HomeMy WebLinkAboutBOA Staff Report 021424OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 6, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Wyatt 1
— PD-R (Z-9854) located at
2504 West 18th Street.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Emily Cox
Interim City Manager
The applicant proposes to rezone the 0.16 acre
property from "R-3" Single Family District to "PD-R" to
allow for the construction of a duplex and garage/apartment
(3 total units).
I None
The Planning Commission recommends approval of the
Ordinance. Staff recommends denial.
The applicant is proposing to rezone a 0.16 acre site from
R-3 to PD-R to construct a 1,924 square foot two-family
(duplex) residence. The development will also include a
1,032 two-story, detached garage which will add another
apartment on the site for a total of three (3) units. The site
is zoned R-3 and located at 2504 W. 18th Street.
The property is currently vacant, grass covered and located
on the north side of W. 18th Street. The immediate area
contains R-3 and R-4 zoning and uses in all directions.
Properties further east contain I-2 zoning and uses.
The site plan indicates each unit will contain two bedrooms
and two bathrooms for the duplex use with a front building
setback of twenty-five (25) feet and a five (5) foot building
BACKGROUND
CONTINUED
setback on the east and west property lines. Regarding the
detached garage/apartment, the applicant is requesting a
fifteen (15) foot setback along the rear property line.
The proposed parking design shows a detached garage,
parking pad and driveway at the rear of the property to be
accessed via the alley. The applicant notes there is
sufficient on -street parking along W. 18`h Street for as many
as five (5) vehicles, two (2) parking spaces in the garage,
two (2) parking spaces in the driveway and one on the
parking pad.
On December 14, 2023, the Planning Commission voted
9 ayes, 1 noes, 0 absent and 1 recusal (Brown), to approve
the PD-R rezoning. There was one (1) objector present.
All owners of property located within 300 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 APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
— RESIDENTIAL TITLED WYATT 1— PD-R, LOCATED AT 2504
WEST 18Tx STREET (Z-9854), CITY OF LITTLE ROCK,
PULASKI COUNTY, ARKANSAS, AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR
OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from R-3, Single Family Residential District, to PD-R, Planned District - Residential:
Z-9854 — Described as Lot 10, Block 17, Worthen and Brown
Subdivision as recorded in Pulaski County, Arkansas, as shown on a
plat of record, Records of the Circuit Clerk's Office, Pulaski County,
Arkansas.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for
Wyatt 1— PD-R, located at 2504 West 181h Street (Z-9854) is conditioned upon obtaining final
plan approval within the time specified by Chapter 36, Article VII, Section 36-454 (e) of the
Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
Page 1 of 2
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SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, 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.
SECTION 6. 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 7. Repealed. 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
//
APPROVED:
Mayor
Page 2 of 2
FILE NO.: Z-9854
NAME: Wyatt 1 — PD-R
LOCATION: 2504 W. 18th Street
DEVELOPER:
Jason Duncan (Agent)
2312 Durwood Road
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Wyatt Family Trust (Owner)
2504 W. 18th Street
Little Rock, AR 72202
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone a 0.16 acre site from R-3 to PD-R to construct
a 1,924 square foot two-family (duplex) residence. The development will also
include a 1,032 two-story, detached garage with a third unit on the second level.
The site is zoned R-3 and located at 2504 W. 18th Street.
B. EXISTING CONDITIONS:
The property is currently vacant, grass covered and located on the north side of
W. 18th Street. The immediate area contains R-3 and R-4 zoning and uses in all
directions. Properties further east contain 1-2 zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
FILE NO.: Z-9854 Cont.
D. ENGINEERING COMMENTS:
1. Since primary vehicular access will be via the existing platted, public alley
from Jones Street to this lot, the existing alley will be required to be improved
via new asphalt or concrete to lot's parking area along northern property line.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utility: 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: No comments.
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 Central City 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 for a PD-R in R-3 for rear lot setback variance.
Surrounding the application area is Residential Low Density (RL) use.
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FILE NO.: Z-9854 (Cont.
Zoning is R-3 (Single Family District) and R-4 Two Family District). R-3 (Single
Family District) is for small lot single family development with a minimum lot size
of 5,000 square feet. R-4 (Two Family District) is for the development of duplex
dwellings with a minimum lot size of 7,000 square feet.
Master Street Plan:
W. 18th St is a Local Street on the Master Street Plan. May require dedication of
ROW or improvements.
Bicycle Plan:
There are no Bike facilities in the vicinity.
Historic Preservation Plan:
This property is not within a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone a 0.16 acre site from R-3 to PD-R to construct
a 1,924 square foot two-family (duplex) residence. The development will also
include a 1,032 two-story, detached garage which will add another apartment on
the site for a total of three (3) units. The site is zoned R-3 and located at 2504 W.
18th Street.
The property is currently vacant, grass covered and located on the north side of
W. 18th Street. The immediate area contains R-3 and R-4 zoning and uses in all
directions. Properties further east contain 1-2 zoning and uses.
The site plan indicates each unit will contain two bedrooms and two bathrooms for
the duplex use with a front building setback of twenty-five (25) feet and a five (5)
foot building setback on the east and west property lines. Regarding the detached
garage/apartment, the applicant is requesting a fifteen (15) foot setback along the
rear property line.
The proposed parking design shows a detached garage, parking pad and driveway
at the rear of the property to be accessed via the alley. The applicant notes there
is sufficient on -street parking along W. 18th Street for as many as five (5) vehicles,
two (2) parking spaces in the garage, two (2) parking spaces in the driveway and
one on the parking pad.
Staff is not supportive of the requested PD-R rezoning. Staff feels the site is too
small and will be over developed to contain both a two-family residence (duplex)
and a detached garage/apartment in the rear portion of the property, thus creating
three (3) units on a 0.16 acre site. Staff also feels the proposed on -site parking is
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FILE NO.: Z-9854 (Cont.)
not sufficient to serve the use. Staff feels the proposed PD-R request will be out
of character with the properties in the general area and the potential increased
traffic will have an adverse impact on the area.
Staff is supportive of the development for one (1) two-family residence (duplex) on
the site which more aligns with ordinance requirements for a conditional use
request in the R-3 zoning district and is more characteristic of the development
pattern in the general area.
STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-R rezoning.
PLANNING COMMISSION ACTION:
(NOVEMBER 9, 2023)
Staff presented the item and a recommendation for denial. The applicant request deferral
due to the fact that there were only 7 Commissioners. There was a motion to defer the
item. The motion was seconded. The vote was 7 ayes, 0 nays, 3 absent and 1 open
position. The application was deferred to the December 14, 2023 Agenda.
PLANNING COMMISSION ACTION:
(DECEMBER 14, 2023)
The applicant was present, representing the application. Staff presented the item and a
recommendation for denial. There was one person in opposition. Patricia Young spoke
in opposition to the application concerning the fact that she wanted the area to stay
"single-family" homes. Director Collins reminded applicant that if the application was
approved the applicant would be required to improve the alleyway for access. There was
general discussion about the project. There was a motion to approve the application.
The motion was seconded. The vote was 9 ayes, 1 nay, 0 absent and 1 recusal (Brown)
The motion passed.
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