HomeMy WebLinkAboutBOD Staff Report 050724OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 19, 2024 AGENDA
Subject
An Ordinance establishing a
Planned Zoning
Development titled
Songbyrd Residential
Apartments — PD-R located
immediately north of 13301
Sardis Road. (Z-9911)
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 that the 1.93 acre property be
rezoned from "R-2" to "PD-R" to allow a 16-unit
townhome-style apartment development.
I None
Approval of the Ordinance
The applicant is proposing to rezone 1.93 acres from R-2 to
PD-R to construct a multi -family development that will
contain 4 — 4 unit townhome-style apartments. Each unit
will be available for rent. All four (4) buildings will be 2-
stories in height with a maximum building height of twenty-
seven (27) feet.
The site is heavily wooded undeveloped. R-2 zoning and
uses are contained in all directions.
The development will be accessed from a driveway along
W. Sardis Road. The site plan shows a divided entrance
containing a landscaped area that bisects the site from east
BACKGROUND
CONTINUED
to west direction. Fourteen (14) foot wide access drives for
vehicles entering and leaving the site are located on the
north and south sides of the landscaped area.
The site plan shows the front building setback of seventy
(70) feet, a rear setback of seventy-three (73) feet and
fifteen (15) foot setback from the north and south property
lines.
Section 36-502 requires 1.5 parking spaces per unit. Each
unit will contain a 1-car garage with an additional parking
space in the driveway. Staff feels the parking is sufficient
to serve the use.
The development will include a retaining wall to be
constructed five (5) feet from the north property line. All
retaining walls must comply with City Code and be
approved by the Planning & Development Engineering
Division.
A dumpster will be installed in the eastern portion of the
site. Any dumpster installed must be screened and comply
with Section 36-523 of the City's Zoning Ordinance.
Screening and land use buffers will be required for the
north/south and east/west perimeters of the site.
The applicant did not provide a signage plan at this time.
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, 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.
2
I ORDINANCE NO.
2
3 AN ORDINANCE APPROVING A PLANNED ZONING
4 DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
5 — RESIDENTIAL TITLED SONGBYRD RESIDENTIAL
6 APARTMENTS — PD-R, LOCATED IMMEDIATELY NORTH OF
7 13301 SARDIS ROAD (Z-9911), CITY OF LITTLE ROCK,
8 PULASKI COUNTY, ARKANSAS, AMENDING THE OFFICIAL
9 ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR
10 OTHER PURPOSES.
11
12 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
13 ROCK, ARKANSAS.
14
15 SECTION 1. That the zoning classification of the following described property be
16 changed from R-2, Single Family Residential District, to PD-R, Planned District - Residential:
17
18 Z-9911 — PART OF THE N1/2 SE1/4, SECTION 15, T-1-S, R-13-W,
19 OF THE FIFTH PRINCIPAL MERIDIAN, PULASKI COUNTY,
20 ARKANSAS, MORE PARTICULARLY DESCRIBED AS
21 FOLLOWS:
22
23 BEGINNING AT THE SOUTHWEST CORNER OF THE NW1/4
24 SE1/4, SECTION 15, T-1-S, R-13-W, THENCE N 02°12'23" E 239.01
25 FEET ALONG THE WEST LINE OF SAID NWI/4 SE1/4 TO A
26 POINT; THENCE S 89115'18" E 352.73 FEET TO A POINT;
27 THENCE S 02012'23" W 236.89 FEET TO A POINT ON THE SOUTH
28 LINE OF SAID NWI/4 SE1/4; THENCE N 89015'18" W 352.72 FEET
29 ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING,
30 AREA CONTAINIG 1.9307 ACRES, MORE OR LESS. SUBJECT TO
31 THE RIGHT OF WAY OF SARDIS ROAD ON THE WEST LINE.
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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 Songbyrd
Residential Apartments — PD-R, located at immediately North of 13301 Sardis Road (Z-9911)
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.
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:
Mayor
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APPROVED AS TO FORM:
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4 City Attorney
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FILE NO.: Z-9911
NAME: Songbyrd Residential Apartments — PD-R
LOCATION: Immediately north of 13301 Sardis Road
DEVELOPER:
Gerald Gregory
Songbyrd Enterprise, LLC
PO Box 166687
Little Rock, AR 72216
OWNER/AUTHORIZED AGENT:
Gerald Gregory — Agent/Owner
SURVEYORIENGINEER:
South Point Surveying, PLLC
PO Box 400
Sheridan, AR 72150
AREA: 1.93 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCEIWAIVERS: None requested.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is proposing to rezone 1.93 acres from R-2 to PD-R to construct a
multi -family development that will contain 4 — 4 unit townhome-style apartments.
Each unit will be available for rent. All four (4) buildings will be 2-stories in height
with a maximum building height of twenty-seven (27) feet.
B. EXISTING CONDITIONS:
The site is heavily wooded undeveloped. R-2 zoning and uses are contained in all
directions.
FILE NO.: Z-9911 Cont.
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 must be obtained 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 Permits&littlerock.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 '/z 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. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
6. 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
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
PA,
FILE NO.: Z-9911 (Cont.)
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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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
12. 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.
13. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets, City's Master Street
Plan (2018), and City's Standard Details for street and drainage facilities
improvements (2015).
14. Street stormwater and detention infrastructure design standards shall comply
with the City's Stormwater Management and Drainage Manual (2016)
including City Code Chapters 29, 30, and 31.
3
FILE NO.: Z-9911 (Cont.)
15. 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.
16, Sardis Road is classified as a minor arterial per City's master street plan. Per
minor arterial standard in master street plan, a total of ninety (90) feet of right
of way is required for a minor arterial. Therefore, the developer will be
required to dedicate a total forty-five (45) feet of right of way from the existing
centerline of Sardis Road to meet master street plan requirements.
17. Per City's boundary street ordinance, developer is required to widen and
improve Sardis Road to the minor arterial standard per City's master street
plan along the lot's property frontage adjacent to Sardis Road.
1 & Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred
(600) feet of frontage for two (2) drives. If two driveways are still desired for
this site by the developer, a variance request will have to be filed with
application for the planning commission's consideration per City Code 31-210
(J).
19. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-two (32) feet for a
residential driveway per City Code 30-43 (a)(2)(a). Revise driveway(s) to
meet above requirement accordingly, or a variance request will have to be
filed with application for the planning commission's consideration per City
Code 31-210 0).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit the wastewater infrastructure plans to LRWRA for review and approval.
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.
4
FILE NO.: Z-9911 Cont.
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 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 2021 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 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
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FILE NO.: Z-9911 Cont.
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.
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 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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
FILE NO.: Z-9911 Cont.
G. TRANSPORTATIONIPLANNING: No comments received.
Rock Region Metro: No comments received.
Planning Division:
The request is in the Otter Creek 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-2 to PD-R. The purpose is for Apartments.
The application site is an undeveloped, wooded tract of 1.9 acres +/-. To the south
and east, adjacent to Woodland Drive is a developed single-family subdivision.
East of subject site along Johnson Road are residences on large tracts. The tract
to the north is wooded and undeveloped. To the west across Sardis Road is a
faith -based institution.
This site is not located in an Overlay District.
Master Street Plan:
Sardis Road is a Minor Arterial on the Master Street Plan. Standard Right-of-way
(ROW) is 90 feet. Sidewalks are required on both sides.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone 1.93 acres from R-2 to PD-R to construct a
multi -family development that will contain 4 — 4 unit townhome-style apartments.
Each unit will be available for rent. All four (4) buildings will be 2-stories in height
with a maximum building height of twenty-seven (27) feet.
The site is heavily wooded undeveloped. R-2 zoning and uses are contained in all
directions.
7
FILE NO.: Z-9911 (Cont.
The development will be accessed from a driveway along W. Sardis Road. The
site plan shows a divided entrance containing a landscaped area that bisects the
site from east to west direction. Fourteen (14) foot wide access drives for vehicles
entering and leaving the site are located on the north and south sides of the
landscaped area.
The site plan shows the front building setback of seventy (70) feet, a rear setback
of seventy-three (73) feet and fifteen (15) foot setback from the north and south
property lines.
Section 36-502 requires 1.5 parking spaces per unit. Each unit will contain a
1-car garage with an additional parking space in the driveway. Staff feels the
parking is sufficient to serve the use.
The development will include a retaining wall to be constructed five (5) feet from
the north property line. All retaining walls must comply with City Code and be
approved by the Planning & Development Engineering Division.
A dumpster will be installed in the eastern portion of the site. Any dumpster
installed must be screened and comply with Section 36-523 of the City's Zoning
Ordinance.
Screening and land use buffers will be required for the north/south and east/west
perimeters of the site.
The applicant did not provide a signage plan at this time. 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. Most of the properties in the
area contain undeveloped lots in all directions. Although the development will
create a minor increase in traffic 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.
FILE NO.: Z-9911(Cont)
PLANNING COMMISSION ACTION: (FEBRUARY 8, 2024)
The applicant was present, representing the application. Staff presented the item and a
recommendation for approval. There was 1 person in opposition. Troy Laha wanted the
applicant to attend the "Citizens for Progress of Southwest Arkansas" but the applicant
did not attend and Mr. Laha thought it should be deferred until the applicant attended that
meeting. After general discussion, there was a motion to approve the application. There
was a second. The vote was 9 ayes, 0 nays and 2 absent. The application was approved.
0