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Home My WebLink AboutZ-9797 Staff Report ITEM NO.: 7 FILE NO.: Z-9797 NAME: J & R Properties Accessory Dwelling – Conditional Use Permit LOCATION: 106 Ridgeway Drive DEVELOPER: J & R Properties Carl R. Breece P.O. Box 251710 Little Rock, AR 72225 OWNER/AUTHORIZED AGENT: Matthew Brixie (Agent) P.O. Box 251710 Little Rock, AR 72225 SURVEYOR/ENGINEER: Vernon Williams GarNat Engineering, LLC 3825 Mt. Carmel Road Bryant, AR 72022 AREA: 0.24 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 5 CENSUS TRACT: 15.02 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 106 Ridgeway Drive 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 106 Ridgeway. Two lots to the west of this property the zoning is R-4 two-family district, but the area along Ridgeway (north of Markham) is zoned R-3 single-family residential. 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 comments received. 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. 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 road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: Minimum gate width shall be 20 feet. Gates shall be of swinging or sliding type. Construction of gates shall be of material that allow manual operation by one person. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 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. 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. Locking device specifications shall be submitted for approval \by the fire code official Electric gate operators, where provided, shall be listed in accordance. 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. If you have any additional questions please contact our office. . Contact Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N Ingram (501) 918-3756. 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 106 Ridgeway Drive 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 occupied by a two-story residential structure, located within the west half of the property. The applicant proposes to construct a second single-family structure within the east half of the property to serve as the principal dwelling. The existing structure will serve as the accessory dwelling. The property is located within the Hillcrest Design Overlay District. All new construction must conform with all Hillcrest DOD standards. The property is in a primarily residential area, with R-3 single-family residential zoning encompassing the structures at 106 Ridgeway. Two lots to the west of this property the zoning is R-4 two-family district, but the area along Ridgeway (north of Markham) is zoned R-3 single-family residential. 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. Staff finds that the request for a conditional use permit to use the ancillary structure at 106 Ridgeway Drive 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.