HomeMy WebLinkAboutBOD Staff Report 022625OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
JANUARY 21, 2025 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled
Brown — PD-R, located at
1705/1709 Boyce Street
(Z-10085).
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 0.70 acre property
from R-3 to PD-R to allow for the construction of four (4)
duplex structures (two (2) per lot).
None
Approval of the Ordinance.
The applicant is proposing to rezone the property from R-3
to PD-R. The overall development will contain two (2) lots
with the northernmost lot, 1705 Boyce Street, to be
constructed as Phase I. Phase II, 1709 Boyce Street, is
proposed for future development and will mirror Phase I
development. The overall development will contain four
(4) duplexes (two (2) duplexes per phase) that will be
available to rent. -
The lots are located on the east side of Boyce Street,
between E. 171h (north) and E. 18th (south) Streets. The
subject property is part of an R-3 zoned pocket which is
surrounded by industrial zoning and uses in all directions.
BACKGROUND
CONTINUED
The overall site contains two (2) adjoining lots located at
1705 and 1709 Boyce Street and will be constructed in two
(2) phases.
The applicant is proposing a front building setback of
thirty-six (36) feet, a rear setback over thirty-nine (39) feet,
and side yard setbacks over seven (7) feet.
The property will be accessed through a common two-way,
access driveway extending from Boyce Street. The
existing concrete driveway apron will have a turn -a -bout
and be extended to twenty (20) feet in width to provide
maneuverability and to accommodate traffic flow into and
out of the property.
During Phase I, the developer will construct two (2)
duplexes in the northern portion of the site located at 1705
Boyce Street. The site plan shows each duplex will have a
separation over eighteen (18) feet. Phase II of the
development will mirror Phase I and will be constructed at
1709 Boyce Street at some time in the future.
The units within each phase will be labeled A-D, and each
unit will be 959 total square feet in area, having 853 square
feet of living space that will contain three (3) bedrooms,
two (2) bathrooms, with open living, dining, kitchen
concept. The applicant notes a two (2) hour fire wall will
separate the units extending from the concrete foundation
to the underside of the roof decking. Each duplex will
contain covered front and rear porches and a private
laundry area.
Each unit will contain a single 18'x10' parking pad on the
property in front of each unit. Four (4) 20'x10' off-street
parking pads along Boyce Street provide additional
parking.
Section 36-502 requires 1.5 parking spaces per unit. Staff
feels the parking is sufficient to serve the proposed use.
The applicant did not submit a sign plan at this time. All
signs must comply with Section 36-551 of the City's
Zoning Ordinance (signs permitted in residential
one- and two-family zones).
2
BACKGROUND
CONTINUED
All site lighting must be low-level and directed away from
adjacent properties.
Trash collection for the development must comply with
code regarding the location and number of trash bins
required for tenants.
On November 14, 2024, the Planning Commission voted
9 ayes, 0 noes, 1 absent and 1 open position, 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.
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 BROWN — PD-R, LOCATED AT
1705/1709 BOYCE STREET (Z-10085), 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-10085 — Described as Lots 8 and 9, Garden Homes Addition to the
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 Brown —
PD-R, located at 1705/1709 Boyce Street (Z-10085) 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
I SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
2 the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
3 extent and in the respects necessary to affect and designate the change provided for in
4 Section 1 hereof.
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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-10085
NAME: Brown — PD-R
LOCATION: 1705/1709 Boyce Street
DEVELOPER:
Jay's Development
1705/1709 Boyce Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Jamison Brown — Owner
1705/1709 Boyce Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA:
0.7 acre
NUMBER OF LOTS: 2
FT. NEW STREET:
0 LF
WARD:
1
PLANNING DISTRICT: 7
CENSUS TRACT:
2
CURRENT ZONING: R-3
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone the property from R-3 to PD-R. The overall
development will contain two (2) lots with the northernmost lot, 1705 Boyce Street,
to be constructed as Phase I. Phase 11, 1709 Boyce Street, is proposed for future
development and will mirror Phase I development. The overall development will
contain four (4) duplexes (two(2) duplexes per phase) that will be available to rent.
B. EXISTING CONDITIONS:
The lots are located on the east side of Boyce Street, between E. 17th (north) and
E. 18th (south) Streets. The subject property is part of an R-3 zoned pocket which
is surrounded by industrial zoning and uses in all directions.
FILE NO.: Z-10085 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. Most of the plans are not legible, resubmit legible copies for staff review.
2. Based on what is submitted that can be made out, does not meet any City of
Little Rock Driveway Standards.
3. The two-way shared drive is not supported by staff and a new layout shall be
proposed.
4. It might be beneficial to the applicant to have themselves or a representative
set up a meeting, because as proposed staff will not support/cannot support
the proposed plans.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: 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 services must be met.
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
2
FILE NO.: Z-10085 Cont.
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
access road with 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.
Parks and Recreation: No comments received.
County PI_annin : No comments.
F. BUILDING CODES/LANDSCAPE:
Buildinq Code: No comments received.
Landscape: No comments.
3
FILE NO.: Z-10085 Cont.
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Planning Division:
The request is in the 1-30 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 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.
Future Land Use Map for Z-10085
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arc Feet
Surrounding the application area on the west are single family homes in a partially
developed neighborhood in a low density residential area. East of the site are
businesses in a large light industrial use area.
0
FILE NO.: Z-10085 (Cont.)
This site is not located in an Overlay District.
Master Street Plan:
Boyce 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:
Boyce 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-3 to PD-R. The overall
development will contain two (2) lots with the northernmost lot, 1705 Boyce Street,
to be constructed as Phase I. Phase II, 1709 Boyce Street, is proposed for future
development and will mirror Phase I development. The overall development will
contain four (4) duplexes (two (2) duplexes per phase) that will be available to rent.
The lots are located on the east side of Boyce Street, between E. 17th (north) and
E. 18th (south) Streets. The subject property is part of an R-3 zoned pocket which
is surrounded by industrial zoning and uses in all directions.
The overall site contains two (2) adjoining lots located at 1705 and 1709 Boyce
Street and will be constructed in two (2) phases.
The applicant is proposing a front building setback of thirty-six (36) feet, a rear
setback over thirty-nine (39) feet, and side yard setbacks over seven (7) feet.
The property will be accessed through a common two-way, access driveway
extending from Boyce Street. The existing concrete driveway apron will have a
turn -a -bout and be extended to twenty (20) feet in width to provide maneuverability
and to accommodate traffic flow into and out of the property.
During Phase I, the developer will construct two (2) duplexes in the northern
portion of the site located at 1705 Boyce Street. The site plan shows each duplex
will have a separation over eighteen (18) feet. Phase II of the development will
mirror Phase I and will be constructed at 1709 Boyce Street at some time in the
future.
5
FILE NO.: Z-10085 (Cont.)
The units within each phase will be labeled A-D, and each unit will be 959 total
square feet in area, having 853 square feet of living space that will contain three
(3) bedrooms, two (2) bathrooms, with open living, dining, kitchen concept. The
applicant notes a two (2) hour fire wall will separate the units extending from the
concrete foundation to the underside of the roof decking. Each duplex will contain
covered front and rear porches and a private laundry area.
Each unit will contain a single 18'x10' parking pad on the property in front of each
unit. Four (4) 20'x10' off-street parking pads along Boyce Street provide additional
parking.
Section 36-502 requires 1.5 parking spaces per unit. Staff feels the parking is
sufficient to serve the proposed use.
The applicant did not submit a sign plan at this time. All signs must comply with
Section 36-551 of the City's Zoning Ordinance (signs permitted in residential
one- and two-family zones).
All site lighting must be low-level and directed away from adjacent properties.
Trash collection for the development must comply with code regarding the location
and number of trash bins required for tenants.
Staff feels that the proposed residential development will add both character and
provide a diversity of residential options within the general area. Several lots in
the area are undeveloped and in -fill development is encouraged within this isolated
residential pocket. Although the development will create a minor increase in traffic
staff feels that it will have no 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 paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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, 1 absent and 1 open position. The application was approved.
0