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
Icon Homes, LLC — PD-R,
located at 414 N. Spruce
Street (Z-10073).
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 0.21 acre property
from R-3 to PD-R to allow for the construction of two (2)
single family residences.
I None
Approval of the Ordinance.
The applicant is proposing to rezone the property from R-3
to PD-R for a single-family residential development. The
66.66'xl40' lot will be subdivided into two (2) separate
lots, each being 33.33'xl40' 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 south of Lee Avenue behind Pulaski Heights
United Methodist Church within the Hillcrest Overlay
Design District. Properties in the general area contain a
mixture of residential zoning and uses.
BACKGROUND
CONTINUED
Each single-family residence will be 1800 square feet in
area and will contain a separate concrete driveway
extending from alley at the rear property line.
Section 36-502(b)(1)(a) requires one parking space for
each single-family residence. The site plan shows a thirty-
six (36) foot long concrete driveway extending from the
alley behind each residence. There will also be a two -car
wide garage at the rear of each residence. Staff feels the
parking is sufficient to serve the proposed use.
The site plan shows a front set back of 16.38 feet, a rear
setback of over 25 feet and 4.1-foot side yard setbacks for
both residences. A total separation of 8.2 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
one -foot six-inch (1'6") 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).
On November 14, 2024, the Planning Commission voted
6 ayes, 3 noes, 1 absent and 1 open position, 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 ICON HOMES, LLC — PD-R,
6 LOCATED AT 414 N. SPRUCE STREET (Z-10073), CITY OF
7 LITTLE ROCK, PULASKI COUNTY, ARKANSAS, AMENDING
8 THE OFFICIAL ZONING MAP OF THE CITY OF LITTLE
9 ROCK; AND FOR OTHER PURPOSES.
10
11 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
12 ROCK, ARKANSAS.
13
14 SECTION 1. That the zoning classification of the following described property be
15 changed from R-3, Single Family Residential District, to PD-R, Planned District — Residential:
16
17 Z-10073 — Described as Lot 3 and the South 1/3 of Lot 2, Block 4,
18 Elmhurst Addition to the City of Little Rock, Pulaski County,
19 Arkansas.
20
21 SECTION 2. That the preliminary site development plan/plat be approved as
22 recommended by the Little Rock Planning Commission.
23
24 SECTION 3. That the change in zoning classification contemplated for Icon
25 Homes, LLC — PD-R, located at 414 N. Spruce Street (Z-10073) is conditioned upon obtaining
26 final plan approval within the time specified by Chapter 36, Article VII, Section
27 36-454 (e) of the Code of Ordinances.
28
29 SECTION 4. That this Ordinance shall not take effect and be in full force until the
30 final plan approval.
31
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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
APPROVED AS TO FORM:
City Attorney
//
//
Mayor
Page 2 of 2
FILE NO.: Z-10073
NAME: Icon Homes, LLC — PD-R
LOCATION: 414 N. Spruce St.
DEVELOPER:
Icon Homes, LLC
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rod Chandler (Agent)
P.O. Box 23713
Little Rock, AR 72221
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle
Little Rock, AR 72223
AREA: 0.21 acre
WARD: 3
CURRENT ZONING
VARIANCE/WAIVERS
NUMBER OF LOTS: 2
PLANNING DISTRICT: 4
R-3
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 15.01
The applicant is proposing to rezone the property from R-3 to PD-R for a single-
family residential development. The 66.66'x140' lot will be subdivided into two (2)
separate lots, each being 33.33'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.
FILE NO.: Z-10073 Cont.
B. EXISTING CONDITIONS:
The site is just south of Lee Avenue behind Pulaski Heights United Methodist
Church within the Hillcrest Overlay Design District. Properties in the general area
contain a mixture of residential 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.
D. ENGINEERING COMMENTS:
1. Driveways do not meet the current City Code and Standard. Please see City
Code 30-43, Drives shall be 5 ft off of the property line. Also drives cannot
exceed 40% of the lot width so the max driveway width shall not be more than
13.2ft in width. Please revise.
2. Add note that existing driveway on Spruce shall be removed.
3. 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.
2
FILE NO.: Z-10073 (Cont.)
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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : 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
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
3
FILE NO.: Z-10073 (Cont.)
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 Reaion Metro: No comments received
Plannina Division:
The request is in the Heights/Hillcrest 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
lot split.
Surrounding the application area are single family homes in a developed
neighborhood.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
2
FILE NO.: Z-10073 (Cant.)
Master Street Plan:
North Spruce 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:
North Spruce Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The property at 414 N Spruce Street is within the Hillcrest Historic District and was
not surveyed when the district was first assessed in 1990. The property has not
yet been determined to be contributing or non-contributing to the historic district.
Constructed in 1936, the property is over 50 years old and was built within the
historic district's period of significance (1890-1940). For these reasons, staff finds
that the property is potentially eligible in the historic district. This section of the
Hillcrest Historic District is'scheduled to be resurveyed this year as part of Phase
V of the Historic District Commissions five phase resurvey project.
H. ANALYSIS:
The applicant is proposing to rezone the property from R-3 to PD-R for a single-
family residential development. The 66.66'x140' lot will be subdivided into two (2)
separate lots, each being 33.33'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 south of Lee Avenue behind Pulaski Heights United Methodist
Church within the Hillcrest Overlay Design District. Properties in the general area
contain a mixture of residential zoning and uses.
Each single-family residence will be 1800 square feet in area and will contain a
separate concrete driveway extending from alley at the rear property line.
Section 36-502(b)(1)(a) requires one parking space for each single-family
residence. The site plan shows a thirty-six (36) foot long concrete driveway
extending from the alley behind each residence. There will also be a two -car wide
garage at the rear of each residence. Staff feels the parking is sufficient to serve
the proposed use.
5
FILE NO., Z-10073
The site plan shows a front set back of 16.38 feet, a rear setback of over 25 feet
and 4.1-foot side yard setbacks for both residences. A total separation of 8.2 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 one -foot six-inch (1'6")
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, the only outstanding issue is that the applicant needs to
revise the site plan so that the driveways comply with requirements as noted in
paragraph D. Otherwise, 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.
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. The application came off the consent agenda. Staff
presented the item and a recommendation for approval. There was 1 person in
opposition. L. Daniel Eaton spoke of concerns that the lot isn't big enough to have two
homes. After some discussion there was a motion to approve the application. The motion
was seconded. The vote was 6 ayes, 3 nays, 1 absent and 1 open position. The
application passed.
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