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HomeMy WebLinkAboutZ-6458-A Staff Report 032826 (2)April 9, 2026 ITEM NO.: 6 FILE NO.: Z-6458-A NAME: Hill Land Trust – PD-O LOCATION: 1701 N. University Avenue DEVELOPER: Hill Land Trust 1701 N. University Avenue Little Rock, AR 72207 OWNER/AUTHORIZED AGENT: Hill Land Trust (Owner/Applicant) SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 7265 AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposed to rezone the 0.15 acre property located at 1701 N. University Avenue from R-2 to PD-O to allow an office use. The property is located at the northeast corner of N. University Avenue and “P” Street. A paved alley is located along the rear (east) property line. B. EXISTING CONDITIONS: The property contains a one-story frame single-family residence which is approximately 1,253 square feet in area. A one-car wide drive from “P” Street serves as access to the property and leads to a one car wide carport in the rear yard area. April 9, 2026 ITEM NO.: 6 (Cont.) FILE NO.: Z-6458-A 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 (PLANNING DIVISION): 1. Any new development shall be permitted and receive all reviews to ensure all codes, specifications, and ordinances are met. 2. ADA Access shall be shown to the Right-of-Way. 3. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle. ENGINEERING COMMENTS (PUBLIC WORKS): 1. A 20 feet radial dedication of right-of-way is required at the intersection of University Avenue and P Street. 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: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. April 9, 2026 ITEM NO.: 6 (Cont.) FILE NO.: Z-6458-A 3 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. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the April 9, 2026 ITEM NO.: 6 (Cont.) FILE NO.: Z-6458-A 4 maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Parks and Recreation: No comments received. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. April 9, 2026 ITEM NO.: 6 (Cont.) FILE NO.: Z-6458-A 5 Planning Division: Land Use Plan: The request is in Planning District 4, the Heights/Hillcrest Planning District. The development principles of this district advocate preservation and enhancement of the unique and positive features of this section of the city. The Land Use Plan shows Residential Medium Density (RM) for the application area. The Residential Medium Density (RM) 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 Development- Office. To the north of the application area is area designated for Park/Open Space (PK/OS) uses and is characterized by landscaped open space, a bank, and retail buildings. West and south of the application are areas designated for Residential Medium Density (RM) uses and are characterized by single-family homes interspersed with two duplexes, a variable recreation building, and an office building. Farther south of the application area is area designated for Office (O) uses and is characterized by the Prospect Building and Sissy’s Log Cabin. West of the application area, across N. University Avenue, is area desinated for Residential Low Density (RL) uses and is characterized by single-family residences in a developed subdivision. The subject site is located in the Heights Landscape Design Overlay District (Ord. 21787). The purpose of the District is to preserve and restore the tree canopy along residential streets. Master Street Plan: North University Avenue is a Principal arterial on the Master Street Plan. Principal Arterials are roads designed to serve through traffic, and to connect major traffic generators or activity centers within urbanized areas. The standard Right of way of 110 feet is required. Sidewalks are required on both sides. P 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. These streets may require dedication of right-of-way and may require street improvements. April 9, 2026 ITEM NO.: 6 (Cont.) FILE NO.: Z-6458-A 6 Bicycle Plan: North University Avenue is on the Master Bike Plan as a Proposed Class II Bike Lane. Class II Bike Lanes provides a portion of the pavement for the sole use of bicycles. P Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The subject site is the site of the House at 1701 N. University Ave. The house is identified as ineligible for the National Register of Historic Places, potentially due to extensive alterations. The house is in a potential district, though the houses that immediately surround it have undetermined eligibility or are ineligible for the National Register of Historic Places. As shown, should have no effect on identified historic resources. H. Analysis: The applicant proposed to rezone the 0.15 acre property located at 1701 N. University Avenue from R-2 to PD-O to allow an office use. The property is located at the northeast corner of N. University Avenue and “P” Street. A paved alley is located along the rear (east) property line. The property contains a one-story frame single-family residence which is approximately 1,253 square feet in area. A one-car wide drive from “P” Street serves as access to the property and leads to a one car wide carport in the rear yard area. The proposed PD-O zoning is to allow the existing building to be used as an office- type use. The applicant is proposing no changes to the property (building addition, new fencing, off-street parking area, etc.). The applicant is proposing the following uses and hours of operation for the proposed PD-O: 1. Proposed use: a) Commercial office b) Commercial medical related facility (medical, dental, optical clinic/medical walk in clinic (not emergency room services). c) Commercial real estate office d) Commercial type of businesses 2. Proposed business hours for the commercial zoning shall be: a) Monday-Friday 6am-6pm b) Saturday 7am-6pm c) Sunday 1pm-6pm April 9, 2026 ITEM NO.: 6 (Cont.) FILE NO.: Z-6458-A 7 The applicant notes that the proposed use of the property will include a maximum of eight (8) staff members at any given time. The applicant is proposing to utilize two (2) off-site parking spaces along the “P” Street right-of-way. Staff does not support the rezoning of the property as an office use. Staff has the following concerns: 1. The proposed parking will not be sufficient to serve the proposed use. 2. No handicap parking is proposed. 3. The proposed on-street parking along “P” Street will be located relatively close to the intersection of “P” Street and N. University Avenue. 4. There are no sidewalks along either street frontage. 5. The site plan does not show ADA access from the building to the right- of-way. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PD-O rezoning. ________________________________________________________________ PLANNING COMMISSION ACTION: (March 12, 2026) The application was present and requested the application be deferred to the April 9, 2026 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was deferred. ________________________________________________________________ STAFF UPDATE: The applicant requests that this application be deferred to the July 9, 2026 agenda. Staff supports the deferral request.