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HomeMy WebLinkAboutStaff Report for Z-9771April 13, 2023 ITEM NO.: 3 FILE NO.: Z-9771 NAME: Acklin Accessory Dwelling – Conditional Use Permit LOCATION: 516 S Oak Street DEVELOPER: 65X, LLC Cole Acklin 815 Technology Drive Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Cole Acklin (Owner) 704 S Oak Street Little Rock, AR 72205 103320 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.13 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 5 CENSUS TRACT: 48.01 CURRENT ZONING: R-3 VARIANCE/WAIVERS: Variance to all both dwelling units to be rented. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow the use of an existing ancillary structure of 616 S. Oak Street as an accessory dwelling unit. The property is located within an R-3 Single-Family District, which allows for accessory dwelling units with a conditional use permit. April 13, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9771 2 B. EXISTING CONDITIONS: The property is in a primarily residential area, with R-3 single-family residential zoning encompassing the structures at 516 S. Oak Street. Directly to the west of this property the zoning is R-4 two-family district and is adjacent to the proposed accessory dwelling unit. 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 comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 April 13, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9771 3 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. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Dead Ends Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 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 April 13, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9771 4 road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. The 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 allows manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaced 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. 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. 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. April 13, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9771 5 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 Codes: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow the use of an existing ancillary structure of 516 S. Oak Street as an accessory dwelling unit. The property is located within an R-3 Single-Family District, which allows for accessory dwelling units with a conditional use permit. The property is in a primarily residential area, with R-3 single-family residential zoning encompassing the structures at 516 S. Oak Street. Directly to the west of this property the zoning is R-4 two-family district and is adjacent to the proposed accessory dwelling unit. Both structures which reside on the property will be used as rental units. According to the property owner and utility documentation, the property has been used as two separate living units since at least 2002. According to Section 36-252 (a)(3) of the city’s zoning ordinance, one (1) of the dwelling units must be occupied by the landowner. The applicant is requesting a variance from this ordinance requirement, as both dwellings will be rental units. Staff supports the variance request. April 13, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9771 6 Staff finds that the request for a conditional used permit to use the ancillary structure at 516 S. Oak Street as an accessory dwelling unit as reasonable and compatible with the surrounding neighborhood. I. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis, of the agenda staff report.