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Home My WebLink AboutPC Action Letter - Approved With Conditions 022322Department of Planning and Development Planning 723 West Markham Street Little Rock, Arkansas 72201-1334 Development Phone: (501)371-4790 Fax: (501)371-4546 Building Codes February 16, 2022 Paul Wilson P.O. Box 1501 Marta, TX 79843 Re: File No. Z-9653 MEO, LLC, Accessory Dwelling — CUP; 228 Vernon Avenue Dear Mr. Wilson: 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 February 10, 2022: X Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Meeting. Other: If you have any questions please do not hesitate to contact me at 371-4792. Respectfully, Monte pore Development Administrator February 10, 2022 ITEM NO.: 13 FILE NO.: Z-9653 NAME: MEO, LLC — Accessory Dwelling — Conditional Use Permit LOCATION: 228 Vernon Avenue DEVELOPER: MEO, LLC 521 Appianway Street Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: MEO, LLC — Owner William Page Wilson - Agent SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre WARD: 3 CURRENT ZONING VARIANCE/WAIVERS: NUMBER OF LOTS: 1 PLANNING DISTRICT: 9 R-3 FT. NEW STREET: 0 LF CENSUS TRACT: 48 1. Variance to allow increased rear yard coverage for accessory structure. 2. Variance to allow neither residence to be occupied by the property owner. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a conditional use permit to allow an accessory dwelling to be located on the single family residential lot. February 10, 2022 ITEM NO.: 13 (Cont.) FILE NO.: Z-9653 B. EXISTING CONDITIONS: A two-story brick and frame single family residence is located within the north half of the property. A concrete driveway is located at the northwest corner of the lot. The driveway extends along the west side of the residence to a parking pad in the rear yard area. 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. Provide ADA accessible bridge across existing rock ditch channel from accessory structure. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Enter : No comments received. CenterPointEnerev: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; 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. 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 2 February 10, 2022 ITEM NO.: 13 (Cont.) FILE NO.: Z-9653 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. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODESILANDSCAPE: Building Code: No comments received- 3 February 10, 2022 ITEM NO.: 13 Cont. FILE NO.: Z-9653 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 construction of an accessory dwelling on the R-3 zoned property at 228 Vernon Avenue. The property is comprised of one (1) lot; Lot 13, Block 7, Young's Park Addition. The property is occupied by a two-story brick and frame single family residence within the north half of the property. A concrete driveway is located at the northwest corner of the lot. The driveway extends along the west side of the residence to a parking area in the rear yard area. There is parking for at least two (2) vehicles. A rock ditch extends across the lot within the rear yard area. A pedestrian foot bridge is located across the ditch area. An alley right-of-way is located along the rear (south) property line. The applicant proposes to construct a 544 square foot (16 foot by 34 foot) accessory dwelling structure within the rear yard area. The applicant notes that family members of the property owners will live in the accessory dwelling initially, and that it will be a long-term rental unit later. The existing principal structure is currently a long-term rental unit. The proposed accessory dwelling will be one (1) story in height (19 feet tall). Exterior building materials will be stucco and metal. The accessory structure will be located three (3) feet from the east side property line and 6.9 feet from the west side property line. It will be five (5) feet to nine (9) feet back from the rear (south) property line and over 100 feet back from the front (north) property line. Section 36-156 (a) (2) c. of the City's Zoning Ordinance allows an accessory structure to occupy up to 30 percent of a required rear yard area (rear 25 feet of a lot). The proposed accessory dwelling occupies approximately 49.6 percent of the rear 25 feet of the lot. Therefore, the applicant is requesting a variance from this ordinance requirement, because the lot has a relatively narrow width of 43.9 feet. Staff supports the variance request. Section 36-252 (a) (3) of the City's Zoning Ordinance requires the following with respect to accessory dwellings: 4 February 10, 2022 ITEM NO.: 13(Cont.)FILE NO.: Z-9653 "(3) In the R-2 and R-3 districts, one (1) of the dwelling units must be occupied by the landowner." The applicant is requesting a variance from this requirement as neither dwelling will be occupied by the landowner. The landowner resides approximately three (3) blocks away. Staff supports the variance request. As noted above, there is parking for two (2) vehicles behind the principal structure. Section 36-502 requires a minimum of two (2) parking spaces for the two (2) dwellings. The site conforms with this requirement. The applicant provided responses and additional information to all issues raised during staffs 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 R-3 zoned property at 228 Vernon Avenue. Staff views the request as reasonable. The accessory dwelling use will be compatible with the overall neighborhood, as there are numerous accessory dwellings scattered throughout the area. Staff believes the proposed accessory dwelling will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP to allow an accessory dwelling at 228 Vernon Avenue, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) 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 10 ayes, 0 nays and 1 open position. 5