Z-8640 Staff AnalysisApril 7, 2011
ITEM NO.: 6 FILE NO.: Z-8640
NAME: Little Rock Housing Authority Duplex —
Conditional Use Permit
LOCATION: Northwest corner of 11 th and Johnson Streets
OWNER/APPLICANT: Little Rock Housing Authority/Ron Woods
PROPOSAL: A conditional use permit is requested to allow for the
construction of a one-story duplex residence on each
of the three lots located on the north side of West 11th
Street, just west of Johnson Street. The lots are
zoned R-3.
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SITE LOCATION:
The lots are located on the north side of West 11th Street, just west of
Johnson Street.
COMPATIBILITY WITH NEIGHBORHOOD:
The lots are located in a neighborhood that has been in decline. Many of
the properties in the area are vacant and others contain boarded, vacant
residential structures. Of the occupied homes that remain, most are one-
story, frame, one and two-family structures. Those homes are in various
states of repair. The neighborhood is currently the focus of City
revitalization efforts. The proposed new duplexes are being constructed
to match the predominate design style of homes in the area; one-story,
pitched -shingled roofs and horizontal siding exteriors. Parking is located
behind or beside the homes. Staff believes the proposed two-family
residences are compatible with the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Pine to Woodrow
Neighborhood Association were notified of this proposal.
3. ON SITE DRIVES AND PARKING:
Each duplex structure is required to have 3 parking spaces; 1.5 space per
dwelling unit. The middle and western duplex are proposed with 3
spaces, taking access off of an alley right-of-way. The alley will be
improved to provide access. Two parking spaces are proposed to be
located behind the eastern duplex, with access off of Johnson Street. A
variance is requested for the third required parking space. Staff supports
the variance. There is sufficient on -street parking space available.
April 7, 2011
ITEM NO.: 6(Cont.)FILE NO.: Z-8640
4. SCREENING AND BUFFERS:
No comments on this two-family residential application.
5. PUBLIC WORKS COMMENTS:
1. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of West 11 th Street and Johnson Street.
2. The existing alley should be paved for the width of the alley from
West 11th Street to the northern property line.
3. No vehicle parking is allowed in public alleys.
4. Per Public Works, detail PW-30, driveways must be located at least
five (5) feet from adjacent property lines.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS.
Wastewater: Sewer main extension required for Lot @ NW corner 11 to
and Johnson. Existing sewer main located on Lot West of Alley and
relocation of main may be required to build duplex as shown. Contact
LRW for details. Sewer main extension required for east structure and
relocation of main required for west structure.
Entergy: Approved as submitted.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No objection. All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Contact Central Arkansas Water regarding the size and location of the
water meter.
Contact Central Arkansas Water if additional fire protection or metered
water service 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
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April 7, 2011
ITEM NO,: 6 Cont. FILE NO.: Z-3540
Arkansas and approved by CAW. The test results must be sent to CAW's
Cross Connection Section within ten (10) 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: Place fire hydrant per code. An address is required on
front of structure.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route. The bus route is
located along West 121h Street.
SUBDIVISION COMMITTEE COMMENT: (MARCH 17, 2011)
Ron Woods was present, representing the application. Staff presented the
conditional use permit application. Staff noted that additional information was
needed on the structures' design. Staff noted that a Bill of Assurance and survey
for the westernmost property needed to be submitted.
In response to a question from staff, Mr. Woods noted that the porches on the
two (2) easternmost structures would be concrete slabs only, not covered and
less than one (1) foot above grade. Staff pointed out the requested variances.
The Public Works requirements were briefly discussed. After the discussion, the
Committee forwarded the issue to the full Commission for final action.
STAFF ANALYSIS:
The Little Rock Housing Authority is requesting approval of a conditional use
permit to allow for construction of three, one-story duplex structures on the lots
located on the north side of West 11th Street, just west of Johnson Street. The
site consists of three lots. One duplex is to be built on each lot. The center and
eastern lots are currently vacant. There is a vacant, condemned structure
located on the western lot.
Each duplex is to be constructed to fit in with the predominate architectural style
in the neighborhood. The structures will be one-story in height with pitched -
shingled roofs and horizontal siding exteriors. Placement of the structures will,
for the most part, comply with the R-3 zoning setback requirements. The middle
and eastern structure are proposed to have rear yard setbacks ranging from 17
to 19 feet, less than the 25 feet required. The west side yard setback of the
eastern unit will vary from 5 to 3.67 feet, less than the 5 feet required. Three
parking spaces will be provided for the middle and western unit, with access off
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April 7, 2011
ITEM NO.: 6 Cont. FILE NO.: Z-8540
of the alley. The alley will be improved to provide access. Two parking spaces
are proposed for the eastern duplex. There is sufficient on -street parking to
accommodate the one additional, required parking space.
To staff's knowledge, there are no outstanding issues. The neighborhood
contains a variety of housing types and uses. These new residential units should
be a positive addition to the area. The applicant states a copy of the bill of
assurance for Jones and Worthen's Addition was not available. It likely is nearly
100 years old and does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions.
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
Staff recommends approval of the requested setback and parking variances as
indicated.
PLANNING COMMISSION ACTION: (APRIL 7, 2011)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval, subject to compliance with the
conditions outlined in the "staff recommendation" above. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
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ITEM NO.: 6. LITTLE ROCK HOUSING AUTHORITY DUPLEX CONDITIONAL USE PERMIT
NORTHWEST CORNER OF I IT" AND JOHNSON STREETS Z-8640
Planning Staff Comments:
1. Provide information on proposed structures' architecture; exterior materials, roof, number of stories, etc...
2. Provide information on "concrete porch slabs" on front of two eastern units. Are they at grade (not
exceeding twelve (12) inches above grade)? Are they to have any cover? (Possible setback variance)
3. Locate and describe any proposed fencing.
4. Provide copy of existing Bill of Assurance.
5. Provide survey.
Variance/Waivers:
Parking variance to allow reduced parking for eastern -most duplex.
Rear yard setback variance for two eastern duplex structures.
Public Works:
1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of W. 11`h Street and
Johnson Street.
2. The existing alley should be paved for the width of the alley from W. 11`h Street to the northern property
line.
3. No vehicle parking is allowed in public alleys.
4. Per Public Works, detail PW-30, driveways must be located at least five (5) feet from adjacent property
lines.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required for Lot @ NW corner 11`h and Johnson. Existing sewer main located
on Lot West of Alley and relocation of main may be required to build duplex as shown. Contact LRW for
details.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
Contact Central Arkansas Water regarding the size and location of the water meter.
Contact Central Arkansas Water if additional fire protection or metered water service 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 (10) 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.
ITEM NO.: 5. CON' Z-8640
Fire Department: Place fire hydrant per code. An address is required on front of structure.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route. The bus route is located along W. 12t' Street.
Planning Division: No Comments.
Landscape:
1. No comments.
Other: Provide responses to staff issues and four (4) copies of revised site plan, (if required), no later than
Wednesday March 23, 2011. Required notices must be sent via certified mail no later than Wednesday March 23,
2011 and proof of notice returned to staff by April 1, 2011.