HomeMy WebLinkAboutBOD Staff Report 081723OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 16, 2023 AGENDA
Subject
An Ordinance rezoning
property located at 16725
Crystal Valley Road from
"R-2" to "R-7A". (Z-9770)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
BACKGROUND
Action Required
4 Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The owner of the 0.62 acre property located at 16725
Crystal Valley Road is requesting that the property be
reclassified from "R-2" to "R-7A".
None
Approval of the Ordinance.
The applicant is proposing to rezone a 0.62 acre site located
at 16725 Crystal Valley Road from "R-2" Single -Family
District to "R-7A" Manufactured Home District to allow for
the placement of one (1) single -wide manufactured home.
The property is currently undeveloped. The majority of the
properties to the east, west and south contain R-2 zoning
and uses. Properties to north contain a mixture of mostly
residential zoning and uses, along with some commercial
and office zoning.
The City's Land Use Plan designates this property as
Residential Low Density. The requested R-7A zoning
will not require an amendment to the future plan.
BACKGROUND
CONTINUED
The applicant is proposing to place a 76' x 15.75' single -
wide manufactured mobile home near front portion of
the property. The manufactured home will contain an
attached 10' x 20' deck at the front and a 4' x 8' attached
deck in the rear.
The manufactured home will be located one -hundred -
twenty -nine (129) feet from the front (north) property
line. The manufactured home complies with all
ordinance required setbacks and provides ample room
for decks, porches, steps, etc. The applicant will also
place a 10' x 10' storage unit along the northeast corner
of the mobile home. The location of the storage unit
complies with all required setbacks as per the City's
Zoning Ordinance.
The lot will be accessed from a driveway extending from
Crystal Valley Lateral which leads to a parking pad. The
City's Zoning Ordinance requires one parking space.
Staff feels the parking is sufficient to serve the use.
The siting of a manufactured home on a separate lot
outside of a manufactured home subdivision shall
include the following design consideration as per Section
36-262(d)(2) of the City's Zoning Ordinance.
a) A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b) Removal of all transport features.
c) Permanent foundation.
d) Exterior wall finished in a manner compatible with
the neighborhood.
e) Underpinning with permanent materials.
f) Orientation compatible with placement of adjacent
structures.
g) Off-street parking per single-family dwelling
standards.
The applicant provided responses and additional
information to all issues raised during staff s review of
the application. To staff s knowledge, there are no
outstanding issues. The applicant is requesting no
variances associated with this application.
0a
BACKGROUND
CONTINUED
On April 13, 2023, the Planning Commission voted
6 ayes, 2 noes, 2 absent and 1 open position, to approve the
R-7A rezoning. There were three (3) objectors present.
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.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE RECLASSIFYING PROPERTY
LOCATED IN THE CITY OF LITTLE ROCK,
ARKANSAS, AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF LITTLE ROCK, ARKANSAS;
AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY
OF LITTLE ROCK, ARKANSAS.
Section 1. That the zone classification of the following property be and is
hereby changed as indicated:
Z-9770 — Described as part of the Northwest Quarter of the
Northwest Quarter of Section 31, Township 1 North, Range 13
West, Pulaski County, Arkansas, more particularly described as
follows:
Beginning at the Northwest corner of said NW '/a, NW '/a, thence
East 84 feet, thence South 525 feet, thence West 84 feet, thence
North 525 feet to the point of beginning: From "R-2" Single
Family District to "R-7A" Manufactured Home District
(16725 Crystal Valley Road)
Section 2. That the map referred to in Chapter 36 of the Code of Ordinances
of the City of Little Rock and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
Page 1 of 2
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Section 3. That the Ordinance shall take effect and be in full force 30 days after
the date of its passage and approval.
Section 4. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid
or unconstitutional, such declaration or adjudication shall not affect the remaining
portions of the ordinance which shall remain in full force and effect as if the portion so
declared or adjudged invalid or unconstitutional was not originally a part of the
ordinance.
Section 5. Repealer. All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the
extent of such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
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APPROVED:
Mayor
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FII F NO.- 7-9770
NAME: Rezoning from R-2 to R-7A
LOCATION: 16725 Crystal Valley Road
DEVELOPER:
Julio Reyes Santillan
17224 Crystal Valley Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Julio Reyes Santillan
17224 Crystal Valley Road
Little Rock, AR 72206
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72223
AREA: 1.00 acre NUMBER OF LOTS: 1
WARD: N/A PLANNING DISTRICT: 17
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.21
The applicant is proposing to rezone a 0.62 acre site located at 16725 Crystal
Valley Road from "R-2" Single -Family District to "R-7A" Manufactured Home
District to allow for the placement of one (1) single -wide manufactured home. The
property is located within the City's Extra -Territorial Zoning Jurisdiction (ETJ).
B. EXISTING CONDITIONS:
The property is currently undeveloped. The majority of the properties to the east,
west and south contain R-2 zoning and uses. Several properties to north contain
FILE NO.: Z-9770
a mixture of mostly residential zoning and uses, along with some commercial and
office zoning.
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 DEPARTMENTIPARKS/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.
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FILE NO.: Z-977
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:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. 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.
6. 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.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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FILE NO.: Z-9770(Cont.)
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.
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.
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.
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FILE NO.: Z-9770 Cont.
County Planning:
1. Address will need verification prior to requesting water meter.
2. Provide septic permit or verification that existing septic system is functioning.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landsca: No comments.
G. TRANSPORTATIONIPLANNING:
Rock Reaion Metro: No comments received.
Plannina Division:
The request is in the Crystal Valley Planning District. The Land Use Plan shows
Commercial (C) & Residential Low Density (RL) for the requested area. The
Commercial (C) category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities. 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 R-7A (Manufactured Home District).
Surrounding the application area, the Future Land Use Map show Residential Low
Density (RL) with an area of Commercial (C) at the intersection of Crystal Valley
Road/Raines Road with Crystal Valley/Crystal Valley Lateral Road. The C area
has an auto parts dealer in a C-3 (General Commercial District) northeast of the
Crystal Valley Road intersection. Much of the area shown for Commercial use is
still zoned R-2 (Single -Family District) and either undeveloped or has a residence
on the land. The RL area is zoned R-2 and has undeveloped tracts and single
family residences.
Master Street Plan:
The site is at the southeast corner of the intersection of Crystal Valley Road -
Crystal Valley Lateral - Raines Road. The east -west roadway, Crystal Valley
Road/Raines Road, is show as a Minor Arterial on the Master Street Plan Map.
Minor Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be minimized to allow for continuous
traffic flow while still allowing some access to adjoining property. Right of way
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FILE NO.: Z-9770(Cont.)
(ROW) is 90 feet. Sidewalks are required on both sides. The north -south roadway,
Crystal Valley Road/Crystal Valley Lateral, is shown as a Principal Arterial on the
Master Street Plan Map. Principal Arterials are roads designed to serve through
traffic and to connect major traffic generators or activity centers within urbanized
areas. Right -of -Way (ROW) of 110 feet is required. Sidewalks are required on
both sides. These roadways may need more ROW and/or paving width.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
Historic Preservation Plan:
There are no historic sites or districts in the vicinity.
H. ANALYSIS:
The applicant is proposing to rezone a 0.62 acre site located at 16725 Crystal
Valley Road from "R-2" Single -Family District to "R-7A" Manufactured Home
District to allow for the placement of one (1) single -wide manufactured home.
The property is currently undeveloped. The majority of the properties to the east,
west and south contain R-2 zoning and uses. Properties to north contain a mixture
of mostly residential zoning and uses, along with some commercial and office
zoning.
The City's Land Use Plan designates this property as Residential Low Density.
The requested R-7A zoning will not require an amendment to the future plan.
The applicant is proposing to place a 76' x 15.75' single -wide manufactured
mobile home near front portion of the property. The manufactured home will
contain an attached 10' x 20' deck at the front and a 4' x 8' attached deck in
the rear.
The manufactured home will be located one -hundred -twenty-nine (129) feet
from the front (north) property line. The manufactured home complies with all
ordinance required setbacks and provides ample room for decks, porches,
steps, etc. The applicant will also place a 10' x 10' storage unit along the
northeast corner of the mobile home. The location of the storage unit complies
with all required setbacks as per the City's Zoning Ordinance.
The lot will be accessed from a driveway extending from Crystal Valley Lateral
which leads to a parking pad. The City's Zoning Ordinance requires one
parking space. Staff feels the parking is sufficient to serve the use.
The siting of a manufactured home on a separate lot outside of a manufactured
home subdivision shall include the following design consideration as per
Section 36-262(d)(2) of the City's Zoning Ordinance.
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NO.: Z-9770 (Cont.
a) A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or
greater.
b) Removal of all transport features.
c) Permanent foundation.
d) Exterior wall finished in a manner compatible with the neighborhood.
e) Underpinning with permanent materials.
f) Orientation compatible with placement of adjacent structures.
g) Off-street parking per single-family dwelling standards.
The applicant provided responses and additional information to all issues
raised during staff's review of the application. To staff's knowledge, there are
no outstanding issues. The applicant is requesting no variances associated
with this application.
Staff is supportive of the requested R-7A rezoning. Staff views the request as
reasonable. The property is located within the City's Extra -Territorial Zoning
Jurisdiction (ETJ). The proposed rezoning is consistent with the land use
pattern within the area. There are existing single -wide manufactured homes in
the general area of the proposed site. Crook Mobile Home Park is located
approximately 1,025 feet to the west of the proposed site.
STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit to allow for the
placement of a single -wide manufactured home subject to the following
conditions:
1. Compliance with the comments and conditions noted in paragraph E, and the
staff analysis, of the agenda staff report.
2. Compliance with the manufactured home minimum siting standards as noted
in Section 36-262(d)(2) of the City's Zoning Ordinance.
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
Julio Reyos Santillan was present representing the applicant. There were two (2)
objectors present. Staff presented the application with a recommendation of approval.
Tammi Johnson addressed the Commission stating that she was opposed to the
application. She stated that the manufactured home was already on the property and
was not compatible with the area which is mostly populated with single family homes.
She stated that previous attempts for this type of zoning was denied by the commission.
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FILE NO.: Z-9770 Cont.)
Melody Parsley addressed the Commission stating that she was opposed to the
application. She stated that the neighborhood is mostly residential and that there are
large homes in the area. She stated that the POA was opposed to the mobile home and
that no notification was sent to the property owners or the POA.
Julio Reyos Santillan addressed the Commission stating that he purchased the property,
cleaned it up. He stated that he could not understand why the neighbors did not like the
improvements he had performed on the property.
There was a discussion by the Planning Commission regarding how long the applicant
had owned the property, if a mobile home was on the property when purchased, if
notifications were sent to the neighbors and the POA, and what would happen to the
property if the application was denied.
There was a motion to approve the application, including all staff comments and
conditions. The motion passed by a vote of 6 ayes, 2 nays, 2 absent, and 1 open position.
The application was approved.
Eta