Loading...
HomeMy WebLinkAboutZ-8753-A Staff AnalysisAugust 30, 2012 ITEM NO.: A FILE NO.: Z-8753-A NAME: Phillips Duplexes — Conditional Use Permit LOCATION: SE corner of Ludwig Street and Raymond Savage Drive (West 41 st Street) OWNER/APPLICANT: Stanley Phillips/Kwendeche, Architect PROPOSAL: A conditional use permit is requested to allow for the construction of a total of two duplex residential structures on these four, R-3 zoned lots. 1. SITE LOCATION: The site is located at the southeast corner of Ludwig Street and Raymond Savage Drive (West 415t Street). 2. COMPATIBILITY WITH NEIGHBORHOOD: There are a number of significant trees on the site but there are no structures remaining. The area is primarily residential but there is a church located across Ludwig Street from the proposed development. A number of new single-family homes have been constructed in this area in recent years. Along John Barrow Road there are residential and non- residential uses. Acts Church owns the property located at West 42"d Street and John Barrow Road. Across John Barrow Road is a rehabilitation facility and a property zoned POD which was approved for Acts Church to build their Little Rock facility but has not developed. Other uses in the area include a daycare center and a strip retail center in the 3800 Block of John Barrow Road. In recent years, CUP's have been approved for duplexes to be built at 32"d and Ludwig and the 4500 block of Ludwig. Those units have been constructed. Staff believes the proposed construction of two duplexes containing a total of four dwellings on these four lots is 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. 3. ON SITE DRIVES AND PARKING: Each unit is required to have 1.5 parking spaces; a total of 3 spaces per duplex. The applicant is proposing to construct typical residential style driveways with two parking spaces per unit; 4 spaces per duplex. The driveways will take access off of Ludwig Street. August 30, 2012 ITEM NO.: A Cont. FILE NO.: Z-8753-A 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: 1. Raymond Savage Drive (41 st 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. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Raymond Savage Drive (41 st Street) and Ludwig Street. 3. Ludwig 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. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Raymond Savage Drive (41st St) including 5-foot sidewalks with planned development. The new back of curb should be located 13 ft from centerline. 5. Sidewalk adjacent of the public streets should be located within the public right-of-way. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveways must not exceed 36 feet. 7. Old driveway curb cut should be removed and replaced with curb and gutter. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. K August 30, 2012 ITEM NO.: A Cont. FILE NO.: Z-8753-A Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. Maintain Access County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 2012) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicants indicated each unit would contain three bedrooms and two bathrooms. The applicants stated the structures would have a vinyl siding exterior and asphalt - shingled, hip roof with gabled dormers above the entries. Staff commented that the elevations provided showed covered entries that were not reflected on the K August 30, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8753-A site plan. The applicants stated that would be corrected to show the covered porches. Public Works and Utility Comments were discussed. The applicant was advised to make a minor change in the driveway design so that the driveways for each unit of the duplexes were separated; eliminating the appearance of a 46-foot wide driveway. The applicant was also advised to relocate the sidewalks to be within the public right-of-way or to dedicate additional right-of-way to include the sidewalk location. The applicants stated those changes would be made. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The property consists of four (4) platted, R-3 zoned lots located at the southeast corner of Ludwig Street and Raymond Savage Drive (West 41st Street). A request to rezone the site from R-3 to PD-R for placement of a single structure containing eight (8) units was filed for the Commission's March 29, 2012 meeting. There was little support for the proposal from staff and the neighborhood. The applicant chose to defer the item and subsequently revised the PD-R application. The revised application was to construct a single duplex structure on each of the four lots. A fourteen (14) space parking lot was proposed to be located behind the structures, with access off of Raymond Savage Drive. The application was heard at the May 10, 2012 Commission meeting. Staff recommended approval of the revised application. There were a number of objectors present who stated the revised proposal was still a multifamily development. The Commission denied the application with a vote of 3 ayes, 6 noes and 2 absent. The applicant did not appeal to the Board of Directors. The applicant has now filed a conditional use permit to allow two (2) duplexes structures on the four (4) lots (a total of four (4) units). The one-story buildings will have vinyl siding. The roof shall be asphalt -shingled with a hip roof profile with a gabled dormers above each entry. Each unit within the duplexes will be 1,170 square feet in area; containing three (3) bedrooms and two (2) bathrooms. Each unit will have two (2) asphalt -paved parking spaces off of Ludwig Street. Concrete sidewalks will provide access to each unit from the street and the parking spaces. A six (6) foot tall wooden privacy fence will be placed along the east (rear) and south (side) perimeters. Building setbacks exceed those established for the R-3 district. Street improvements, including sidewalk, will be installed on both streets abutting the site. 2 August 30, 2012 ITEM NO.: A FILE NO.: Z-8753-A The applicant has responded to issues raised at Subdivision Committee. Additional right-of-way dedication is shown to encompass the new sidewalks. The site plan has been modified to show the covered porches. The driveways have been separated for each unit, creating driveways that are typical for a single or two-family residential property. Duplex A will occupy lots 7 and 8. Duplex B will occupy lots 9 and 10. To staff's knowledge, there are no outstanding issues. The bill of assurance for John Barrow Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 19, 2012) The applicant was present. Aletha Hill, of 3917 Malloy Street, was present but did not indicate either support or opposition. Staff requested deferral of the item to the August 30, 2012 meeting to allow for further discussions with the neighbors. The applicant had agreed to the deferral request. There was no further discussion. The item was placed on the consent agenda and deferred to the August 30, 2012 meeting. The vote was 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan, moving the proposed parking from the front of the property to behind (east side) the proposed duplexes. An access drive from Raymond Savage Drive will serve the parking. Please see attached revised site plan. Staff recommends approval of the revised site plan and CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the staff report and a cross access/parking easement being provided. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had submitted a revised site plan, moving the parking from the front of the property to behind (east side) the proposed duplexes. An access drive from Raymond Savage Drive will serve the parking area. Staff recommended approval of the revised CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report and a cross access/parking easement being provided prior to 5 August 30, 2012 ITEM NO.: A Cont. FILE NO_: Z-8753-A issuance of a building permit. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. n SUBDIVISION COMMITTEE COMMENTS JUNE 27, 2012 ITEM NO.: 5. PHILLIPS DUPLEXES CONDITIONAL USE PERMIT SE CORNER OF LUDWIG AND RAYMOND SAVAGE DRIVE 415T Z-8753-A Planning Staff Comments: 1. The 1907 Bill of Assurance for John Barrow Addition does not address use issues. 2. Provide information on building design; roof and exterior materials, number of bedrooms, etc.... Variance/Waivers: • None requested. Public Works: 1. Raymond Savage Drive (41st 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. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Raymond Savage Drive (41 st Street) and Ludwig Street. 3. Ludwig 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. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Raymond Savage Drive (41st St) including 5-foot sidewalks with planned development. The new back of curb should be located 13 ft from centerline. 5. Sidewalk adjacent of the public streets should be located within the public right-of-way. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveways must not exceed 36 feet. 7. Old driveway curb cut should be removed and replaced with curb and gutter. Utilities and Fire De artment/Coup Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. ITEM NO.: S. (CON'T) Z-8753-A If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. Maintain Access. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: No comments on this two-family application. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Tuesday July 3, 2012. 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 Tuesday July 3, 2012. The City -provided notice form must be used. Proof of notice is to be returned to staff no later than July 13, 2012.