HomeMy WebLinkAboutPC Minutes for Z-10084 111424November 14, 2024
ITEM NO.: 28 FILE NO.: Z-10084
NAME: EY Custom Homes, LLC – PD-R
LOCATION: 1516 S. Ringo Street
DEVELOPER:
EY Custom Homes, LLC
319 Valmar St
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Roy Andrews (Agent)
200 Casey Drive
Maumelle, AR 72113
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 0.24 acre NUMBER OF LOTS: 2 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 is proposing to rezone the property from R-4 to PD-R for a single-
family residential development. The 75’x140’ lot will be subdivided into two (2)
separate lots, each being 37.5’x140’ in area. Each lot will contain a 2-story, single-
family residence. The applicant will not reside at the property and intends to
market both single-family residences for sale in the future.
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
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B. EXISTING CONDITIONS:
The site is just north of Gibbs Magnet Elementary School. Properties in the general
area are a mix of R-4 and C-3 zoning.
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. The lots show the property reaching into the alley. If this alley has not been
abandoned then your property will stop sort of the alley.
2. You can take access via the alley if you:
The alley shall be improved to the City Standard to the furthest edge of
applicants property. See below for City standards for alley improvements:
Asphalt: Minimum six (6) inches of compacted class 7 (SB-2) aggregate
base course to 100% modified proctor density plus a minimum of two (2)
inches of hot mix asphaltic concrete on adequate subgrade compacted to
95% modified proctor density per City standards and specifications.
Concrete: Minimum six (6) inches of Portland cement concrete with
reinforcement required for conditions and expected traffic wheel loading
on adequate subgrade compacted to 95% modified proctor density per
City standards and specifications.
Exposed Aggregate: Minimum six (6) inches of compacted class 7
(SB-2) aggregate to 100% modified proctor density on adequate subgrade
compacted to 95% modified proctor density per City standards and
specifications. Aggregate shall be properly stabilized and contained to
prevent erosion of surface aggregate particles onto adjacent properties
due to weather and vehicular traffic.
Minimum width of the alley surface shall be ten (10) feet with a minimum
right of way width of twenty (20) feet per standard detail PW-35.
Alley turnout tying into standard City streets shall comply with standard
detail PW-35.
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
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Low impact development (LID) proposals can also be considered such as
paving blocks, pervious concrete, or porous asphalt, but the proposal will have
to be reviewed and approved by the City civil engineering staff. This will depend
on the following factors including but not limited to existing soil conditions and
vehicular traffic loadings expected.
3. Sewer service cannot be placed in the middle of the alley, these shall be placed
on the property corners outside of the alley Right-of-Way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
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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 all 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 (Jason Lowder 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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: 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 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
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
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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 replat to
3 lots for houses in a PD-R at a density of 12 units per acre. Surrounding the
application area are single family homes in a developed neighborhood.
The application area is in a low-density residential area developed with single
family homes and duplexes at a current density of 4.7 units per acre. South of the
site across W 16th Street is an area of public/institutional use with an elementary
school and a recreation center. To the north across W 15th Street are areas of
public institutional use with faith-based institutions. To the east and west of the
subject site are single family homes and a few duplexes in low density residential
areas.
This site is not located in an Overlay District.
Master Street Plan:
South Ringo Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
South Ringo Street is not shown on the Master Bike Plan with 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 the property from R-4 to PD-R for a single-
family residential development. The 75’x140’ lot will be subdivided into two (2)
separate lots, each being 37.5’x140’ in area. Each lot will contain a 2-story, single-
family residence. The applicant will not reside at the property and intends to
market both single-family residences for sale in the future.
The site is just north of Gibbs Magnet Elementary School. Properties in the general
area are a mix of R-4 and C-3 zoning.
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
6
Each single-family residence will be 1502 square feet in area and will contain a
separate concrete driveway extending from South Ringo Street.
Section 36-502(b)(1)(a) requires one parking space for each single-family
residence. The site plan shows a 27.3-foot long concrete driveway extending from
the South Ringo Street to the front of each residence. There will also be a two-car
wide garage at the front of each residence. Staff feels the parking is sufficient to
serve the proposed use.
The site plan shows a front and rear setback of over twenty-five (25) feet and five
(5) feet side yard setbacks for both residences. A total separation of ten (10) feet
is shown between each residence. The proposed residences shall not exceed
thirty-five (35) feet in height.
The exterior of each residence will be vinyl siding with a layer of brick at the base.
The roofing will be asphalt shingles.
No signage is proposed at this time. Any future signage must comply with Section
36-551 of the City’s Zoning Ordinance (signs permitted in residential one – and
two – family zones).
To Staff’s knowledge, there are no outstanding issues associated with this
application. Staff believes the proposed development is an appropriate use for this
property. Staff feels the proposed development will not be out of character with
the development pattern in the area. Properties in the general area contain a
mixture of residential zoning and uses with some properties containing a higher
density than the proposed development. Staff believes the minor increase in traffic
will not increase the overall traffic flow in the general area and will not have an
adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R rezoning, subject to
compliance with the comments and conditions outlined in paragraph D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item, and a recommendation of approval as outlined in the “staff analysis” above.
There were three (3) persons in opposition. Angel Burt, Tricia Bean and Mia Foreman
spoke about concerns that the type of structure the applicant is proposing isn’t compatible
material, size and scale with the surrounding neighborhood. After much discussion there
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
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was a motion to approve the application. There was a second. The vote was 3 ayes,
6 nay, 1 absent and 1 open position. The motion failed.