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HomeMy WebLinkAboutPC Action Letter - Approved with Conditions 042021April 8, 2021 ITEM NO.: 2 FILE NO.: Z-9575 NAME: Reynolds Accessory Dwelling – Conditional Use Permit LOCATION: 2200 S. Harrison Street DEVELOPER: Michael Reynolds 212 Marie Jeanne Drive North Little Rock, AR 72113 OWNER/AUTHORIZED AGENT: Michael Reynolds – Owner Jeremiah Russell – Agent SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19 CURRENT ZONING: R-3 VARIANCE/WAIVERS: 1. Variance to allow an accessory structure to be the same size as a principal structure. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow an accessory dwelling, two (2) dwellings on one (1) R-3 zoned lot. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly grass covered. There are a few trees located along the south and east property lines. A paved alley is located along the rear (west) property line. April 8, 2021 ITEM NO.: 2 (Cont.) FILE NO.: Z-9575 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of South Harrison Street and West 22nd Street. 2. All driveways shall be concrete aprons per City Ordinance. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Separate sewer service required for each building. Sewer easement required for east building to access main in alley. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: 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. April 8, 2021 ITEM NO.: 2 (Cont.) FILE NO.: Z-9575 3 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 an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow an accessory dwelling (second house) to be constructed on the R-3 zoned property at 2200 S. Harrison Street. The property is located at the southwest corner of S. Harrison and West 22nd Streets. The property is currently undeveloped. A paved alley right-of-way is located along the rear (west) property line. The applicant proposes to construct two (2) two-story single family residences on the property. Each residence will be 1,600 square feet in area. The residence to be located within the west half of the property will be considered the principal structure on the property. The residence located within the east half of the lot will be an accessory dwelling. April 8, 2021 ITEM NO.: 2 (Cont.) FILE NO.: Z-9575 4 The principal dwelling will be located 25 feet back from the front (east) property line and over 70 feet back from the rear (west) property line. It will be located five (5) feet from the north side property line and over 20 feet from the south side property line. A driveway from S. Harrison Street will serve as access and parking for the principal dwelling. The accessory dwelling will be located over 70 feet back from the front (east) property line and 25 feet from the rear (west) property line. It will be over 20 feet from the north side property line and five feet from the south side property line. The accessory dwelling will cover none of the required rear yard area (rear 25 feet of the site). The two (2) structures will be separated by approximately 14 feet. A driveway from the alley right-of-way will serve as access and parking for the accessory dwelling. The applicant is requesting one (1) variance with the proposed CUP. Section 36-156 (a) (2) c. of the City’s Zoning Ordinance requires that “accessory buildings or structures in all instances be subordinate to the principal structure on the lot and contain less gross floor area.” Therefore, the applicant requests a variance to allow the accessory dwelling to have the same square footage as the principal structure. Section 36-255 I allows a maximum building height of 35 feet for structures in R-3 zoning. The applicant notes that both structures will comply with this requirement. The applicant submitted responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge there are no outstanding issues. Staff is supportive of the requested CUP to allow an accessory dwelling on the site at 2200 S. Harrison Street. Staff views the request as reasonable. The second dwelling on the site will be only a minor increase in the platted residential density for this general area. The proposed dwellings will be comparable in size to most of the other homes in this neighborhood. Staff believes the proposed accessory dwelling will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, and associated variance, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. April 8, 2021 ITEM NO.: 2 (Cont.) FILE NO.: Z-9575 5 PLANNING COMMISSION ACTION: (APRIL 8, 2021) 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, including all staff comments and conditions. The vote was 9 ayes, 0 nays, 0 absent,1 abstention (Vogel), and 1 open position.