight (8) feet in total height. 7. For developments less than one (1) acre, there shall be a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit towards fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low- Density 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 home 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 to change an area from R-2 (Single Family District) to PRD (Planned Residential Development) District to allow the future development of 4 duplexes (8 units at approximately 10 units per acre) on the site. Surrounding the application area, the Land Use Plan shows Residential High Density (RH) to the east and south. Public Institutional (PI) is shown to the north of the site with Residential Low Density (RL) shown to the west. Residential High Density accommodates residential development of more than twelve (12) dwelling units per acre. Public Institutional includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The Residential Low-Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by September 24, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9529 6 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. Master Street Plan: To the east is North Chicot Road and it is Collector on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown on North Chicot Road. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. ANALYSIS: STAFF RECOMMENDATION: