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HomeMy WebLinkAboutZ-5080-A Staff AnalysisJanuary 3, 2019 ITEM NO.: 3 FILE NO.: Z -5080-A NAME: Gro Properties Duplexes — Conditional Use Permit LOCATION: Southeast corner of West 331d Street and Ludwig Street OWNER/APPLICANT: Gro Properties/Sahil Hameerani and Terry Burruss PROPOSAL: A conditional use permit is requested to allow for the construction of three (3) duplexes (one (1) on each of three (3) platted lots) on this R-3 zoned property at the southeast corner of West 33rd and Ludwig Streets. 1. SITE LOCATION: 2. The site is located at the southeast corner of West 33,d Street and Ludwig Street. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning, one-half block west of John Barrow Road. Several approved duplex structures are located on R-3 zoned property to the north along Ludwig Street, with single family residences and vacant lots further north and northwest. Single family residences and vacant lots are located immediately to the south, with a church and commercial uses further south. A commercial building, zoned C-1, is located immediately to the east, with mixed commercial uses located along John Barrow Road. The applicant proposes to construct three (3) duplex structures, one (1) on each of three (3) platted lots. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the John Barrow Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A 10 foot wide paved alley right-of-way is located along the east property line of the lots. The applicant proposes to widen the existing alley to provide a 20 foot wide driveway along the rear (east) property line. Two (2) paved parking spaces to each duplex structure will be located along the west side of this driveway. A new 18 foot wide driveway with two (2) parking spaces will be constructed from Ludwig Street to each of the three (3) duplex structures. Section 36-502 (b)(1) c. of the City's Zoning Ordinance requires a minimum of three (3) parking spaces for each duplex structure (1.5 spaces per unit). The applicant is providing four (4) paved parking spaces for each duplex structure. January 3, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z -5080-A 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS: 1. 33rd Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Ludwig Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of 33rd St. and Ludwig Street. 4. Per Sec. 30-43 (a) (2), driveways should be spaced at least 10 ft. from alleys. The driveway should be constructed as part of the public alley. The driveway should be constructed to a width of 20 ft. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Electric lines are available in the vicinity, but none are currently on the property being developed. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full plan review 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. 2 January 3, 2019 ITEM Na.: 3 Cont. FILE NO.: Z -5080-A 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. Loadin_g 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. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 3 January 3, 2019 ITEM NO.: 3 Cont. FILE NO.: Z -5080-A 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: a This is a block from our route 9 John Barrow. There is no pedestrian infrastructure planned as of now on the street. ® We recommend sidewalks along the length of the property on both streets the property touches. 0 This is especially important for a multi -family housing complex. Planning Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 5, 2018) Terry Burruss and Sahil Hameerani were present, representing the application. Staff presented the application, noting that additional information was needed on exterior building and roof materials to be used and the roof pitch of the duplex structures. Staff also noted that all drives and parking areas needed to be labeled as asphalt or concrete. Side setback requirements were also briefly discussed. The Public Works requirements were discussed, including right-of-way dedication and the rear driveway location with respect to the alley. Mr. Burruss noted that the driveway location would be revised to incorporate the alley right-of-way. After the discussion, the committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the construction of three (3) duplex structures, one (1) on each of the three (3) R-3 zoned lots at the southeast corner of West 33rd and Ludwig Streets. The lots are 4 January 3, 2019 ITEM NO.: 3 (Cont.) FILE NO.: Z -5080-A approximately 47 to 48 feet in width and 138 feet deep. The lots are currently undeveloped. The applicant proposes to construct a 1,724 to 1,780 square foot duplex structure on each of the three (3) lots. Each duplex unit will be approximately 862 to 890 square feet in area, and will contain two (2) bedrooms and 1 Y2 baths. Each duplex structure will be one (1) story in height, with vinyl siding exterior, and an asphalt shingle roof. The roof slopes will be a minimum of four (4) in twelve (12) degrees. Each duplex structure will be located over 25 feet back from the front (west) and rear (east) property lines and at least five (5) feet back from all side property lines. Four (4) parking spaces (two (2) per unit) will be provided to each duplex structure. New asphalt driveways from West 33rd Street and Ludwig Street will serve as access to the duplex structures. The applicant responded to issues raised at Subdivision Committee by providing additional information on the project to staff. The applicant noted on the site plan that all drives and parking will be paved. The applicant also provided information on building materials and design. The revised site plan showed the alley being incorporated into the rear driveway. To staff's knowledge, there are no outstanding issues associated with this application. Staff believes the proposed duplex structures on three (3) lots at the southeast corner of West 33rd Street and Ludwig Street is an appropriate use for this property. The proposed duplex structures will not be out of character with the general area. Other duplexes exist within this subdivision, including the half block across West 33rd Street to the north. Staff believes the proposed duplexes will have no adverse impact on the subdivision or surrounding uses. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 3, 2019) The applicants were present. There were no objectors present. 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 by a vote of 10 ayes, 0 noes and 1 absent.