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HomeMy WebLinkAboutZ-10261 Staff Report 022326ITEM NO.: 18 FILE NO.: Z-10261 NAME: Empire Development Group – PD-R LOCATION: 12401 Kanis Road DEVELOPER: Empire Development Group P.O. Box 23713 Little Rock, AR 72221 OWNER/AUTHORIZED AGENT: Hong & Ban Nguyen (Owners) SURVEYOR/ENGINEER: Nick Tucker P.O. Box 1021 Cabot, AR 72023 AREA: 0.12 acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 6 CURRENT ZONING: C-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests to rezone the 0.12 acre property located at 12401 Kanis Road from C-3 to PD-R to allow a three (3) lot single-family residential development. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered. 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): Any work in the future to meet all City of Little Rock Standards, adopted Municipal code, and current stormwater management and drainage manual. ENGINEERING COMMENTS (PUBLIC WORKS): No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: Edge of building foundations must have 10’ foot of separation between it and existing water main. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Must Comply with Arkansas Fire Prevention Code 2021 edition All projects submitted for zoning approval must comply with the Arkansas Fire Prevention Code, 2021 Edition, including any comments or requirements provided by the Little Rock Fire Marshal's Office, prior to acceptance. 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 asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: Minimum gate width shall be 20 feet. Gates shall be of swinging or sliding type. Construction of gates shall be of material that allow manual operation by one person. Gate components shall be maintained in an operable condition at all times and replaced or repaired when defective. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. Locking device specifications shall be submitted for approval by the fire code official Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates, intended for automatic operation, shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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 shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exceptions: 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. 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. Contact Chief Davbram Flowers at (501) 918-3780, Capt. Tony Rhodes at (501) 918-3757, Fire Marshal Derek N Ingram (501) 918-3756, or Fire Marshal Evan Johnson (501) 765-1646. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in Planning District 18, the Ellis Mountain Planning District. The development principles of the district include ensuring that roads are improved in a manner that are supportive of all modes of transportation (walking, cycling, automobile, public transit and truck) and encourage commercial concentrations at major intersections of arterial streets The Land Use Plan shows Suburban Office (SO) for the application area. The Suburban Office (SO) category provides for low intensity development of office or office parks in close proximity to lower density residential areas. To assure compatibility, a Planned Zoning District is required. The application is for a PD-R for single family homes. To the north of the application area is area designated for Park/Open Space (PK/OS) uses and is characterized by forested area. Northeast of the application area is area designated for Mixed Office and Commercial (MOC) uses and is characterized by commercial retail buildings. East and northwest of the application area are areas designated for Suburban Office (SO) uses and are characterized by faith-based institutions and a USDA office. South of the application area is area designated for Residential Low Density (RL) uses and is characterized by single- family homes is developed subidivions. West of the application area is area designated for Neighborhood Commercial (NC) uses and is characterized by an office building. This site is not located in an Overlay District. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Deceleration Lanes are required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Kanis Road 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 requests to rezone the 0.12 acre property located at 12401 Kanis Road from C-3 to PD-R to allow a three (3) lot single-family residential development. The property is currently undeveloped and grass covered. The subject property shares an access drive from Kanis Road with the five (5) unit townhouse development located immediately to he east. The proposed single-family homes will also share access, driveway and common areas with the townhome development, as per the original bill of assurance of the property. The applicant proposes to subdivide the 0.12 acre area into three (3) lots. Each lot will be approximately 0.04 acre in size. The lots will be approximately forty-seven (47) feet wide and thirty-seven (37) feet deep. The applicant proposes to construct a single-family residence on each lot. Each residence will have a zero (0) setback from the north property line of each lot, a two (2) foot setback from the east property lines, a ten (10) foot setback from the south property lines and a five (5) foot setback from the west property lines. Each lot will have a driveway from the common asphalt area between the lots and the townhome development to the east. The proposed homes are not to exceed a building height of thirty-five (35) feet. Any new sight lighting must be low-level and directed away from adjacent properties. If a dumpster is to be located on the overall site, it must be screened as per Section 36-253 of the code. Staff is supportive of the requested PD-R zoning. The proposed three (3) single-family homes should have no 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 and E, and the staff analysis, of the agenda staff report.