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HomeMy WebLinkAboutZ-10128 Staff Report UNFINISHED 012725ITEM NO.: 29 FILE NO.: Z-10128 NAME: Orndorff #3 – PD-R LOCATION: 703 E. 21st Street DEVELOPER: Mike Orndorff 609 E. 16th Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: GarNat Engineering (Agent) PO Box 116 Bryant, AR 72015 SURVEYOR/ENGINEER: GarNat Engineering PO Box 116 Bryant, AR 72015 AREA: 0.16 acre NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46 CURRENT ZONING: R-4 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the property from R-4 to PD-R. The overall 0.16 acre site contains a single lot that will be subdivided into five (5) separate lots. Lots 1R1-1R4 will be developed to contain an attached 4-unit, multi-family residential development. Lot 1R5 abuts the alley to the east and will contain a dedicated POA lot. The applicant will not reside on the property and intends to market each unit for lease/sale in the future. B. EXISTING CONDITIONS: Properties surrounding the site contain a mixture of zoning and uses in all directions. 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 (PLANNING DIVISION): The driveway shall meet City Standard PW-30/32. Is this on street parking proposed? If not show the driveways. Arkansas Fire Prevention Code 2021 Chapter 4 Foundations Section R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection that does not create a hazard.  Lots shall be graded to drain surface water away from foundation walls.  The grade shall fall a minimum of 6 inches (152mm) within the first 10 feet (3048mm). Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches (152mm) of fall within 10 feet (3048mm), drains or swales shall be constructed to ensure drainage away from the structure.  Impervious surfaces within 10 feet (3048mm) of the building foundation shall be sloped a minimum of 2 percent away from the building. ENGINEERING COMMENTS (PUBLIC WORKS): 1. Repair or replace any curb, gutter, sidewalk and access ramps that are missing, damaged, or not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. Provide a revised plan showing the proposed driveway locations and widths. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Bragg Street and E. 21st Street. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 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 2012 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 2012 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals 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. If you have any additional questions, please contact our office. .  Contact Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N Ingram (501) 918-3756. F. BUILDING CODES/LANDSCAPE: Building Codes: As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single Family Dwellings have the following requirements when dealing with Dwellings that are closer than 7’ from the property line: If the soffit assembly extends inside of 5’ from the property line, it must be constructed with fire treated materials. 5/8” Type “X” Drywall, stucco, fire treated plywood or some other fire treated material on underside of the soffit, fire treated fascia, elimination of soffit bents and gable vents and crawl space vents on the affected portion of the wall. Note: Vents must be relocated to ensure proper venting of the attic space. Exceptions to this are to fire block this section of the exterior wall from the top plate to the underside of the roof decking and to fire caulk the blocking at all joints. As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single Family Dwellings have the following requirements when dealing with Dwellings that are closer than 5’ from the property line: Exterior walls from 3 to 5’ from the property line must be constructed of 1-hour fire rated material and the soffit must be constructed from 1-hour fire rated material. Soffit and gable vents are not allowed, and venting must be relocated to adjacent roof and wall sections. Fire Treated roof decking must extend 4’ up the roof as per the Authority having jurisdiction. In applications 3’ to 5’ from the dwelling unit to the property line exterior windows are not allowed to exceed 25% of the wall area. Zero Lot Line Construction must be processed through Zoning for such allowances. Once processed the following requirements apply. No part of the footing/foundation is allowed to extend beyond the property line. No overhang is allowed closer than 2’ from the property line and must be constructed from 1-hour fire treated materials. Roof decking must have 4’ of fire treated material for the entire length of the wall and turning 4’ along the adjacent wall with hip roof construction. No windows or doors are allowed when the exterior wall is less than 3’ from the property line. Windows are required in all sleeping rooms. Utilities: Utilities are permitted below grade on property but cannot enter where dwellings are located less than 7’ from the property line. HVAC Units are not permitted unless there are 7’ setbacks and must be located on dwelling unit property. Landscape: No comments received. 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 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 for a PD-R. Surrounding the application area are single-family residences, a faith-based institution and community center in an area of Low Density Residential Use (RL). To the northeast in an area of Mixed Use (MX) is a building formerly used for community services. This site is not located in an Overlay District. Master Street Plan: E 21st 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: E 21st 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 proposes to rezone the property from R-4 to PD-R. The overall 0.16 acre site contains a single lot that will be subdivided into five (5) separate lots. Lots 1R1-1R4 will be developed to contain an attached 4-unit, multi-family residential development. Lot 1R5 abuts the alley to the east and will contain a dedicated POA lot. The applicant will not reside on the property and intends to market each unit for lease/sale in the future. Properties surrounding the site contain a mixture of zoning and uses in all directions. Each single-family residence will be 1225 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 30-foot long concrete driveway extending from South Ringo Street connecting to a gravel drive along the south side of each residence. The gravel drive will lead to a 20-foot deep gravel parking area adjacent to the rear of each residence in the rear yard. 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 asphalt shingle roofing. 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.