HomeMy WebLinkAboutBOD Communication 121125OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
November 18, 2025 AGENDA
Subject
An Ordinance
Approving a Planned
Zoning Development
titled Wyatt — PD-R,
located at 2802 and
2804 Marshall Street
(Z-10150)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
Ordinance
Resolution
Approval
Information Report
Approved By
Delphone Hubbard
City Manager
The applicant requests to rezone the 0.32 acre property
from R-4 to PD-R to allow a six (6) unit residential
development.
I None.
Approval of the Ordinance
The applicant is proposing to rezone the site from R-4 to
PD-R to construct a six (6) unit, multi -family, residential
development. The owner will not reside on the property.
All units will be for rent/lease.
The site is undeveloped and contains mature trees
throughout the property. Properties in the surrounding
area contain a mixture of zoning and uses.
The site plan shows access to the development from a
thirty-two (32) foot driveway apron extending from
Marshall Street.
The development will contain six (6) townhouse style
units, approximately 790 square feet in area with a central
landscaped courtyard and shared community amenities.
Background
Continued
The two (2) units in the eastern portion of the site show
front building setbacks ranging from 6.7 feet to 7.10 feet
from the front property line, five (5) foot side setbacks,
and over twenty-five (25) foot rear setbacks for both units.
The three (3) units in the western portion of the site show
front building setbacks over twenty-five (25) feet from the
front property line, five (5) foot side setbacks, and rear
setbacks ranging from five (5) feet to 5.9 feet.
Section 36-502 requires 1.5 parking spaces per unit. Each
unit will contain a one -car garage. There is additional
parking space within the common area. Staff feels the
parking is sufficient to serve the use.
The applicant notes that trash cans will be rolled curbside
on trash collection day with a standard city issued trash
bin, and that a designated trash storage area is located on
the property. If a dumpster will be placed on the property
any time in the future it must be screened and comply
with Section 36-523 of the City's Zoning Ordinance.
The applicant did not provide a signage plan at this time.
All signs must comply with Section 36-552 of the City's
Zoning Ordinance (signs permitted multi -family zones).
All sight lighting must be low-level and directed away
from adjacent properties.
The applicant notes the property will be secured with
perimeter fencing. Any fence or wall erected must comply
with Section 36-516 of the City's Zoning Ordinance.
On October 9, 2025, the Planning Commission voted (8)
ayes, (1) nay, and two (2) absent, 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.
2
1 ORDINANCE NO.
2
3 AN ORDINANCE APPROVING A PLANNED ZONING
4 DEVELOPMENT AND ESTABLISHING A PLANNED
5 DISTRICT - RESIDENTIAL TITLED WYATT — PD-R,
6 LOCATED AT 2802 AND 2804 MARSHALL STREET (Z-10150),
7 CITY OF LITTLE ROCK, PULASKI COUNTY ARKANSAS,
8 AMENDING THE OFFICIAL ZONING MAP OF THE CITY
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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 zone classification of the following property be changed
from R-4, Two Family Residential District, to PD-R, Planned District- Residential:
Z-10150 — DESCRIBED AS LOTS 10 and 11, BLOCK 21, BRADDOCK'S
BOULEVARD SUBDIVISION, AS RECORDED IN PULASKI COUNTY,
ARKANSAS, AS SHOWN ON A PLAT OF RECORD, RECORDS OF THE
CIRCUIT CLERK'S OFFICE, 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 Wyatt—
PD-R, located at 2802 and 2804 Marshall Street (Z-10150) is conditioned upon obtaining
final plan approval within the time specified by Chapter 36, Article VI1, Section 36-454 (e)
of the Code of Ordinances.
SECTION 4. 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.
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SECTION 5. 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 6. 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 Mayor
APPROVED AS TO FORM:
City Attorney
//
//
Page 2 of 2
NAME: Wyatt — PD-R
LOCATION: 2802/2804 Marshall Street
DEVELOPER:
MW Enterprises (Owner)
3734 Slauson Avenue
Los Angeles, CA 90043
SURVEYOR/ENGINEER:
Tucker Land Surveying
P.O. Box 116
Cabot, AR 72023
AREA: 0.32 acre
WARD: 1
CURRENT ZONING: R-4
NUMBER OF LOTS: 2
PLANNING DISTRICT: 8
FILE NO.: Z-10150
FT. NEW STREET: 0
CENSUS TRACT: 11
VARIANCEMAIVERS:
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone the site from R-4 to PD-R to construct a six
(6) unit, multi -family, residential development. The owner will not reside on the
property. All units will be for rent/lease.
B. EXISTING CONDITIONS:
The site undeveloped and contains mature trees throughout the property.
Properties in the surrounding area contain a mixture of zoning and uses.
FILE NO.: Z-101
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):
The applicant has revised the site plan according to Civil Engineering comments.
Any additional Engineering comments will be reviewed during the building permit
process.
ENGINEERING COMMENTS PUBLIC WORKS):
1. Due to the proposed use of the property, the Master Street Plan specifies that
Marshall Street for the frontage of the property must meet commercial street
standards. Dedicate right-of-way of 30 feet from the centerline.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan to be placed
on Marshall Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Capacity Contribution Fees may be required prior to approval.
Entergy: No comments received.
Summit Enerev: 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 must be met.
Fire Department:
2
FILE NO.: Z-10150
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.
Parks and Recreation: No comments received.
F. BUILDING CODES/LANDSCAPE:
3
FILE NO.: Z-10150
Building Code:
a. Full plan review required
b. Clear Site Plan with dimensions required.
c. Asper 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 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.
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. re proper venting of the attic space.
2. 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:
a. 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.
b. Fire Treated roof decking must extend 4' up the roof as per the Authority
having jurisdiction.
c. 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.
3. Zero Lot Line Construction must be processed through Zoning for such
allowances. Once processed the following requirements apply.
a. No part of the footing/foundation is allowed to extend beyond the property
line or imaginary line of separation.
b. No overhang is allowed closer than 2' from the property line or imaginary
line and must be constructed from 1-hour fire- treated materials.
c. 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.
d. No windows or doors are allowed when the exterior wall is less than 3'
from the property line or imaginary line. Windows are required in all
sleeping rooms.
4
FILE NO.: Z-10150
e. No opening allowed on the front or back of the building closer than 3' to
the property line or imaginary line.
Utilities: Utilities are permitted below grade on property but cannot enter
where dwellings are located less than T from the property line. HVAC Units
must be located on dwelling unit property.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Planninq Division:
The Planning Division has several concerns regarding the proposed site layout.
The current design appears overbuilt with excessive impervious surfaces and no
meaningful open space, despite the cover letter's claims of a central landscaped
courtyard and pedestrian amenities, neither of which are reflected in the site plan.
The area described as open space consists entirely of concrete, and there is no
indication of pedestrian pathways. Additionally, the proposal includes a new curb
cut along Marshall Street rather than utilizing the existing platted alley for vehicular
access, which the Division discourages. The inconsistencies between the site plan
and the cover letter raise concerns about the overall intent of the project. If a
cottage courtyard development is the objective, the Division recommends a
comprehensive revision of the site plan that prioritizes alley access for parking,
reduces impervious surfaces, clearly defines the orientation of the townhomes in
relation to the street, and integrates the intended amenities.
Land Use Plan:
The request is in Planning District 8, the Central City Planning District. The
development principles of this district include strengthening existing development
5
FILE NO.: Z-10150
supporting residential stability, encouraging neighborhood commercial uses, and
encouraging compatible infill development. The Land Use Plan shows Residential
Low (RL) for the requested area. The Residential Low (RL) Density 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 to allow six two-story townhomes.
Future Land Use Plan for Z-10150
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Northwest of the application is an area of Public/Institutional use characterized by
a faith -based organization. The remainder of surrounding area is designated for
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FILE NO.: Z-
Residential Low (RL) Density use and is characterized by single-family homes
interspersed with duplexes.
This site is not located in an Overlay District.
Master Street Plan for Z-10150
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Master Street Plan:
Marshall St 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:
Marshall St is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
7
FILE NO.: Z-10150
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant is proposing to rezone the site from R-4 to PD-R to construct a six
(6) unit, multi -family, residential development. The owner will not reside on the
property. All units will be for rent/lease.
The site is undeveloped and contains mature trees throughout the property.
Properties in the surrounding area contain a mixture of zoning and uses.
The site plan shows access to the development from a thirty-two (32) foot driveway
apron extending from Marshall Street.
The development will contain six (6) townhouse style units, approximately 790
square feet in area with a central landscaped courtyard and shared community
amenities.
The two (2) units in the eastern portion of the site show front building setbacks
ranging from 6.7 feet to 7.10 feet from the front property line, five (5) foot side
setbacks, and over twenty-five (25) foot rear setbacks for both units.
The three (3) units in the western portion of the site show front building setbacks
over twenty-five (25) feet from the front property line, five (5) foot side setbacks,
and rear setbacks ranging from five (5) feet to 5.9 feet.
Section 36-502 requires 1.5 parking spaces per unit. Each unit will contain a one -
car garage. There is additional parking space within the common area. Staff feels
the parking is sufficient to serve the use.
The applicant notes that trash cans will be rolled curbside on trash collection day
with a standard city issued trash bin, and that a designated trash storage area is
located on the property. If a dumpster will be placed on the property any time in
the future it must be screened and comply with Section 36-523 of the City's Zoning
Ordinance.
The applicant did not provide a signage plan at this time. All signs must comply
with Section 36-552 of the City's Zoning Ordinance (signs permitted multi -family
zones).
All sight lighting must be low-level and directed away from adjacent properties.
The applicant notes the property will be secured with perimeter fencing. Any fence
or wall erected must comply with Section 36-516 of the City's Zoning Ordinance.
FILE NO.: Z-1
To staff's knowledge, there are no outstanding issues associated with this
application. The applicant met with staff to resolve technical concerns raised during
review of the application and provided adequate responses to staff. Staff feels that
the proposed multi -family development will provide character and additional
residential living alternatives towards in -filling undeveloped properties within this
portion of the city. Several properties in the area contain undeveloped lots in all
directions. Although the development will create a minor increase in traffic in the
general area, staff feels it will not have an adverse impact on the surrounding
properties.
STAFF RECOMMENDATION.
Staff recommends approval of the requested PD-R zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION
(OCTOBER 9, 2025)
The applicant was present. There were no persons registered in opposition. The
item was removed from the consent agenda to address questions by the
commission. Commissioner Russell expressed concerns about the site plan not
meeting minimum standards and access being a one-way lane. After some
discussion there was a motion to approve the application. There was a second.
The vote was (8) ayes, (1) nays and (2) absent. The motion passed. The
application was approved.
0
Department of Planning and Development Planning
723 West Markham Street Development
Kittle Rork, Arkansas 72201-1334
Phone: (501 )371-4790 Fax: (501 )399-3435 Building Codes
October 13, 2025
Mel Wyatt (Agent)
3734 West Slauson Ave
Los Angeles, CA 90043
Re: File No. Z-10150
Wyatt — PD-R
2802 & 2804 Marshall Street
Dear Ms. Wyatt:
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on October 9, 2025:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Meeting.
Other:
_, Planning Commission
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to address
any questions which may arise. The meeting date has tentatively been set for
November 18, 2025. The meeting begins at 6:00 pm and will be held in City Hall at 500
West Marham. If you have any questions, please do not hesitate to contact me at 501-
371-4792
Respectfu
Mont Moore
Development Administrator