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HomeMy WebLinkAboutZ-9776 Staff Report ITEM NO.: 6 FILE NO.: Z-9776 NAME: Gray Accessory Dwelling – Conditional Use Permit LOCATION: 421 S. Maple Street DEVELOPER: Joseph Gray 5601 Tall Pine Blvd Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Joseph Gray (Owner) 5601 Tall Pine Blvd Little Rock, AR 72204 SURVEYOR/ENGINEER: Hope Consulting 117 S. Market Street Benton, AR 72015 AREA: 0.20 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: The applicant is requesting a variance for a reduced front yard setback of 38 feet. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow the use of the proposed 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. B. EXISTING CONDITIONS: The property is in a primarily residential area, with R-3 single-family residential zoning encompassing the structures at 421 Maple Street. Directly to the east of this property, there are three properties that have PD-R zoning classifications. 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: All construction work must include appropriate drainage and erosion control measures (i.e., silt fencing, mulching hydro-seeding, etc.) to protect the municipal storm water drainage system and neighboring properties from sediment runoff. New developments may be subject to inspections for compliance. An engineering report and analysis of the site grading and drainage may be required with application of the building permit for the accessory structure for Department engineering staff’s verification that the increase in stormwater runoff from the accessory structure will not adversely affect nearby properties to their detriment. This report will also show how the increase in stormwater runoff will be handled, where the discharge location will be, and the quantity of discharge for each design storm event at a minimum. 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 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. 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: 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 Marshals 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 a proposed ancillary structure of 421 S. Maple 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 421 Maple Street. Directly to the east of this property, there are three properties that have PD-R zoning classifications. The applicant is requesting to construct a 24 foot by 32-foot accessory dwelling structure on the north side of the existing residence. The structure will be set back approximately 38 feet from the front (west) property line. Section 36-156 (a)(2) c. of the city’s zoning ordinance requires a minimum front setback of 60 feet for accessory structures. Therefore, the applicant is requesting a variance to allow the reduced front setback. Staff supports the requested variance. The proposed structure will comply with all other setback requirements. The proposed accessory structure will be two (2) stories in height, with a garage below and a dwelling unit on the second floor. The structure will have exceeded a building height of approximately 21 feet. Staff finds that the request for a conditional use permit to use the ancillary structure at 421 S. Maple 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 D, 103320 E, and the staff analysis, of the agenda staff report.