HomeMy WebLinkAboutStaff Report for Z-9755February 9, 2023
ITEM NO.: 3 FILE NO.: Z-9755
NAME: HCS Inc. Duplexes – Conditional Use Permit
LOCATION: Northwest corner of West 46th Street and Foster Street
DEVELOPER:
HCS Inc.
PO Box 46074
Little Rock, AR 72214
OWNER/AUTHORIZED AGENT:
HCS Inc – (Owner)
Jess Griffin – Griffin Engineering (Agent)
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Jess Griffin – Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
AREA: 1.64-acre NUMBER OF LOTS: 9 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the
construction of nine (9) duplex structures on nine (9) lots (one (1) per
lot) at 4524 Foster Street, Lots 10 through 18, Block 13, Euclid Place
Addition.
B. EXISTING CONDITIONS:
The property is located within a residential neighborhood which contains mostly
single-family dwellings and some commercial structures. The site is currently
February 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9755
2
developed containing a dwelling with a garage out building and perimeter fencing.
The site is mostly open with large lawn areas to the south and east adjacent to the
dwelling.
C. NEIGHBORHOOD NOTIFICATION:
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. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site clarification
of requirements prior to commencing work. Failure to do so can result in
removal of any improperly placed concrete or asphalt at the expense of the
owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. Boundary street improvements are required per master street plan for a local
street along West 46th Street and Weldon Avenue. Boundary street
improvements shall include, but not be limited to, reconstruction of one-half
section of the abutting street if the existing street is not up to city standards.
Repair, replace, or extend existing damaged, missing, and noncompliant curb
and gutter, sidewalk, access ramps or concrete driveway aprons within the
public right-of-way adjacent to the site. Remove abandoned driveway cuts
and replace with curb, gutter, and sidewalk. All work within the public right-of-
way shall conform to City of Little Rock Public Works Standard Details and
ADA guidelines.
4. Additional right of way shall be dedicated to the City of Little Rock per master
street plan for a local street along West 46th Street and Weldon Avenue for
half-street improvements. Total right of way required from centerline of street
is 25 feet.
5. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired
by the responsible party prior to the issuance of a certificate of occupancy.
6. Obtain Traffic Control (barricade) permits prior to doing any work on city
streets or in the right-of-way. Contact Traffic Engineering at 501-379-1800 for
more information.
February 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9755
3
7. A grading permit might be required prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
8. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
9. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A- 4-I-2 (A-B).
10. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
11. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure shall be submitted to Department engineering staff prior to
recording of the final plat. Before the 50% maintenance bond can be
accepted, a contract unit bid price for every street and stormwater
infrastructure construction item within the public right of way shall be
submitted to Department engineering staff for review and approval.
12. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted to the Department of Planning and
Development Engineering Division prior to recording of the final plat. This
information shall include but not limited to pipe inverts, length of pipe, size of
pipe, type of pipe, and type of inlets.
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ITEM NO.: 3 (Cont.) FILE NO.: Z-9755
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13. Per City Code 31-206 (f), “Property line corners at street intersections shall be
rounded with a radius of at least twenty (20) feet.”
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. The Little Rock Fire Department needs to evaluate this site
to determine whether additional public and/or private fire hydrant(s) will be
required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
14. If a fire hydrant is required on Weldon Ave or if fire sprinklers are
required in the duplexes a water main extension will be required
on Weldon Ave. They will be installed at the Developer's expense.
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.
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ITEM NO.: 3 (Cont.) FILE NO.: Z-9755
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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 t wo-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.
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 CODES/LANDSCAPE:
Building Code: No comments Received.
Landscape: No Comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
February 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9755
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Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
nine (9) duplex structures on nine (9) lots (one (1) per lot) at 4524 Foster Street,
Lots 10 through 18, Block 13 Euclid Place.
The property is located within a residential neighborhood which contains mostly
single-family dwellings and some commercial structures. The site is currently
developed containing a dwelling with a garage out building and perimeter fencing.
The site is mostly open with large lawn areas to the south and east adjacent to the
dwelling.
The applicant proposes to develop the 1.64 acre “L” shaped area which is bordered
to the east by Foster Street, to the south by West 46th Street, and west by Weldon
Street with a single-family lot to the north. The site plan show a single 2,348 square
foot duplex structure on each platted lot at two (2) stories in height.
The duplex structures will be located 25 feet back from the front property lines,
5 feet from the side property lines and 25 feet back from the rear property lines. All
proposed setbacks will conform with Section 36- 255 (R-3 zoning standards) of the
City’s Zoning Ordinance. The building heights are not to exceed 35 feet.
The applicant is proposing that each unit have a single car garage centered in the
front of the structure with paved access drives connecting to the adjacent Weldon
and Foster streets. The garage space within the duplex and proposed paved
driveways will provide parking for two (2) vehicles per unit. Section 36-502 requires
a minimum of three (3) parking spaces for each duplex. The parking as proposed
will be sufficient to serve the development.
No new fencing is proposed for the development.
No dumpster is proposed for the site and trash will be collected using standard City
of Little Rock garbage collection.
There is no signage proposed for the development.
Any site lighting must be low-level and directed away from the adjacent properties.
To staff’s knowledge, there are no outstanding issues associated with this
application. The property is designated as “RL” Residential Low Density per the
City’s Future Land Use Plan. Staff believes the proposed duplex structures located
at 4525 Foster Street are appropriate uses for this property and not be out of
character with the general area.
February 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9755
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Staff is supportive of the requested conditional use permit to allow the duplex
development with the following boundary street improvements to be included:
1. Construction of one-half street improvements for each abutting street if the
existing street, is not up to city standards.
2. Repair, replace, or extend existing damaged, missing, and noncompliant curb
and gutter, sidewalk, access ramps or concrete driveway aprons within the
public right-of-way adjacent to the site.
3. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk.
All work within the public right-of-way shall conform to City of Little Rock Public
Works Standard Details and ADA guidelines.
4. Additional right of way shall be dedicated to the City of Little Rock per the
Master. Street plan for a local street along West 46th Street and Weldon
Avenue for half-street improvements. Total right of way required from
centerline of street is 25 feet.
Staff believes the proposed duplexes will have no adverse impact on the
residentially zoned properties or other surrounding uses. The applicant is
requesting no variances with the proposed development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in paragraphs D, and E, and the staff analysis,
in the agenda staff report.