HomeMy WebLinkAboutZ-9595 Recommeded Approval with Conditions for BOD 081821Department of Planning and Development Planning
723 West Markham Street
Little Rock, Arkansas 72201-1334 Development
Phone: (501)371-4790 Fax: (501)371-4546 Building Codes
August 18, 2021
Mike Orndorff
609 East 16t" Street
Little Rock, AR 72202
Re: File No. Z-9595
The Octonary — PD-R; SE corner of East 16t" and Barber Streets
Dear Mr. Orndorff:
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
August 12, 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 September 21, 2021. The meeting begins at 6:00 pm and is held in the Centre at
University Park, 6401 West 12t" Street. If you have any questions please do not hesitate
to contact me at 371-4792.
WRespectfore
Development Administrator
August 12, 2021
ITEM NO.. C FILE NO.: Z-9595
NAME: The Octonary — PD-R
LOCATION: Southeast corner of E. 16th Street and Barber Street
DEVELOPER. -
Mike Orndorff Construction, LLC
609 E. 16th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Haybar Properties, LLC — Owner
Mike Orndorff —Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.32 acre
WARD: 1
CURRENT ZONING:
VARIANCE/WAIVERS
NUMBER OF LOTS: 8
PLANNING DISTRICT: 7
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 46
A. PROP OSALIREQUESTIAPPLICANT'S STATEMENT:
The applicant proposes to rezone the 0.32 acre property from "R-4" Two -Family
District to "PD-R" Planned District — Residential to allow an eight (8) lot, zero (0)
lot line single family residential development.
B. EXISTING CONDITIONS:
The site is currently undeveloped. There are a few mature trees near the center
of the site. Remnants of concrete from a previous development exist at the
August 12, 2021
ITEM NO.: C Cont. FILE NO.: Z-9595
northwest corner of the property. A paved alley right-of-way is located along the
rear (east) property line.
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. Right-of-way maybe required to be dedicated. Provide existing right-of-way
widths on the survey on 16th Street and Barber Street.
2. A 20 feet radial dedication of right-of-way is required at the intersection of E.
16th Street and Barber Street.
3. 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. Remove all curb cuts where access is not
proposed with the plan.
4. Alley should be repaved the entire width of the alley right-of-way from parking
area to E 16th Street.
5. Show proposed location for trash collection receptacles for each lot.
6. Label and dimension the dash lines on each side of the center property line.
Provide utility and drainage easement on revised plat.
7. Is head -in parking proposed? How many parking spaces are proposed?
Show alley on site plan.
8. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 ft back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of 16th
Street with Barber Street.
9. The majority of the property is proposed to be impervious with roof and a
paved parking area. Provide a Sketch Grading and Drainage Plan per Sec.
29-186 (e).
10. 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.
11. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
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August 12, 2021
ITEM NO.: C Cont. FILE NO.' Z-9595
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for Lots 5-8 of this project.
Enter . No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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 ❑ 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 an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 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.
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August 12, 2021
ITEM NO.: C(Cont. FILE NO.: Z-9595
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al 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 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 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.
Count 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.
2. 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. A twenty-five (25)
percent reduction of the landscape provisions can be taken for developments
within mature areas. In these areas it is allowable for perimeter planting strips
to be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3)
shrubs or vines shall be planted for every thirty (30) linear feet of perimeter
planting strip.
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. For parking areas with twelve or more spaces eight percent (8%) of the
vehicular use area must be designated for green space; this green space needs
August 12, 2021
ITEM NO.- C (Cont.) FILE NO.: Z-9595
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.
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
6. The City Beautiful Commission recommends preserving as many existing trees
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rack Region Metro: No comments received.
Planning Division: The request is in the 1-30 Planning District. The Land Use Plan
shows Residential Medium Density (RM) for the requested area. Residential
Medium Density (RM) category accommodates a broad range of housing types
including single family attached, single family detached, duplex, town homes,
multi -family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. The application is to change R-4
(Two Family District} to PDR (Planned Development Residential) District to allow
for the future development of 8 units on 0.32 acres for a density of 25 unitslacre.
The Land Use Plan shows Residential Medium Density (RM) in ail directions from
the site. Residential Medium Density (RM) category accommodates a broad range
of housing types including single family attached, single family detached, duplex,
town homes, multi -family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre. The areas to the
east, north and south are part of the subdivision making up the Hanger
Hill neighborhood. Most of the lots in this area have single-family houses or
duplexes on them. To the west is the right-of-way for the Interstate 30-Intersate
630 interchange.
Master Street Plan: To the north is East 16th Street and to the west is Barber
Street. Both of these roads are a Local Street on the Master Street Plan. The
primary function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as Commercial Streets These streets may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
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August 12, 2021
ITEM NO.: C(Cont-)FILE NO.: Z-9595
Bic g e Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
The applicant proposes to rezone the 0.32 acre property located at the southeast
corner of East 16th Street and Barber Street from "R-4"Two-Family District to "PD-
R" Planned District— Residential. The property is comprised of two (2) platted lots;
Lots 11 and 12, Block 31, Masonic Addition. The rezoning is proposed in order to
subdivide the lots into eight (8) lots for a zero (0) lot line single family residential
development. The proposed lots will be sold individually.
Four (4) of the proposed lots will be 34 feet by 50 feet in area, with the other four
(4) lots having an area of 26 feet by 50 feet. Parking will be located at the east
end of the lots and accessed from the existing paved alley right-of-way. There will
be a 14 foot wide utility and access easement through the center of the property
which will allow access from the parking to the residences.
The proposed residences on Lots 1 and 5 will be 22 feet by 35 feet in area. The
proposed residences will have building setbacks ranging from four (4) feet to 10
feet.
The proposed residences on Lots 2, 3, 6 and 7 will be 18 feet by 35 feet in area.
The proposed residences will have building setbacks ranging from zero (0) feet to
10 feet.
The proposed residences on Lots 4 and 8 will have building areas of 24 feet by 35
feet. These proposed residences will have building setbacks ranging from zero (0)
feet to 10 feet.
The proposed residences will be one (1) and two (2) story structures. The
structures will not exceed 35 feet in height, which is the typical maximum building
height in single family zones. The residences will be constructed using a mixture
of brick, Hardie siding, vinyl, metal and wood for the exterior facade materials.
The applicant is proposing 10 parking spaces at the east end of the proposed
development to serve the proposed residences. The parking spaces will be
accessed from the existing paved alley right-of-way along the east property line.
The applicant will need to form a property owners' association to address
maintenance of the proposed parking area. The ordinance typically requires one
(1) parking space for a single family residence. One (1) or two (2) of the proposed
parking spaces may have to be eliminated to provide required landscaping. Either
way, staff believes there is sufficient parking to serve the proposed residences.
9
August 12, 2021
ITEM NO.: C Cont. FILE NO.: Z-9595
The applicant is proposing a mail kiosk along the East 16tn Street frontage. The
mailbox kiosk location must be constructed in conformance with USPS and City of
Little Rock design standards and be ADA accessible.
The applicant also notes that trash will be collected using standard City of Little
Rock garbage collection.
There is no signage proposed for this development.
Any site lighting must be low-level and directed away from adjacent properties.
The applicant provided responses and additional information to all issues raised
during staffs review of the application. The applicant is requesting no variances
with the proposed PD-R zoning.
To staff's knowledge, the only outstanding issue relates to the required
sight/distance at the corner of East 16tn Street and Barber Street. A portion of the
proposed residential structure on Lot 4 is located within the required sight triangle
at this intersection. Staff believes this issue can be resolved with a smaller
proposed building footprint for this lot. The applicant will need to resolve this issue
by proposing a smaller building footprint to be approved by the City prior to
application for a building permit.
Staff is supportive of the requested PD-R zoning to allow an eight (8) lot, zero (0)
lot line single family residential development. Staff views the request as
reasonable. The property is located in an area predominately zoned R-4. There
is a scattering of duplex and multi -unit structures throughout this area. A similar
small lot single family residential development is located to the southwest across
1-30. The proposed development will represent a quality in -fill type development.
Staff believes the proposed increased density will have no adverse impact on the
surrounding properties.
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, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 8, 2021)
The applicant was not present. There were two (2) objectors present. Staff informed the
Commission that the application needed to be deferred based on the fact that the
applicant was not present.
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August 12, 2021
ITEM NO.: C Cont. FILE NO.: Z-9595
There was a motion to defer the application to the August 12, 2021 Planning Commission
agenda. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position.
The application was deferred.
PLANNING COMMISSION ACTION: (AUGUST 12, 2021)
Mike Orndorff was present, representing the application. There were four (4) persons
registered in opposition. Staff presented the item and a recommendation for approval as
outlined in the "staff recommendation" above. The applicant deferred to the registered
opposition.
Tommie Threats, Judy Smith, Royce McCuien and William Hansen Jr. addressed the
Commission in opposition to the application. They expressed similar concerns regarding
density — too many houses in one area, congestion and traffic.
Mike Orndorff, addressed the Commission and provided response regarding registered
opposition concerns. He stated he has developed forty (40) plus properties in the area for
both starter and large scale homes and all have been in compliance with the Code.
Commissioner Hart commented the future of the area is developing and will not remain
single-family residences with the growth of the 1-30 corridor.
Commissioner Betton asked staff what was its recommendation was regarding several
homes located in one area. Staff responded by stating the application is recommended
for approval. PD-R zoning is a design with specific criteria and this application complies
with PD-R zoning.
Commissioner Rahman asked staff, "what the scattering of R-4 zoning" meant. Staff
provided a response stating R-4 zoning is scattered throughout the general area of the
proposed development.
Commission Hart requested the applicant provide a diagram of the proposed
development. The applicant provided an enlarged site plan to the Commission.
Commissioner Brooks ask the applicant if he met with the neighborhood association
regarding the proposal. The applicant replied messages were left and signs posted,
however he did not get a response from the neighborhood association.
Tommie Threats, Judy Smith, Royce McCuien and William Hansen Jr. addressed the
Commission with additional opposition to the application.
There was a motion to approve the application. The motion was seconded. The vote was
10 ayes, 0 nays, and 1 open position. The application was approved.
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