HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 0519221F
Department of Planning and Development
723 West Markham Street
Little Rack, Arkansas 72201-1334
Phone: (501 )371-4790 Fax: (501)399-3435
May 18, 2022
Joe White and Associates
Brian Dale
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
Re: File No. Z-9683
Jennifer Adkins Addition ā PRD
Dear Mr. Dale:
Planning
Development
Building Codes
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 12, 2022:
Approved with conditions.
X 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
far June 21, 2022. 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 dā not hesitate to contact
me at 371-4792.
WtecMoor,e
Development Administrator
May 12, 2022
ITEM NO.: 10 FILE NO.: Z-9683
NAME: Jennifer Adkins Addition ā PRD
LOCATION: North side of "R" Street (6400 Block)
DEVELOPER:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A2
Little Rock, AR 72223
AREA: 1.64 acres
WARD: 3
CURRENT ZONING:
VARIANCEIWAIVERS:
NUMBER OF LOTS: 8
PLANNING DISTRICT. 3
R-4 and R-2
None requested.
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 49
The applicant is proposing to rezone 0.52 acre site from R-2 and R-4 to a Planned
Residential District (PRD) to allow for the new development of eight (8) single-
family homes.
B. EXISTING CONDITIONS:
The two (2) lots fronting Alden Lane are zoned R-4 and developed. The two (2)
lots fronting N. McKinley Street are zoned R-2 with one of the lots containing a
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
residential structure. R-4 zoning is located to the north, west and southwest of the
site. R-4, R-5 and PD-R zoning is located to the east. There are two (2) lots zoned
R-2 immediately north of the site which are developed parking lots owned by
Westover Hills Presbyterian Church. R-2 zoned properties are located to the south
and southeast.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property 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. Per City Code 31-206 (f), "Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet."
2. Per City Code 30-43 (2) (c), "The minimum distance between a driveway and
an exterior lot corner shall be twenty-five (25) feet measured from the nearest
point of the driveway to the exterior lot line." A variance approval from this
requirement shall be requested if current locations of proposed driveways are
to remain.
3. North McKinley Street is classified on the Master Street Plan as a collector.
A dedication of additional right of way 30 feet from centerline of roadway (CR)
or centerline of right (CROW) of way will be required depending on location
of CR and CROW.
4. R Street is classified on the Master Street Plan as a local street. A dedication
of additional right of way 25 feet from centerline of roadway (CR) or centerline
of right of way (CROW) will be required depending on location of CR and
CROW.
5. Alden Lane is classified on the Master Street Plan as a local street. A
dedication of additional right of way 25 feet from centerline of roadway (CR)
or centerline of right of way (CROW) will be required depending on location
of CR and CROW.
6. Boundary street improvements are required for North McKinley Street, R
Street, and Alden Lane master street plan. Boundary street improvements
shall include, but not be limited to, reconstruction of one-half section of the
abutting street if the existing street is not up to city standards. Repair,
replace, or extend existing damaged, missing, and noncompliant curb and
gutter, sidewalk, access ramps or concrete driveway aprons within the public
right-of-way adjacent to the site. Remove abandoned driveway cuts and
replace with curb, gutter, and sidewalk. All work within the public right-of-way
shall conform to City of Little Rock Public Works Standard Details and ADA
guidelines.
OA
May 12, 2022
ITEM NO.: 10 Cant. FILE NC7.: Z-9683
7. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
8. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Permits littlerock. ov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $1 00.00 for the less than'/x acre, $200.00 for'/Z to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
9. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).
10. Hauling of 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.
11. 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.
12. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at htt s:llwww.iittierack. ovlcit -
administrationlcit -de artmentsl ublic-worksfa lications-details-and-
manualsl. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith littlerock. ov and cc !warner littlerock. ov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private [Development at
501-371-4817 or at 501-918-5348 or email Per - 4ittlerack.gov.
13. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
3
May 12, 2022
ITEM NO.: 10 Cant. FILE NO.: Z-9683
14. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as -built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
15. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
16. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
17. Contact Planning and Development Dept., Civil Engineering Private
Development 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.
E. UTILITIESIFIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Enter : No comments received.
Summit Enema: No comments received.
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.
2. A water main extension will be needed to provide water service to this property.
3. 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
4
May 12, 2022
ITEM NO.: 10 Cont. FILE NO.: Z-9683
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 Department:
Maintain Access:
Fire Hydrants
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Cade 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 ā 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.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning District. There
are currently four (4) lots involved in this request. The Land Use Plan shows two
(2) lots to the west, now facing Alden Lane, as Residential Medium Density (RM)
and two (2) lots to the east, now facing N. McKinley Street, as Residential Low
Density (RL). The Residential Low Density (RL) category provides for single-family
homes at densities not to exceed 6 units per acre. Such residential development
is typically characterized by conventional single-family homes but may include
patio or garden homes and cluster homes, provided that the density remains less
5
May 12, 2022
ITEM NO.: 10(Cont.)FILE NO.: Z-9683
than 6 units per acre. The 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 rezone from R-2 and R-4 to a Planned Residential
District (PRD) to allow for eight (S) single-family homes at the density of 12.04 units
per acre.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the direct south, east, and north. Residential Medium Density (RM)
is shown to the west along Alden Street. There is a roundabout to the northeast
that a node to Residential High Density (RH), Commercial (C), and
Public/Institutional (PI) categories. Beyond this, RL is the predominant category
surrounding the site.
The RH area on the roundabout, northeast to the site, shows a single structure
that serves as a multi -family development. The Residential High Density (RH)
accommodates residential development of more than twelve (12) dwelling units
per acre. The Commercial area is on the other side of the roundabout and currently
functions as a veterinarian clinic and convenience store. The Commercial (C)
category provides for 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
Public/Institutional (PI) area functions as a religious institution. The 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.
The applicant area is currently zoned Single -Family Residential (R-2) on two (2)
lots to the east, now facing N. McKinley Street, and Two -Family Residential (R-4)
two (2) lots to the west, now facing Alden Lane. To the north of the site is a parking
lot on the east section, and single-family houses on the west section. Surrounding,
Single -Family Residential (R-2) exists to the east and north. To the northeast is
Urban Residence District (R-5) and currently serves as a multi -family development
in a single structure. The R-5 zone provides for high -density residential uses and
the conversion of existing residential structures at a density of not more than thirty-
six (36) units per gross acre. It is the intent of this chapter that the district be located
in or near the central portion of the city and other carefully selected areas where
public utilities, community facilities and other services are adequate to support
high -density residential development.
To the north is Single -Family Residential (R-2) with a Conditional Use Permit that
functions as a religious institution. Single-family (R-2) establishes areas that
C
May 12, 2022
ITEM NO.: 10 (Cont. FILE NO.: Z-9683
protect single-family uses by promoting and encouraging a suitable environment
for family life, by providing a reasonable standard for light, air and similar
amenities, by minimizing traffic congestion, and by avoiding the overloading of
utilities and public facilities designed to service only one -family residential uses.
The applicant land is currently zoned Single -Family Residential (R-2) an two (2)
lots to the east, now facing N. McKinley Street, and Two -Family Residential (R-4)
two (2) lots to the west, now facing Alden Lane. One lot is currently vacant. Single-
family homes exist on the other three lots.
Master Street Plan: To the east of the property is N. McKinley Street, a Collector
on the Master Street Plan. A Collector serves as a connection from Local Streets
to Arterials or to activity centers, with the secondary function of providing access
to adjoining property. The Collector system should not be continuous but should
direct traffic to Arterials. This class of road is generally at a spacing of a quarter
to a half -mile. To the south is R Street and to the west is Alden Street, both Local
Streets 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 zoningluse or more intensive zoning than duplexes are considered as
"Commercial Streets". This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no existing or proposed bike routes adjacent to or through
this land.
Historic Preservation Plan: There are no existing historic sites on, or adjacent, to
this land.
H. ANALYSIS:
The applicant proposes to rezone 0.52 acre site from R-2 and R-4 to a Planned
Residential District (PRD) to allow for the new development of eight (8) single-
family homes. All of the homes will be of new construction and will be
approximately 1,068 square feet in area. Each single-family home will take access
from its own concrete driveway apron along "R" Street. The City's Zoning
Ordinance Section 36-502 typically requires one off-street parking space per
single-family dwelling. Staff feels the provided off-street parking is sufficient to
serve this development.
The applicant proposes an average lot size of 32'x80'.
The applicant proposes a front setback of 15.5 feet for all buildings along "R" street.
Two corner lots, Lot 8 and Lot 9 will have 15 foot setbacks along Alden Lane to the
7
May 12, 2022
ITEM NO.: 10 (Cont. FILE NO.: Z-9683
west and N. McKinley Street to the east. All internal lots will have side yard
setbacks of 5 feet.
Each residence will be constructed with a 6'x8' enclosed rear porch with rear
setbacks varying from 5.4 feet to 15.5 feet. Staff feels the proposed setbacks are
sufficient for this development.
The applicant notes each residence will have trash collection provided by standard
City of Little Rock garbage collection.
Staff is supportive of the requested application to allow the 0.52 acre site to be
rezoned from R-2 and R-4 to a Planned Residential District (PRD) to allow for new
construction of eight (8) single-family homes. Staff will require that all abutting
streets be developed according to Master Street Plan Standards. Staff feels
the request is reasonable. The proposed development is located in an area of
similar and denser residential properties. The proposal of eight (8) lots for
eight (8) single-family residences represents a minor increase of density in the
area. There is R-4 zoning north, south and west of the site with additional R-4,
R-5 and PD-R zoning to the east. Staff feels the proposed development and
will have no adverse impact in the area. To staff's knowledge, there are no
outstanding issues associated with this application.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD zoning to allow the for the
development of eight (8) single-family residences subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
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
on 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.
E