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HomeMy WebLinkAboutZ-9328 Staff AnalysisNO.: Z-932 NAME: 39th and Stannus Short -form PD-R LOCATION: Located North of West 39t" Street between Stannus Road and Wilder Street DEVELOPER: Stanley Phillips 6204 Sandy Lane Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Tommy Thomas, Owner Stanley Phillips, Agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.13-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 —Boyle Park CENSUS TRACT: 24.06 CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: R-3, Single-family Single-family residential .M Duplex — 4 buildings, 8 total units VARIANCEMAIVERS: A waiver of the boundary street ordinance requirements to the abutting streets. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting to rezone the property from R-3, Single-family District to PD-R, Planned Development Residential, to allow the development of four (4) buildings of duplex housing on the site. The new buildings are proposed containing FILE NO.: Z-9328 (Cont. approximately 2,300 square feet. The applicant indicates the buildings will be one-story, with a flat reinforced concrete slab, a thermal insulated wood -farmed structure clad with vinyl siding and contain vinyl clad thermal glazed windows with a hip roof clad with asphalt shingles. The site has not been previously platted and is one (1) parcel of property. The applicant is proposing to subdivide the property into four (4) lots to allow the development of the four (4) duplex buildings. The applicant is seeking a waiver of the boundary street ordinance requirements to widen the abutting streets and not install the required curb, gutter and sidewalk. B. EXISTING CONDITIONS: The site is heavily wooded located at the dead ends of Stannus Street and Wilder Street. There are single-family homes located on separate parcels to the north and south of the proposed duplexes on Stannus Road. There is a single-family home located to the north of the proposed duplexes on Wilder Street. The streets abutting the site are narrow streets with no curb and gutter or sidewalk in place. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of West 39th Street and Wilder Street. 2. All driveways shall be concrete aprons per City Ordinance. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to West 39th Street including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from center of the street. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Stannus Street including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from center of the street. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Wilder Street including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from the center of the street. 2 FILE NO.: Z-932$(Cont.) E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority_ Sewer available to this site. Retain any existing sewer easements. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There are existing single phase, overhead power lines on the west side of Stannus, on the east side of Wilder and on the south side of 39th Streets in the vicinity of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A main line extension may be required for this project. Fire Department: 1. Full Plan Review — Maintain Access 2. 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 3 FILE NO.: Z-9328 (Cont.) fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. 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. 4. 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. 5. 30' Tall Buildings -Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention, Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 6. 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. 7. 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: 0 FILE NO.: Z-9328 Cont. 1. 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 allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces 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. 10. Multi -Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. a. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 b. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. 8. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire 5 FILE NO.: Z-9328 (Cant. F N Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: Project is a duplex and duplex occupancies are required to be separated by 1 hour fire walls and smoke walls in the attic space. All overhands are required to be included in the fire separation. For clarification contact commercial plans examiner Curtis Richey at 501.371.4724 or crichey a@1ittlerock,gov. Landscape: No comment- Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro route. Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan Residential Low (RL) for this property. The Residential Low Density category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for rezoning from R-3 (Single Family District) to PDR (Planned Development Residential) to allow four (4) duplexes on a single lot. Master Street Plan: South of the property is West 39th Street and it is shown as a Local Street on the Master Street Plan. East of the property is Wilder Street and it is shown as a Local Street on the Master Street Plan. West of the property is Stannus Street and it is shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. [Q FILE NO.: Z-9328 (Cont.) H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018) The applicant was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated due to the use of the property as multi -family street improvements to the abutting streets was required. Staff stated the new back of curb should be located 13-feet from the center of the street. Staff stated a 20-foot radial dedication of right of way was required at the intersection of West 39th and Wilder Streets. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS The applicant submitted a revised site plan to staff addressing some of the technical issues associated with the request raised at the June 6, 2018, Subdivision Committee meeting. The request is to rezone the property from R-3, Single-family District to PD-R, Planned Development Residential, to allow the development of four (4) buildings of duplex housing on the site. The new buildings are proposed containing approximately 2,300 square feet. The applicant indicates the buildings will be one-story, with a flat reinforced concrete slab, a thermal insulated wood -framed structure clad with vinyl siding and contain vinyl clad thermal glazed windows with a hip roof clad with asphalt shingles. The site is currently one (1) tract and was not previously subdivided into lots. The applicant is proposing to subdivide the development into four (4) lots and construct a new duplex building on each of the lots. Each lot is proposed with a single driveway and six (6) parking spaces. Parking for multi -family is typically based on one (1) parking space per unit. A duplex unit would typically require the placement of three (3) parking spaces. A minimum setback of 35-feet from the street right of way is proposed. There is a minimum of five (5) foot side yard setback on each lot. The lots along Stannus Street are indicated with a 9-foot 6-inch side yard setback from the side property lines. The buildings located on West 39th Street are indicated with a minimum side yard setback of 24-feet. The applicant has indicated right of way dedications per the Master Street Plan will be provided. The applicant is requesting a waiver of the required street improvements to the abutting streets. The applicant states in his follow-up letter he has developed several similar projects within close proximity to this site and has not be required to install the boundary street improvements nor has the applicant been required to seek a waiver of the requirements from the Planning Commission or the Board of Directors. He stated within the City of Little Rock VA FILE NO.: Z-9328 boundaries this site is somewhat remote and the streets are not well traveled. He stated Stannus and Wilder Streets are dead end streets into Boyle Park which is a positive enhancement to this quiet rural -like setting. In staff's opinion since the project is a single lot and the applicant is proposing to replat the lot into four (4) lots the boundary street ordinance is indeed triggered and the improvements are required. Based on the applicant's request for the waiver of the required boundary street improvements staff is not supportive of the applicant's request. The boundary street ordinance was put in place to allow for orderly growth and street construction. The lack of right-of-way dedication and associated roadway and drainage improvements can result in costly relocation of utilities, and costly redesign and reconstruction of roadway and drainage improvements. Lack of roadway and drainage improvements may result in inadequate access to abutting property, traffic congestion, unsafe traffic operations, and otherwise adversely affect the safety and general welfare of the City. J. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 28, 2018) Mr. Stanley Phillips was present representing the request. Staff presented an overview of the item stating they were not is support of the applicant's request for a waiver of the boundary street ordinance requirements for the abutting streets. Staff stated the streets were substandard streets and did not provide the minimum paving required for fire access. Staff stated at a minimum the streets should be brought into a standard which would allow for proper emergency access. Mr. Phillips addressed the Commission stating his request was similar to his previous development requests. He stated he bought the property not knowing the property was a single tract of land and had not been platted. He stated the owner indicated the site was platted as nine (9) lots. He stated it did not make sense to add curb, gutter and sidewalk to the property. He stated the streets were a dead-end into the park. He stated the streets would never go through to West 36th Street. Mr. Phillips stated there was no traffic in this area. He stated the development would provide adequate parking on -site and there would be no need for street parking. He stated the new duplexes would add value to the area. He stated he was opposed to the street improvements because there was no benefit to the public with the installation of the curb, gutter and sidewalk. Mr. Karl Benz addressed the Commission in opposition of the request. He stated his home was surrounded by the development. He stated this was a quiet neighborhood. He stated it was important to provide families with safe streets and safe environment to live. He stated the homes in the area were quaint homes. He stated the mix of housing types was what made safe neighborhoods. He stated non -single-family homes would FILE NO.: Z-9328 (Cont. cause property values to decline. He stated additional cars in the area would increase traffic on the narrow streets. He stated it was important to provide children with areas of play both inside and outside the home. He stated if the streets were widened then this would change the environment of the area. He stated the children of the area were building memories and friendships. He stated he did not want the development approved and felt the approval of the development would cause an adverse impact on the children of the area. Mr. Phillips stated not everyone could afford a home at certain times in their life. He stated this offered those who could not afford a home an option to a nice place to live and have amenities that homeownership would offer. He stated he was going to include landscaping and shutters on the new units. He stated he was going to develop the new units to look more like a single-family home. Mr. Phillips stated staff had approached him concerning the placement of asphalt on the street to increase the street widths to 20-feet of pavement. He stated he was agreeable to placing the additional asphalt but did not want to install the sidewalk, curb and gutter. Staff questioned if Mr. Phillips was amending his application to include the additional paving. Mr. Phillips stated he was amending his application to include the additional paving. The Commission questioned staff if they were now supportive of the request based on the amendment. Staff stated they were supportive of the application. A motion was made to approve the request including all staff recommendations and comments. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. �67 ITEM NO.: 19, Z-9328 NAME: 39th and Stannus Short -form PD-R LOCATION: located North of West 39th Street between Stannus Street and Wilder Street Plannina Staff Comments: 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 13, 2018. The Office of Planning and Development must receive the proof of notice no later than June 22, 2018. Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of West 39th Street and Wilder Street. 2. All driveways shall be concrete aprons per City Ordinance. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to West 39th Street including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from center of the street. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Stannus Street including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from center of the street. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Wilder Street including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from the center of the street. Utilities/Fire DepartmentlParkslCounty Planning: Little Rock Water Reclamation Authority: Sewer available to this site. Retain any existing sewer easements. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There are existing single phase, overhead power lines on the west side of Stannus, on the east side of Wilder and on the south side of 39th Streets in the vicinity of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. ITEM NO.: 19. Z-9328 Centerpoint Energx: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A main line extension may be required for this project. Fire Department: 1. Full Plan Review — Maintain Access 2. 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. 3. 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. 4. 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. 5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the ITEM NO.: 19. Z-9328 0 7 intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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: 1. 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 allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces 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. ITEM NO.: 19. Z-9328 10. Multi -Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. a. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 b. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. 8. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: Project is a duplex and duplex occupancies are required to be separated by 1 hour fire walls and smoke walls in the attic space. All overhands are required to be included in the fire separation. For clarification contact commercial plans examiner Curtis Richey at 501.371.4724 or crichevglittlerock.gov Landscape: No comment. Transportation/Pla n n i n A: Rock Region Metro: The site is not located on a dedicated Rock Region Metro route. Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan Residential Low (RL) for this property. The Residential Low Density category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) ITEM NO.: 19. Z-9328 units per acre. The applicant has applied for rezoning from R-3 (Single Family District) to PDR (Planned Development Residential) to allow four (4) duplexes on a single lot. Master Street Plan: South of the property is West 39th Street and it is shown as a Local Street on the Master Street Plan. East of the property is Wilder Street and it is shown as a Local Street on the Master Street Plan. West of the property is Stannus Street and it is shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 13, 2018.