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Home My WebLink AboutPC Minutes for Z-10123 031325March 13, 2025 ITEM NO.: 5 FILE NO.: Z-10112 NAME: RQM Homes – PD-R LOCATION: 2124/2126 Jr. Deputy Road DEVELOPER: RQM Homes (Agent) PO Box 242916 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Barbara Cook (Owner) 17204 Lawson Road Little Rock, AR 72210 SURVEYOR/ENGINEER: Joe White & Associates 25 Rahling Circle Little Rock, AR 72223 AREA: 0.32 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 11 PLANNING DISTRICT: 8 CENSUS TRACT: 24.08 CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone Lot 14 and Lot 15, Block 4, Hicks Interurban Addition, from R-2 to PD-R to allow for the development of a 1-story, two-family residence (duplex) on each lot. B. EXISTING CONDITIONS: The site is located east of I-430 South between Aldersgate Road (west) and Junior Deputy Road (east) at the southeast corner of W. 22nd and Junior Deputy Road. Properties in the general area contain office zoning and uses. March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 2 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 (PUBLIC WORKS): 1. Jr. Deputy Rd. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. W. 22nd St. is classified on the Master Street Plan is a residential street. Dedication of the right-of-way to 25 feet from the centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Jr. Deputy Rd and W. 22nd St. 4. Due to the proposed construction of 2 duplexes and 4 driveways on 2 lots, one (1) driveway should be constructed in the center of the lots within a shared access easement and four (4) – 90 degree parking spaces provided on both the north and south sides of the driveway. 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: 1. All Central Arkansas Water requirements in effect at the time of request for water service mut 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 March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 3 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 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 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: 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: 1. 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. March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 4 a. 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: 1. 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. 2. Fire Treated roof decking must extend 4’ up the roof as per the Authority having jurisdiction. 3. 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. Note: 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 to be installed back-to-back on adjacent properties unless there are 7’ setbacks and must be located on dwelling unit property. Note: Duplex units on the same property cannot be sold. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-430 Planning District. The Land Use Plan shows Residential Low Density (RL) use for the application 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. The application is for PD-R Approval for two duplexes. March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 5 Surrounding the application area to the north, west and south are single family residences in Residential Low Density (RL) use area. To the east of the subject site are two large undeveloped and wooded tracts shown as Residential Medium Density (RM) use. This site is not located in an Overlay District. Master Street Plan: Junior Deputy Road 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 March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 6 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: Junior Deputy Road 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. March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 7 H. ANALYSIS: The applicant is proposing to rezone Lot 14 and Lot 15, Block 4, Hicks Interurban Addition, from R-2 to PD-R to allow for the development of a 1-story, two-family residence (duplex) on each lot. The site is located east of I-430 South between Aldersgate Road (west) and Junior Deputy Road (east) at the southeast corner of W. 22nd and Junior Deputy Road. Properties in the general area contain office zoning and uses. Each duplex will take access from Junior Deputy Road. The proposed front building setbacks for both duplexes are shown as twenty-five (25) feet from the front property line, over twenty-five (25) feet from the rear property line, and five (5) feet from the side property lines. A total separation of ten (10) feet is shown between each duplex. The dimensions for both duplexes will be 40’ x 45 feet, or 1,800 square feet in area and will contain a front porch facing Junior Deputy Road and a patio facing the alley in the rear of the structures. The applicant notes a building height of eighteen (18) feet for both duplexes. Section 36-502 requires 1.5 parking spaces per unit. The site plan shows three (3) parking spaces, for each duplex, along Junior Deputy Road. During any time in the future, if access to parking in the rear of the units is proposed, the developer must improve the ten (10) foot wide alley to City standards the full width to the furthest side of the property line. The applicant is not proposing any signage 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). Staff does not support the proposed duplex development. The streets throughout the area are substandard, being very narrow, and containing open ditches. Staff feels before additional duplex developments may be supported for this area, infrastructure must be developed to contain increased traffic flow to accommodate two-family, multi-family and higher density residential developments. Staff feels that for the reasons noted above, the proposed duplex development may have an adverse impact on properties in the surrounding area and staff will not support additional duplexes within the Hicks Interurban Subdivision at this time. I. STAFF RECOMMENDATION: Staff recommends denial of the proposed PD-R rezoning. March 13, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10112 8 PLANNING COMMISSION ACTION: (FEBRUARY 13, 2025) The item was deferred to the March 13, 2025 agenda as the applicant failed to complete notifications to surrounding property owners. STAFF UPDATE: The applicant submitted a letter to staff on February 24, 2025 requesting this application be withdrawn. Staff supports the withdrawal request. PLANNING COMMISSION ACTION: (MARCH 13, 2025) The item was withdrawn at the request of the applicant.