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Home My WebLink AboutZ-10182 Staff Report 072825ITEM NO.: 19 FILE NO.: Z-10182 NAME: Orndorff #3 – PD-R LOCATION: Immediately North of 1508 Hanger 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: 2 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 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 subject property is proposed to be replatted into two (2) separate lots. The developer will build a two-story, attached single-family residence on each lot. The applicant will not reside on the property and intends to market both residences for sale/lease 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): Drive may not exceed 40% of the lot width. Per City Code 30-43 the driveways shall be 5ft of the property line. Drives would best be served split. Alley must meet alley standard and if not must be improved to do so. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. Hauling of cut and/or fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or for more information. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. ENGINEERING COMMENTS (PUBLIC WORKS): No comments. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Full plan review. 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 vents 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. A duplex must have a one hour rated wall between units to the roof deck or extending to the ceiling and then going across the ceiling of the units to the outside wall. Landscape: No comments received. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-30 Planning District, District 7. The development principles in this district seek to stabilize existing residential areas. The Land Use Plan shows Residential Medium (RM) density use for the requested area. The Residential Medium (RM) density use category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The application is for a Planned District-Residential (PD-R). The area surrounding the site is designated for Residential Medium (RM) density uses and is characterized by single-family, duplex, and triplex residential structures as well as vacant residential lots. This site is not located in an Overlay District. Master Street Plan: Hanger 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: Hanger Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. Bicycle Plan: Hanger Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS: The applicant proposes to rezone the property from R-4 to PD-R. The subject property is proposed to be replatted into two (2) separate lots. The developer will build a two-story, attached single-family residence on each lot. The applicant will not reside on the property and intends to market both residences for sale/lease in the future. Properties surrounding the site contain a mixture of zoning and uses in all directions. Lot 11R1 and Lot 11R2 are shown as 3,500 square feet and 3,503 square feet in area, respectively. Each residence will be 787 square feet in area, with a patio facing Hanger Street. Both residences will be constructed using asphalt shingle roof and vinyl siding. Building setbacks for both residences are shown as twenty (20) feet from the front property line, over twenty-five (25) feet from the rear property line, and eight (8) feet from the side property lines. Both structures shall not exceed thirty-five (35) feet in height. Section 36-502 requires one (1) parking space for each dwelling unit. The site plan shows a twenty (20) foot wide, shared access drive extending from the alley at the rear of the property, that will be utilized for off-street parking for both units. Staff feels the parking is sufficient to serve the proposed use. Any future signage must comply with Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential one – and two – family zones). All lighting must be low-level and directed away from adjacent properties. To staff’s knowledge, there are no outstanding issues associated with this application. Staff feels that the proposed development is an appropriate use for the subject 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. Although there will be a minor increase in traffic, staff feels the proposed development 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 paragraphs D, E and F, and the staff analysis, of the agenda staff report.