HomeMy WebLinkAboutZ-9529-A Recommended Approval With Conditions 052621D"wrtment of Planning arrd Development Planning
T23 West Mariftm Street Development
LOe Flock. Arkansas 72201-1334
Ph", (501)371-4790 Fax: (501)371-4546 Building Code-%
May 18, 2021
Syed Ali
1809 Martha Drive
Little Rock, AR 72212
Re: File No. Z-9529-A
Ali Apartments — PD-R
7520 N. Chicot Road
Dear Mr. Ali:
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
May 13, 2021:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for June 15, 2021. The meeting begins at 6:00 pm and is held in the William Grant Still
Ballroom of the Robinson Center, 426 West Markham Street, Little Rock, Arkansas.
If you have any questions please do not hesitate to contact me at 371-4792.
7Respec
. ?�
Monte Moore
Development Administrator
May 13, 2021
ITEM NO.: 8A FILE NO.: 7-9529-A
NAME: Ali Apartments — PD-R
LOCATION: 7420 N. Chicot Road
DEVELOPER:
Syed Ali
1809 Martha Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Syed Ali — Owner and Applicant
SURVEYORIENGINEER:
ETC Engineers & Architects
1510 S. Broadway
Little Rock, AR 72202
AREA: 0.73 acre
WARD: 7
CURRENT ZONING:
VARIANCE/WAIVERS
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 15
It=
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.03
On October 29, 2020 the Planning Commission approved a rezoning of this property from
°R-2" Single Family District to "PRD" Planned Residential District. The rezoning was approved
to allow an eight (8) unit apartment development. On January 19, 2021 the Board of Directors
denied the requested ordinance adoption from the Planning Commission.
May 13, 2021
ITEM NO.: 8.1 Cont. FILE NO.: Z-9529-A
A. PROPOSAUREQUESTIAPPLICAN T'S STATEMENT:
The applicant proposes to rezone the 0.73 acre property from "R-2" Single Family
District to "PD-R" Planned District — Residential to allow a six (6) unit apartment
development. A single driveway from Chicot Road, near the center of the site, will serve
as access to the proposed three (3) building project.
B. EXISTING CONDITIONS:
The property contains a small one-story frame single family residence which is
unoccupied. The structure will be removed from the site with the new development.
The remainder of the property is undeveloped and mostly grass covered.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Sidewalks with appropriate handicap ramps are required in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan.
2. 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.
3. A grading permit in accordance with section 29-186 (c) & (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.
4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
5. 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 the floodplain is not on the property.
6. Storm water detention will not apply to the proposed development due to the
property being less than 1 acre in size.
7. 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.
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May 13, 2021
ITEM NO.: 8.1 Cont. FILE NO.: 7-9529-A
8. Hauling of fill material on or off site over
approval prior to a grading permit being
Engineering at 621 S. Broadway, (501)
information.
municipal streets and roads requires
issued. Contact Public Works Traffic
379-1805 (Travis Herbner) for more
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 responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Sewer main extension required with
easements if new sewer service is required for this project. Capacity Analysis
Required.
EntergV: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water facilities
and/or fire service. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
Fire De artment: Full Plan Review.
Parks and Recreation: No comments received.
Count Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Buiidin Code: No comments received.
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May 13, 2021
ITEM NO.: 8.1 Cont. FILE NO.: Z-9529-A
Landsca e:
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 ('/2) the full width requirement but in no case
less than nine (9) feet.
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.
5. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to 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 seven and one half (7 112) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
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 areas by at least two (2) feet not to
exceed eight (8) feet total height.
7. For developments of less than one (1) acre a 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 toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
G. TRAI JSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Plannin Division: The request is in the 65th Street West Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The Residential
Low Density (RL) category provides for single family homes at densities not to exceed
2
May 13, 2021
ITEM NO.: 8.1(Cont.)FILE NO.: Z-9529-8
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 remain less than 6 units per acre. The
application is to change the property from R-2 (Single Family Residential District) to
PRD (Planned Residential Development) District to allow for the development of five
duplexes on the site with an overall density of 13.7 units/acre.
Surrounding the application area, the Land Use Plan shows Residential High Density
(RH) to the south and east. Public Institutional (PI) is shown to the north. Commercial
(C) is shown a short distance to the south, at the intersection of Mabelvale Pike and
North Chicot Road. Residential Low Density (RL) is shown to the west with Park/Open
Space (PKIOS) just beyond that. Residential High Density (RH) category
accommodates residential development of more than twelve (12) dwelling units per
acre. The land to the east is vacant and wooded, while the land to the south has a
single-family structure on it. The Public Institutional (PI) category 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. This area is
occupied with a church and home for the minister. The Commercial (C) category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary in
type and scale, depending on the trade area that they serve. The Commercial area
consists of a residential structures. 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 remain less than 6 units per acre. This land is either vacant or large -tract
residential. The Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. This area is the fioodplainlfloodway of a tributary of Fourche Creek.
Master Street Plan: To the east is North Chicot Road and it is a 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.
H. ANALYSIS:
The applicant proposes to rezone the 0.73 acre property located at 7520 N. Chicot
Road from "R-2" Single Family District to "PD-R" Planned District — Residential. The
property is located on the west side of N. Chicot Road, north of Interstate 30.
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May 13, 2021
ITEM NO.: 8.1(Cont. FILE NO.: Z-9529-A
The applicant proposes to construct six (6) single family residential units on the
property in two (2) phases. Phase 1 will include one (1) four -unit building (units 2-5)
within the west half of the property, along with site grading, site drainage, utilities,
driveway, and parking lot. Phase 2 will consist of construction of unit 1 and 6 structures
within the east half of the property. Landscaping will be installed with each phase.
The six (6) residential units will range in size from1,204 square feet to 1,280 square
feet. The units will be single story, with a maximum building height of 25 feet. A front
porch and rear patio will be included with each unit. The structures will be located 20
feet to over 60 feet back from the front (east) property line and 12 to 16 feet back from
the north, south and west property lines.
One (1) 24 foot wide driveway near the center of the site will provide access to the
proposed development. A 16 space parking lot is proposed within the east half of the
property. Section 36-502 (b) (1) of the City's Zoning Ordinance would typically 1.5
parking spaces per unit, or nine (9) spaces for this proposed development. The parking
as proposed will be sufficient to serve the development.
A dumpster area is proposed at the southeast corner of the proposed parking lot. The
dumpster area will be screened as per ordinance requirements.
A small monument -type sign will be located on the north side of the entry drive. The
sign will have a height of four (4) feet and an area of 16 square feet. The sign will
contain the name and address of the project. The sign must be located at least five (5)
feet back from the east (front) property line.
Site lighting will consist of a single dark sky compliant LED light on a 20 foot tall steel
post. The light will be located at the center of the parking lot area. The applicant notes
that the proposed development will comply with the Engineering requirements as found
in Paragraph D. of the staff analysis and the Landscape/Buffer requirements as found
in Paragraph F.
The applicant provided a preliminary drainage analysis for this property. The
preliminary drainage analysis shows that future development of this property will have
no adverse drainage impact on surrounding properties. Prior to release of a building
permit, a detailed hydrology and hydraulic analysis which complies with all codes and
manuals must be submitted.
The applicant provided responses and additional information to all issues raised during
staff's review of the application. To staffs knowledge there are no outstanding issues.
The applicant is requesting no variances with the proposed PD-R rezoning.
1.1
May 13, 2021
ITEM NO.: 8.1 Cont. FILE NO.: 7-9529-A
Staff is supportive of the requested PD-R zoning to allow the six (6) unit residential
development. Staff views the request as reasonable. The property is located in an area
of mixed uses and zoning. Existing multifamily developments are located east and
south of the subject property. The proposed development should prove to be
compatible with the surrounding uses and zoning. Staff believes the proposed PD-R
zoning will have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance with
the comments and conditions outlined in paragraphs D, E and F, and the Staff
Analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed an the
Consent Agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
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