HomeMy WebLinkAboutBOD Staff Report 040324OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 19, 2024 AGENDA
Subject
An Ordinance establishing
a Planned Zoning
Development titled The
Scott Residential
Townhomes — PD-R
located at 1701 Scott
Street. (Z-9930)
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 requests to rezone the 0.17 acre property
located at 1701 Scott Street from "R-4" to "PD-R" to allow
a 12-unit townhouse style development.
None
Approval of the Ordinance
The applicant proposes to rezone a 0.26 acre site from R-4
to PD-R. The development includes a single building 31.9
feet in height and will contain twelve (12), one -bedroom
townhouse style units on the eastern portion of the
development. The applicant submitted and was approved by
the Capitol Zoning District to develop the adjacent western
lot to mirror the eastern lot proposed with this application.
The eastern parcel, zoned R-4 will be developed during
Phase I. Phase II will include the development of western
parcel located within the Capitol Zoning District.
The applicant notes it has not been determined if the units
will be available for sale or rented.
BACKGROUND
CONTINUED
The site contains an undeveloped, grass covered lot with an
existing concrete pad on the western portion along W. 17th
Street. The surrounding properties contain a mixture of
zoning and uses on all three sides. Properties west of the
site are within the Capitol Zoning District.
Vehicular access to the development will be located in the
rear of the building through a wrought iron, fence -sliding
gate along Cumberland Street. The property will be secured
by a six (6) foot wrought iron gate on the north and east
sides. Pedestrian access to the property will be through a
gate located along Cumberland Street. The site plan shows
a six (6) foot wood privacy fence securing the property
along the south property line.
The site plan shows a five (5) foot front building setback
from the property line along W. 17th Street, a fifty (50) foot
setback from the rear (south) property line, and 16.06 foot
setback from the side (west) property line.
Typically, Section 36-502 requires 1.5 parking spaces per
unit. The applicant is proposing fourteen (14) parking
spaces. Minimal off-street parking may be available along
Cumberland Street. Staff feels the parking is sufficient to
serve the use.
The site plan shows a dumpster area located in the
southwest portion of the property in the rear of the building.
Any dumpster installed must be screened and comply with
Section 36-523 of the City's Zoning Ordinance.
The applicant did not provide a signage with this
application. All signs must comply with Section 36-552 of
the City's Zoning Ordinance (signs permitted multi -family
zones).
All sight lighting must be low-level and directed away from
adjacent properties.
On February 8, 2024, the Planning Commission voted
9 ayes, 0 noes and 2 absent, as part of the Consent Agenda,
to approve the PD-R rezoning. There were no objectors
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.
2
BACKGROUND j Please see the attached Planning Commission minute
CONTINUED ` 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 THE SCOTT RESIDENTIAL
TOWNHOMES — PD-R, LOCATED AT 1701 SCOTT STREET
(Z-9930), 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-4, Two -Family Residential District, to PD-R, Planned District - Residential:
Z-9930 —Described as Lots 11 and 12, Block 163, Original City of Little
Rock, 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 The Scott
Residential Townhomes — PD-R, located at 1701 Scott Street (Z-9930) 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:
APPROVED:
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
Page 2 of 2
FILE NO.: Z-9930
NAME: The Scott Residential Townhomes — PD-R
LOCATION: 1701 Scott Street
DEVELOPER:
Riverwalk Properties, LLC (Owner)
PO Box 909
Rogers, AR 72757
OWNER/AUTHORIZED AGENT:
Thomas Engineering (Agent)
3810 N. Lookout Road
North Little Rock, AR 72116
SURVEYOR/ENGINEER:
Thomas Engineering (Agent)
3810 N. Lookout Road
North Little Rock, AR 72116
AREA: 0.17 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47
CURRENT ZONING: R-4
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone a 0.26 acre site from R-4 to PD-R. The
development includes a single building 31.9 feet in height and will contain twelve
(12), one -bedroom townhouse style units on the eastern portion of the
development. The applicant submitted and was approved by the Capitol Zoning
District to develop the adjacent western lot to mirror the eastern lot proposed with
this application. The eastern parcel, zoned R-4 will be developed during Phase I.
Phase II will include the development of western parcel located within the Capitol
Zoning District.
FILE NO.: Z-9930 Cont.
B. EXISTING CONDITIONS:
The site contains an undeveloped, grass covered lot with an existing concrete pad
on the western portion along W. 17tht Street. The surrounding properties contain
a mixture of zoning and uses on all three sides. Properties west of the site are
within the Capitol Zoning District.
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.
D. ENGINEERING COMMENTS:
1. 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.
2. A grading permit might be required 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 PermitsCa-Attlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than'/2 acre, $200.00 for'/2 to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
3. 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.
4. 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).
5. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City's
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FILE NO.: Z-9930 (Cont.
stormwater management and drainage manual. 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). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
6. Contact Planning and Development Dept., Engineering Division 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.
7. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer's
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb and
gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or
concrete driveway aprons. All work within the public right-of-way shall
conform to City of Little Rock Public Works Standard Details and ADA
accessibility requirements.
8. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted to the Department of Planning and
Development Engineering Division prior to recording of the final plat. This
information shall include but not limited to pipe inverts, length of pipe, size of
pipe, type of pipe, slope of pipe, and type of inlets.
9. Department engineering staff is required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to the developer acquiring a final
certificate of occupancy for the buildings.
10. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure constructed within the public right of way shall be submitted to
Department engineering staff prior to recording the final plat. Before the 50%
maintenance bond can be accepted, a contract unit bid price for every street
and stormwater infrastructure construction item within the public right of way
shall be submitted to Department engineering staff for review and approval.
11. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City's
specifications for construction as outlined in City Code Chapter 30.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
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FILE NO.: Z-9930 (Cont.
Enteray: No comments received.
Summit Energy: No comments.
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. 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
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.
3. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned
Line Agreement is required.
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA, successful
tests of the assembly must be completed by a Certified Assembly Tester
licensed by the State of Arkansas and approved by CAW. The test results must
be sent to CAW's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure zone backflow preventer shall be required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section 13103.1 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
0
FILE NO.: Z-9930 (Cont.)
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.
Loadinq
Maintain fire apparatus access road design as per Appendix D of the 2021
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.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 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 2021 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 2021 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
Countv Plannina: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. The property is located within the Capitol Zoning-O District - CAPO. City of
Little Rock staff have no comment currently.
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FILE NO.: Z-9930(Cont.)
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Plannina Division:
The request is in the Central City Planning District. The Land Use Plan shows
Commercial (C) 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. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is to rezone
from CAPO to PD-R. The purpose is for Townhomes.
This property lies within the Capitol Zoning areas that are regulated by the Capitol
Zoning District Commission (CZDC), a state zoning commission. Permit
applications to the City of Little Rock for properties within this area must be
approved by the CZDC before the permit can be reviewed by Little Rock Planning
& Development staff.
To the west of the subject site is a grocery store. On the south side of the site is
a warehouse. North across E 17t" Street is a single-family residence, to the west
of which is general commercial use.
Master Street Plan:
Scott Street is a Collector on the Master Street Plan. Standard Right -of -Way is
60 feet. Sidewalks are required on one side.
Bicycle Plan:
Scott Street is on the Master Bike Plan as Proposed Class 3 Bike Route.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone a 0.26 acre site from R-4 to PD-R. The
development includes a single building 31.9 feet in height and will contain twelve
(12), one -bedroom townhouse style units on the eastern portion of the
development. The applicant submitted and was approved by the Capitol Zoning
District to develop the adjacent western lot to mirror the eastern lot proposed with
this application. The eastern parcel, zoned R-4 will be developed during Phase I.
Phase II will include the development of western parcel located within the Capitol
Zoning District.
0
FILE NO.: Z-9930 (Cont
The applicant notes it has not been determined if the units will be available for sale
or rented.
The site contains an undeveloped, grass covered lot with an existing concrete pad
on the western portion along W. 17tht Street. The surrounding properties contain
a mixture of zoning and uses on all three sides. Properties west of the site are
within the Capitol Zoning District.
Vehicular access to the development will be located in the rear of the building
through a wrought iron, fence -sliding gate along Cumberland Street. The property
will be secured by a six (6) foot wrought iron gate on the north and east sides.
Pedestrian access to the property will be through a gate located along Cumberland
Street. The site plan shows a six (6) foot wood privacy fence securing the property
along the south property line.
The site plan shows a five (5) foot front building setback from the property line
along W. 17th Street, a fifty (50) foot setback from the rear (south) property line,
and 16.06 foot setback from the side (west) property line.
Typically, Section 36-502 requires 1.5 parking spaces per unit. The applicant is
proposing fourteen (14) parking spaces. Minimal off-street parking may be
available along Cumberland Street. Staff feels the parking is sufficient to serve the
use.
The site plan shows a dumpster area located in the southwest portion of the
property in the rear of the building. Any dumpster installed must be screened and
comply with Section 36-523 of the City's Zoning Ordinance.
The applicant did not provide a signage with this application. All signs must comply
with Section 36-552 of the City's Zoning Ordinance (signs permitted multi -family
zones).
All sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PD-R rezoning. To staff's knowledge, there
are no outstanding issues associated with this application. The applicant is
requesting no variances with this application. Staff feels that the proposed multi-
family development will add both character and provide an additional residential
living option towards in -filling the area in this part of the city. Several properties in
the area contain undeveloped lots in all directions. Although the development will
create a minor increase in the overall traffic in the immediate area, staff feels that
it will have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R rezoning, subject to
compliance with the comments and conditions outlined in paragraphs D, E, and F,
and the staff analysis, of the agenda staff report.
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FILE NO.: Z-9930
PLANNING COMMISSION ACTION: (FEBRUARY 8, 2024)
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 analysis"
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent. The application was approved.
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