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Home My WebLink AboutZ-9586 PC Action Letter - Approved With Conditions 070221Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501)371-4790 Fax: (501)371-4546 June 30, 2021 Kustom Made Properties Robert Alexander 1317 S. Summit Street Little Rock, AR 72202 Re: File No. Z-9586 Stephensville Park Duplexes — CUP, South side of West 15t" Street, between Valmar and Brown Streets Dear Mr. Alexander: Planning Development Building Codes This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on June 24, 2021: X Approved with conditions. (As revised) Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Other: If you have any questions please do not hesitate to contact me at 371-4792. Respectful) Monte Moore Development Administrator Meeting. June 24, 2021 ITEM NO.: 5 FILE NO.: Z-9586 NAME: Stephensville Park Duplexes — Conditional Use Permit LOCATION: South side of West 15th Street — between Valmar and Brown Streets DEVELOPER: Kustom Made Properties Robert Alexander 1317 S. Summit Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Kustom Made Properties and Arthur Hill — Owners Robert Alexander — Agent SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre/each lot - NUMBER OF LOTS: 9 Approx. 1.44 acres total WARD: 1 CURRENT ZONING PLANNING DISTRICT: 9 R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF CENSUS TRACT: 13 The applicant is requesting a conditional use permit to allow construction of nine (9) duplex structures, one (1) duplex on each of nine (9) R-3 zoned lots located along the south side of West 15th Street, between Valmar and Brown Streets. June 24, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-9586 B. EXISTING CONDITIONS: All of the lots are currently undeveloped and vacant, with the exception of Lot 7, Block 32, Jones and Worthen Addition (3317 West 15th Street) which contains a one-story residence which will be removed as part of the proposed development. 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. Per Section 31-210 (e) (4) of City code, the driveway accessing Lot 1 Block 31 on Martin Street can be located no closer than 25 ft. from the West 15th Street right-of-way. The driveway should be relocated. 2. 15th Street, Martin Street and Valmar Street are classified on the Master Street Plan as residential streets. A dedication of right-of-way 25 feet from centerline will be required. Surveys were provided that do not show existing right-of-way widths. The dedication of right-of-way will shift building setback lines. 3. A 20 feet radial dedication of right-of-way is required at the intersection of 15th Street and Martin Street. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: No comments received. CenterPont Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments received. 4 June 24, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-9586 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 for the construction of nine (9) duplex structures on nine (9) R-3 zoned lots located on the south side of West 15th Street, between Valmar and Brown Streets. Six (6) of the lots front on West 15th Street, two (2) on S. Martin Street and one (1) on S. Valmar Street. The addresses for the lots are as follows: 1501 S. Valmar Street • 1500 S. Martin Street • 1502 S. Martin Street • 3319 West 15th Street ■ 3317 West 15th Street ■ 3315 West 15th Street • 3309 West 15th Street • 3305 West 15th Street ■ 3303 West 15th Street All of the lots are currently vacant and undeveloped, with the exception of 3317 West 15th Street which contains a one-story residential structure to be removed with the proposed development. Undeveloped, platted alley rights -of -way are located along the rear property lines of all lots. The applicant proposes to construct one (1) duplex structure on each of the nine (9) lots. The description of the proposed duplexes as submitted by the applicant is as follows: "The homes will be a total of 2,500 square feet heated and cooled with each side of the duplex having 1,200 square feet in a 2 story K? June 24, 2021 ITEM NO.: 5(Cont.)FILE NO.: Z-9586 townhome design. The townhomes will have 3 bedrooms, 2.5 half baths with granite finishes, stainless steel appliances, large backyards and enclosed single car garages. The exterior structure will be made up of a mix of brick and vinyl siding providing a modern feel to the attracting homeowner. The driveway in front of the home will span 35 feet long and 22 feet 11 3/16 inches wide. Each duplex will have enough space to park 3 cars (1 in the garage, 2 tandem in the driveway) for a total of 6 parking spaces. As a developer, I will be improving the current area and the community as a whole while providing better housing options, cleaner exterior areas and safe and affordable living." Each of the duplex structures will be located approximately 35 feet back from the respective front property line, five (5) feet back from each side property line and over 60 feet back from the rear property line. The setbacks as proposed will conform with ordinance requirements. Each of the lots will have a 23 foot wide driveway, with parking for four (4) vehicles. Section 36-502 requires a minimum of three (3) parking spaces for each duplex structure. The proposed parking complies with the minimum number of spaces required. The building heights are not to exceed 35 feet. Staff is supportive of the concept of having nine (9) duplex structures constructed in this neighborhood, as the project represents a minor increase in the original platted density for the overall neighborhood and a good in -fill project. There are other R-4 and R-5 zoned lots scattered throughout the neighborhood. The applicant is in the process of constructing a duplex structure on the R-4 zoned lot at 3307 West 15t" Street. However, staff does not support this development having one (1) two -car wide driveway along the front property line of each of the nine (9) platted lots. Although the duplexes represent only a minor increase in density for the overall neighborhood, the duplex structure on each lot will generate twice the amount of traffic (vehicle trips to and from each lot) for each of the single family lots, with nine (9) separate driveways within a very short span. The applicant is proposing seven (7) duplex driveways along the one -block West 15th Street frontage, between S. Martin and S. Brown Streets, including the property at 3307 West 15t" Street currently under development. Staff believes that the concentration of nine (9) duplex structures (plus the additional duplex at 3307 West 15t" Street) in this area, with a separate two -car wide driveway for each lot will create an unsafe situation, with vehicles backing out into the streets and limited site -distance along the street frontage. Staff suggests that the applicant utilize the north/south alley between S. Valmar and S. Martin Streets and the east/west alley between S. Martin and S. Brown Streets, and provide rear access to each of the nine (9) duplex structures ri June 24, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-9586 proposed. Staff believes that this will create a much safer situation for this proposed project. STAFF RECOMMENDATION: Staff recommends denial of the requested conditional use permit, as proposed. PLANNING COMMISSION ACTION: (JUNE 24, 2021) Staff informed the Commission that the applicant revised the application to provide shared driveways for the duplex lots. Staff recommended approval of the revised application, subject to compliance with the comments and conditions as outlined in paragraph D., and the staff analysis, in the agenda staff report. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. The application was approved. 5