HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 061522Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501 )371A790 Fax: (501 )399-3435
June 15, 2022
Paul Page Dwellings
Paul Page Wilson
P. O. Box 1501
Marta, TX 79843
Re: File No. Z-9653-A
MEO, LLC — PRD
Dear Mr. Wilson:
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 9, 2022:
Approved with conditions.
X Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for July 19, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12th Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectfully,
Monte Moore
Development Administrator
June 9, 2022
ITEM NO.: 10 FILE NO.: Z-9653-A
NAME: MEO, LLC — PRD
LOCATION: 228 Vernon Avenue
DEVELOPER:
MEO, LLC
521 Appianway Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
MEO, LLC (Owner)
Paul Page Wilson (Agent)
Paul Page Dwellings, LLC
P.O. Box 1501
Marfa, TX 79843
SURVEYORIENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.18 acres
WARD: 3
CURRENT ZONING
VARIANCEIWAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 9
R-3 (Single -Family District)
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 48
On February 10, 2022, the Planning Commission approved a conditional use permit to
allow an accessory dwelling to be constructed within the rear yard area of the property.
June 9, 2022
ITEM NO.: 10 Cont. FILE NO.: Z-9653-A
it was not disclosed at the time of the hearing that the existing primary structure is a
duplex. The City's Zoning Ordinance does not allow an accessory dwelling in conjunction
with a duplex as a conditional use permit.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is requesting a rezoning from R-3, Single -Family District to PRD,
Planned Residential Development to allow for an existing duplex with a one-story
accessory dwelling at 228 Vernon Avenue. There will be a total of three (3)
dwellings on the property.
B. EXISTING CONDITIONS:
There is an existing two-story, brick and frame duplex with a basement on the north
portion of the property with an access drive extending from Vernon Avenue. A
graveled parking area is in the rear yard adjacent to the duplex. The rear portion
of the property contains a rock ditch with a pedestrian walking bridge for crossing.
South of the pedestrian bridge is the area designated for the accessory dwelling.
C. NEIGHBORHOOD NOTIFICATIONS:
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: No Comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Enter : No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No Comment.
Fire Department:
Maintain Access:
Fire Hydrants.
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June 9, 2022
ITEM NO.: 10(Coil!.) FILE NO.: Z-9653-A
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.
One- or Two -Family Residential Developments.
As per Appendix D, Section 13107.1 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 received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Planninq Division:
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June 9, 2022
ITEM NO.: 10 Cont. FILE NO.: Z-9653-A
The request is in the 1-630 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. 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. The
application is to rezone from Single Family District (R-3) to Planned Development
Residential (PD-R) District for the future development of a duplex with an
accessory residential structure on the site (3 units).
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from the site. 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
land is primarily zoned Single Family District (R-2) land with a few tracts zoned
Two -Family District (R-4). There is an existing developed single-family subdivision
around the application area.
Master Street Plan: To the east is Vernon Avenue and it is a Local Street on the
Master Street Plan. 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".
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: Built c. 1930 in the English Revival architectural style,
the existing structure on the applicant property is a Contributing historical resource
to the Capitol View Neighborhood Historic District, listed on the National Register
of Historic Places. The addition of a detached rear accessory structure to the site
does not pose potential negative effects to the primary structure as a historical
resource within the district.
H. ANALYSIS:
The applicant is requesting a rezoning from R-3, Single -Family District to PRD,
Planned Residential Development to allow for an existing duplex with a one-story
accessory dwelling at 228 Vernon Avenue. There will be a total of three (3)
dwellings on the property.
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June 9, 2022
ITEM NO.: 10 Cont. FILE NO.- Z-9653-A
There is an existing two-story, brick and frame duplex with a basement on the north
portion of the property with an access drive extending from Vernon Avenue. A
graveled parking area is in the rear yard adjacent to the duplex. The rear portion
of the property contains a rock ditch with a pedestrian walking bridge for crossing.
South of the pedestrian bridge is the area designated for the accessory dwelling.
The site plan shows parking for four (4) vehicles behind the principal structure.
Section 36-502 requires a minimum of four (4) 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 staffs knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
PRD zoning.
Staff is supportive of the requested rezoning to allow an accessory dwelling and
duplex on the property at 228 Vernon Avenue. Staff views the request as
reasonable. The proposed uses will be compatible with the overall neighborhood,
as there are numerous accessory dwellings scattered throughout the area. Staff
believes the proposed use will have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD rezoning, subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
in the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 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, 0 absent and 1 open position.
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