HomeMy WebLinkAboutPC Action Letter - Minutes - Recommended Approval With ConditionsDepartment of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501 )371 4790 Fax: (501)399-3435
May 17, 2023
Ronnie Reed
P. O. Box 412
College Station, AR 72053
Rey File No. Z-9775
Rezoning from R-3 to R-7A
Dear Mr. Reed:
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 11, 2023:
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
for June 20, 2023. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12th Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectfully,
Monte oore
Development Administrator
May 11, 2023
ITEM NO.: 10 FILE NO.: Z-9775
NAME: Rezoning from R-3 to R-7A
LOCATION: 3512 East 39th Street
DEVELOPER:
Ronnie Reed
P. O. Box 412
College Station, AR 72206
OVVNER/AUTHORIZED AGENT:
Ronnie Reed — Owner/Applicant
SURVEYORIENGINEER:
Blew and Associates
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 0.156 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 24 CENSUS TRACT: 40.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone the 0.156 acre property from "R-2" Single Family
District to "R-7A" Manufactured Home District to allow the placement of one (1)
single -wide manufactured home. The property is located within the City's
Extraterritorial Zoning Jurisdiction (ETJ).
B. EXISTING CONDITIONS:
The property is currently undeveloped. The surrounding properties are zoned R-
3. Most of the surrounding properties are undeveloped.
May 11, 2023
ITEM NO.: 10(Cont.)FILE NO.: Z-9775
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 DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authori : No comments.
Enter : No comments received.
Summit Utilities: No comments received.
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.
Fire Department:
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.
2
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
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
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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.
3
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
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.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Reaion Metro: No comments received
Plannina Division:
The request is in the College Station 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 remains less than 6 units per acre.
The application is to rezone from R-3 (Single Family District) to R-7A
(Manufactured Home District).
Surrounding the application area in all directions is land shown as Residential Low
Density (RL). Much of the land is wooded and undeveloped but platted for
9
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
residential lots. Further to the north and west, is Park/Open Space (PK/OS)
buffering the residential area for a Mining (M). The Park/Open Space (PK/OS)
category includes all public parks, recreation facilities, greenbelts, flood plains, and
other designated open space and recreational land. The Mining (M) category
provides for the extraction of various natural resources such as bauxite, sand,
gravel, limestone, granite or other. Mining uses will include assurances that these
resources be properly managed so as not to create a hazard, nuisance or the
disfigurement or pollution of the land.
To the east, over a city block, is Union Pacific railroad then Frazier Pike. Following
Frazier Pike to the east is the social and business center of College Station with
areas of (MX), (PK/OS), Commercial (C), (P/1), Residential High Density (RH), and
Residential Medium Density (RM) uses. The Mixed Use (MX) category provides
for a mixture of residential, office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or commercial or if the use is a mixture
of the three. 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.
Master Street Plan:
East 39th Street is a Local Street. The primary purpose of Local Streets is to
provide access to adjacent property. Right -of -Way is 50 feet and a sidewalk is
required on one side. This street may require dedication of additional right-of-way
and may require street improvements.
Bicycle Plan:
There are no bicycle facilities in the vicinity.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
Ronnie Reed, owner of the 0.156 acre lot located at 3512 East 39th Street (College
Station), is requesting to rezone to property from "R-Y Single Family District to
"R-7A" Manufactured Home District. The property is located on the north side of
East 39th Street, west of W. Line Street. The rezoning is proposed to allow
placement of a 14 foot by 60 foot single -wide manufactured home on the lot. The
property is located outside the Little Rock city limits, but within the City's
extraterritorial jurisdiction.
6i
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
The site plan submitted shows the manufactured home located 25 feet back from
the front (south) property line, over 40 feet from the rear (north) property line, over
ten (10) feet from the west and east side property lines. Small sets of steps will be
located at the front and back doors of the manufactured home.
A driveway from West 39th Street will serve as access to the property. A parking
pad will be located between the street and the proposed manufactured home. A
10 foot by 10 foot storage building will be located on the north side of the proposed
manufactured home in the rear yard area.
All surrounding properties are zoned R-3. There are a number of vacant lots in the
area. There are a number of other manufactured homes of various sizes and ages
in this general area.
The City's Future Land Use Plan designates this property as Residential Low
Density. The requested R-7A zoning does not require a change to the Land Use
Plan.
The R-7A Zoning District is a site plan review district. The following are the siting
criteria for manufactured homes in the R-7A District 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 staffs 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.
May 11, 2023
ITEM NO.: 10 Cont. FILE NO.: Z-9775
STAFF RECOMMENDATION:
Staff recommends approval of the RJA zoning 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: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
rA