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HomeMy WebLinkAboutPC Action Letter Approved with Conditions 120320December 3, 2020 ITEM NO.: 7 FILE NO.: Z-9544 NAME: Gray Duplex – Conditional Use Permit LOCATION: 8401 West 36th Street DEVELOPER: Joseph Gray 5601 Tall Pine Boulevard Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Joseph Gray, Owner SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Hensley, AR 72065 AREA: 0.22 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06 CURRENT ZONING: R-3, Single-Family District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to construct a single, two-story duplex unit on the 0.22 acre parcel. Each unit will be approximately 1993 square feet with an attached, single-car garage with one paved off-street parking space. A total of four (4) parking spaces will be constructed on the property. According to the applicant, the new unit will have "flat reinforced concrete slab; thermal insulated wood-frame; clad with a brick front and vinyl siding on three sides; vinyl clad thermal glazed windows; and a hip roof clad with asphalt shingles." December 3, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9544 2 B. EXISTING CONDITIONS: The property is located within a single-family residential neighborhood which contains a variety of housing types and sizes. The site is currently undeveloped and mostly grass covered. A mixture of commercial uses is to the west of the location. The property is currently zoned R-3, Single-Family District. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and the John Barrow Neighborhood Association were notified of public hearing. D. ENGINEERING COMMENTS: 1. Per Sec. 31-210 (e) (4) of CLR code, driveways shall not located within 25 ft. from the right-of-way of an adjacent street. Label the dimension of the north edge of the proposed driveway to the 36th Street right-of-way. 2. At least 20 ft. should be provided from the face of the garage to the property line to prevent vehicles from parking within and blocking the public right-of-way as found in Sec. 30-5. 3. All driveways shall be concrete aprons per City Ordinance. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Separate sewer service line required for each building. Entergy: No comments received. CenterPoint Energy: No Comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review. Parks and Recreation: No comments received. County Planning: No Comments. December 3, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9544 3 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low 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 remain less than 6 units per acre. The application is to change the property from R-2 (Single Family District) to PRD (Planned Residential Development) District to allow the construction of two duplexes on this 9100 square foot site. The proposal would be a development at a density of 19 units per acre. A paved drainage ditch bounds the site to the south. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) in all directions. The Residential Low Density (RL) 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 remain less than 6 units per acre. This is the John Barrow Subdivision. Most of the single-family houses in the area were constructed in the 1950s through early 1970s with a few infill houses constructed more recently. There are numerous vacant lots in the immediate vicinity and the greatly John Barrow area. Master Street Plan: To the north is 36th Street and it is shown as a Minor Arterial on the Master Street Plan. To the west is Cobb Street; which is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 36th Street since it is a Minor Arterial. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. December 3, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9544 4 Bicycle Plan: There is a Class II Bike Route shown on 36th Street. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: The applicant is requesting a Conditional Use Permit for the property currently zoned R-3, Single-Family District. The rezoning is proposed to allow construction of one (1) duplex structure. The property currently is undeveloped. The property is located within a predominately single-family residential area with mixed commercial uses to the west of property along the intersection of West 36th Street and John Barrow Road. There is a mix of occupied homes and undeveloped R-3 zoned property throughout the general area of the subject property. The applicant proposes to construct the two (2) story building with approximately 1993 square feet for each duplex unit. The first level includes a living room, kitchen, dining area, and half-bath. The second level includes three (3) bedrooms, two (2) full baths, and laundry area. The overall square footage of 1993 includes the 242 square foot single car, attached garage. The building height is will not exceed thirty-five (35) feet as required by the City's Zoning Ordinance. The applicant proposes two (2) driveways from Cobb Street, approximately 21.6 feet in length to serve the two (2) units. The applicant is proposing a total of four (4) parking spaces, one (1) garage space and one (1) driveway space for each unit. Section 36-502 (b) (1) of the City's Zoning Ordinance requires 1.5 parking spaces per unit, or three (3) for this proposed development. The parking as proposed will be sufficient to serve the development. The proposed duplex structure will comply the required minimum building setbacks from all property lines, as per Section 36-255 (d) of the City’s Zoning Ordinance. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed duplex structure located at the southwest corner of West 36th and Cobb Streets is an appropriate use for this property. The duplex structure will only be a minor increase in the original platted density for this property. The proposed duplex structure will not be out of character with the general area. Other duplex structures are located throughout the John Barrow Neighborhood. Staff believes the proposed duplex will have no adverse impact on the subdivision or surrounding uses. December 3, 2020 ITEM NO.: 7 (Cont.) FILE NO.: Z-9544 5 I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 3, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as 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. The vote was 10 ayes, 0 nays and 1 absent. The application was approved.