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HomeMy WebLinkAboutZ-5860-A Staff AnalysisSeptember 14, 2017 ITEM NO.: 4 FILE NO.: Z -5860-A NAME: Phillips Duplexes — Conditional Use Permit LOCATION: NE corner of West 41st and Holt Streets O\AINER/APPLICANTi Ray Walker/Stanley Phillips PROPOSAL: A conditional use permit is requested to allow for construction of two duplex residential structures on this vacant, R-3 zoned property. The property consists of three lots which will be replatted into two lots. 2 3 SITE LOCATION: The site is located at the NE corner of West 41st and Holt Streets, on the western side of the John Barrow Addition. COMPATIBILITY WITH NEIGHBORHOOD - The property is located on the edge of a single family neighborhood. Single family residences are located to the north and east. Marginal single family structures are located directly to the south. A CUP was approved to convert the residence at 42nd and Holt into a duplex several years ago. Kiwanis Park is located across Holt Street to the west. Allowing the proposed new duplexes, which is only a slight increase in the existing density, should be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow Neighborhood Association. ON SITE DRIVES AND PARKING: Each duplex is required to have three parking spaces (1 Y2space per unit). The applicant is proposed to construct a single driveway on each lot with four parking spaces per lot (2 spaces per unit). 4, SCREENING AND BUFFER& No comments. September 14, 2017 ITEM NO-: 4 (Cont.) FILE NO.: Z -5860-A 5. PUBLIC WORKS: Holt 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. 6- UTILITY, FIRE DEPT. AND CATA COMMENTS. - Little Rock Water Reclamation Authority: Sewer Available to this site, across Holt Street. Separate service connection required for each building (2 units per building). Entergy: Entergy does not object to this proposal. A single phase power line exists near the rear of this property and another one exists on the north side of West 40th Street. Neither are in conflict with the proposed development. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: CAW has no objection to the Conditional Use Permits for the subject meeting. Fire Department: No comment received. Contact Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Building Codes: 2012 Arkansas Fire Prevention Code required fire wall separation of structures depending on distance between structures. Code review of this issue is required. County Planning: No comments - 7. TRANSPORTATION AND PLANNING'. Rock Region METRO: a) METRO serves this location on nearby route 9 -John Barrow. This location will be included in the Links service area. The current plan does not include sidewalks; we request they be included for transit pick up. Completing the portion of 41st St indicated in the ROW on the plan would provide Links access to the furthest dwelling from Holt Street. 2 September 14, 2017 ITEM NQ: 4 (Cont.) FILE NO.: Z -5860-A Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (AUGUST 23, 2017) Stanley Phillips and Kwendeche were present representing the application. Staff presented the item and noted little additional information was needed. In response to a question, Mr. Phillips stated each unit would have three bedrooms. He stated each structure would be 2,348 square feet in size with each unit being 1, 170 square feet. Staff noted 41 st Street was a platted but undeveloped right-of-way. Staff asked if both structures could be turned so that they were oriented toward Holt Street, rather than having one oriented to 41st and one to Holt. Mr. Phillips responded that the desired duplex size would not allow for that orientation since the overall property was 145 feet in width and duplexes were 66 feet wide. Public Works and other agency comments were noted. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS The vacant property located at the N E corner of West 41 st and Holt Streets is comprised of three R-3 zoned lots. In 1994, a conditional use permit was approved to allow for construction of a church and related parking lot on the site. That development did not occur. The current applicant is requesting approval of a CUP to allow for construction of two duplex residential structures on the site. The property will be replatted into two lots with one structure on each lot. The structures will each be 2,340 square feet in size with each dwelling unit containing 1, 170 square feet. Each dwelling unit will contain three bedrooms. The structures will be one-story, vinyl siding with hip roof clad with asphalt shingles. The northern duplex will be oriented to Holt Street. The southern duplex will be oriented to West 41 st Street which is a platted but undeveloped right-of-way. The orientation of the southern -structure, with its side facing Holt Street, is not ideal but it should have no impact on other properties. In an area with a more clearly established block face of similarly oriented structures, it would be more of a consideration. In this case, the entire western side of Holt Street is occupied by a wooded area of a city park, Kiwanis Park. The house to the north is oriented to 3 September 14, 2017 ITEM NO.: 4 (Cont.). FILE NO.: Z -5860-A 40th Street. Across the undeveloped 41st Street right-of-way to the south, the three (3) residences face Holt Street. The applicant has a desired house plan he wishes to use. That house plan will not allow for orientation of both structures to Holt Street since the property is 145 feet wide. A minor three foot rear yard variance is proposed for the southern duplex. Each lot will have one driveway with two parking spaces per unit, four spaces per lot. Staff believes the addition of the duplexes will be positive for this area. To staff's knowledge, there are no outstanding issues. The 1907 plat/bill of assurance for John Barrow's Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. 2. The lots are to be replatted into two lots with one duplex on each lot, prior to issuance of a building permit. PLANNING COMMISSION ACTION: (SEPTEMBER 14,2017) The applicant was present. There were no objectors present. A letter of support from the John Barrow Neighborhood Association had been delivered to the Commissioners. Staff informed the Commission that, due to required right-of-way dedication, the structures had been moved slightly towards the rear of the property, resulting in a rear yard setback of seventeen (117) feet for the southern structure. Staff recommended approval of the application 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 9 ayes, 0 noes and 2 absent. 2 SUBDIVISION COMMITTEE COMMENTS AUGUST 23, 2017 ITEM NO.: 4 PHILLIPS DUPLEXES CONDITIONAL USE PERMIT NE CORNER OF WEST 41 ST AND HOLT (Z -5860-A) Planning Staff Comments: 1 . The 1907 plat/bill of assurance for John Barrow's Addition does not address use issues 2. Provide number of bedrooms per unit 3. Since W 4 Is' is not an open street, can both structures be oriented to Holt Street? 4. The property will need to be re -platted into 2 lots with one duplex structure on each lot prior to applying for a building permit. 5. Provide correct square footage of each structure (cover letter indicates 3,600 sq. ft.). Variance/Waivers: * None requested Public Works: 1. Holt 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. Utilities and Fire Department/County Planning: Little Rock Water Reclamation Authority: Sewer Available to this site, across Holt Street. Separate service connection required for each building (2 units per building). Entergy: Entergy does not object to this proposal. A single phase power line exists near the rear of this property and another one exists on the north side of West 40th Street. Neither are in conflict with the proposed development. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received AT&T: No comments received Central Arkansas Water: CAW has no objection to the Conditional Use Permits for the subject meeting. ITEM NO.: 4. (CON'T) (Z -5860-A) Fire Department: No comment received. Contact Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Building Codes: 2012 Arkansas Fire Prevention Code required fire wall separation of structures depending on distance between structures. Code review of this issue is required. County Planning: No comments Rock Region METRO: a) METRO serves this location on nearby route 9 -John Barrow. This location will be included in the Links service area. The current plan does not include sidewalks; we request they be included for transit pick up. Completing the portion of 41 " St indicated in the ROW on the plan would provide Links access to the farthest dwelling from Holt St. Planning Division: No comments Landscgpe: No comments Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, August 30, 2017. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday August 30, 2017. The City provided notice form must be used. Proof of notices is to be provided to staff no later than September 8, 2017.