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Home My WebLink AboutZ-9702 Staff Report 072722 ITEM NO.: 3.1 FILE NO.: Z-9702 NAME: Rezoning from R-2 to MF-18 LOCATION: 7404 Mabelvale Pike DEVELOPER: W Complex, LLC PO Box 23670 Little Rock, AR 72221 OWNER/AUTHORIZED AGENT: Joe White (Agent) W Complex, LLC (Owner) PO Box 23670 Little Rock, AR 72221 SURVEYOR/ENGINEER: Joe White & Associates 25 Rahling Circle, Ste. A2 Little Rock, AR 72223 AREA: 1.35 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None Requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the 1.35 acres at 7404 Mabelvale Pike from “R-2” Single Family District to “MF-18” Multi-Family District to allow for the development of three (3) apartment buildings containing eight (8) units per building. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered and contains several matures trees located along property lines. Properties to the north and east contain R-2 zoning and uses. The abutting property to the west is R-2 non-conforming with three (3) detached multi-family buildings containing eight (8) units each. Properties south of Mabelvale Pike contain R-2 zoning and additional MF-18 zoning and uses. C. NEIGHBORHOOD NOTIFICATIONS: 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: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 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 an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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 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: Minimum gate width shall be 20 feet. Gates shall be of swinging or sliding type. Construction of gates shall be of material that allow manual operation by one person. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 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. 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. Locking device specifications shall be submitted for approval \by the fire code official Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. 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. County Planning: No comments. 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 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 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 rezone from R-2, Single Family District to MF-18, Multifamily District 18-units per acre to allow for the future development of three apartment buildings on this property. There is an accompanying item on the agenda to amend the Land Use Plan Map to Residential High Density (RH) for this site. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the north, east and west. Residential Medium Density (RM) is shown on the Plan Map to the south of the site, across Mabelvale Pike. 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 shown as RL is zoned R-2, Single Family District. To the north and east is a developed single-family subdivision. To the west are three apartment buildings with a developed single-family subdivision beyond that. 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. This land, to the south across Mabelvale Pike, is currently zoned R-2, Single Family District and is undeveloped wooded land. Master Street Plan: To the south is Mabelvale Pike, it is shown as 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 Mabelvale Pike. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land. H. ANALYSIS: The applicant is proposing to rezone the 1.35 acres at 7404 Mabelvale Pike from “R-2” Single Family District to “MF-18” Multi-Family District to allow for the development of three (3) apartment buildings containing eight (8) units per building. The property is currently undeveloped and grass covered and contains several matures trees located along property lines. Properties to the north and east contain R-2 zoning and uses. The abutting property to the west is R-2 non-conforming with three (3) detached multi-family buildings containing eight (8) units each. Properties south of Mabelvale Pike contain R-2 zoning and additional MF-18 zoning and uses. The City’s Land Use Plan designates this property as Residential Low Density. The requested MF-18 zoning will require an amendment to the future plan. The applicant has filed for a Land Use Amendment from RL to RH and is a separate item on this agenda. Staff is not supportive of the requested MF-18 zoning. Staff does not view the request as reasonable. The proposed rezoning is not consistent with the land use pattern within the area. There is existing undeveloped MF-18 zoning in the immediate area south of Mabelvale Pike. The current zoning pattern transitions from I-30, with commercial zoning along the north side of I-30 transitioning to multi-family zoning along the east and west sides of Chicot Road. Single-family zoning is located north of Mabelvale Pike. Staff believes the current transition of zoning from I-30 to the north should not extend further north than Mabelvale Pike. Staff feels that Mabelvale Pike is the logical dividing line between the area of transition and the single-family zoning and uses. STAFF RECOMMENDATION: Staff recommends denial of the requested MF-18 rezoning.