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Home My WebLink AboutZ-9653 Staff Report 010622February 10, 2022 ITEM NO.: 5 FILE NO.: Z-9653 NAME: MEO, LLC – Accessory Dwelling – Conditional Use Permit LOCATION: 228 Vernon Avenue DEVELOPER: Paul Page Dwellings, LLC P.O. Box 1501 Marfa, TX 79843 OWNER/AUTHORIZED AGENT: MEO, LLC 521 Appianway Street Little Rock, AR 72205 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-2 (Single-Family District) VARIANCE/WAIVERS: 1. One (1) of the dwelling units must be occupied by landowner [36-252(a)(3)]. 2. Accessory building or structure occupying more than 30 (thirty) percent of the required rear yard [36-152(a)(2)(c)] February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-9653 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the placement of a one-story accessory dwelling at 228 Vernon Avenue. B. EXISTING CONDITIONS: There is an existing two-story, brick framed residence with a basement on the property with an access drive extending from Vernon Avenue. A graveled parking area is located in the rear yard adjacent to the residence. In the rear portion of the property contains a rock ditch, a pedestrian walking bridge exists for crossing. South of the pedestrian bridge is a dedicated alley. 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. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-9653 3 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 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. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-9653 4 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 received. 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. ANALYSIS: The applicant proposes to construct a 544 square feet, one-story single-family dwelling to create a residence for aging family members. The applicant notes the building may also be leased similar to the two-story primary residence in the absence of family member(s). Access to the residence will be provided by an alley in the rear of the property. The applicant proposes to provide one (1) parking space behind the house on an existing concrete pad parallel to the dwelling along the alley. The proposed accessory dwelling will comply with all ordinance required setbacks. The proposed setbacks leave ample room for decks, porches, steps, etc. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-9653 5 The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed CUP. Staff is supportive of the requested conditional use permit to allow two (2) multi- sectional manufactured homes on two (2) lots at 7815 Barret Road. Staff views the request is reasonable. The applicant has removed two (2) older manufactured homes from the property. Staff does not feel that the new manufactured homes will be out of character with the overall area. There is single-wide manufactured home located across Barrett Road at 7812 Barrett Road, with another single-wide manufactured home to the north at 8007 Barrett Road. Staff believes that the proposed manufactured homes will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow for the placement of two (2) double-wide manufactured homes (one per Lot), subject to the following conditions: February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-9653 6 1. Compliance with the comments and conditions noted in paragraph E, and the staff analysis, of the agenda report. 2. Compliance with the manufactured home minimum siting standards as noted in Section 36-254(d)(5) of the code. 3. A replat subdividing the property into two (2) lots must be completed prior to locating the manufactured homes on the property.