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HomeMy WebLinkAboutZ-9354 Staff AnalysisOctober 4, 2018 ITEM NO.: 5 FILE NO.: Z-9354 NAME: Phillips Duplexes — Conditional Use Permit LOCATION: NE corner of West 39th and Wilder Streets OWNER/APPLICANT: Stanley Phillips, Owner and Applicant PROPOSAL: A conditional use permit is requested to allow for the construction of two duplex residential structures on this R-3 zoned property. The property is to be split, allowing for one duplex on each lot. SITE LOCATION: The property is located at the northeast corner of West 39th and Wilder Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: 3 The property is located near the edge of a residential neighborhood, in an area of mixed uses and zoning. Single family homes are located in the blocks immediately around the site. The residential property directly across Wilder to the west is undeveloped. A large area of city -owned floodway and Boyle Park are located just to the north. To the east are properties zoned 0-3 and C-3. A large private club occupies some of that C-3 zoned property. A Little Rock School District campus (former Wilson Elementary) is located to the south. Staff believes the two proposed duplexes are compatible with uses and zoning in the area. 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. ON SITE DRIVES AND PARKING: Each unit in a duplex requires 1.5 parking spaces; 3 spaces per duplex. The applicant is proposing to provide a total of 3 spaces per unit; 6 spaces per duplex. The parking spaces will be accessed via a single driveway per lot off of Wilder Street. Fifteen feet of yard area will be located between the parking spaces and the front property line. 4. SCREENING AND BUFFERS: No comments. October 4, 2018 ITEM NO.: 5 (Cont. 5. PUBLIC WORKS: FILE NO.: Z-9354 1. Wilder St. 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. Plans should be provided to Public Works for approval of the rerouting of stormwater drainage prior to construction. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation: Sewer Available to this site. Separate service line required for each structure. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. An existing single phase distribution line runs along Wilder Street in front of this development. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection. 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. 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 2 October 4, 2018 ITEM NO.: 5 Cont.) FILE NO.: Z-9354 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 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. Fire H drants 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Regards, Captain Rhodes and Captain Hogue Office: 918-3710 3 October 4, 2018 ITEM NO.: 5 FILE NO.: Z-9354 Building Codes: As per 2012 Arkansas Fire Prevention Code Volume III Residential Construction, Fire and Smoke Separation are required for Duplex construction. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along Colonel Glenn Road, south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to indicate the proposed lot lines and building setbacks on the site plan. Staff stated the required parking for each duplex needed to be located on the same lot as the duplex. The applicant was asked to describe the materials to be used for the parking and driveways and to locate and describe any proposed fencing. Public Works Comments were presented and discussed. The applicant stated any needed right-of-way would be dedicated. Staff asked the applicant to indicate right-of-way dedication on the revised site plan and to label setbacks based on the new property line. Other Agency Comments were noted. The applicant was advised to submit responses by September 19, 2018. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for construction of two duplex -residential structures on R-3 zoned property located at the northeast corner of Wilder Street and platted but undeveloped West 39tn Street. The property consists of a portion of Block 5, Oak Park Addition which will be split into two lots. One duplex and its associated parking will be located on each of the two lots. Il October 4, 2018 ITEM NO.: 5 (Cont.) FILE NO.: Z-9354 The buildings will be one-story in height with a pitched, shingled roof and a vinyl siding exterior. The structures will contain 2,340 square feet of living space; 1,170 square feet per unit. The applicant responded to issues raised at Subdivision Committee and submitted a revised site plan. The proposed lot line between the two lots has been indicated and the parking for each duplex is on the same lot as the duplex it serves. The driveways and parking will be concrete. Any fencing will comply with that allowed in the R-3 residential district. The required right-of-way dedication for Wilder Street has been indicated and building setbacks are shown. All setbacks comply with or exceed the R-3 district requirements. The northern duplex is oriented to Wilder Street. The southern duplex has a front oriented into the site and a rear oriented to the platted but undeveloped West 39th Street right- of-way. Staff believes the proposed duplexes are an appropriate use for the site. The proposed building design is compatible with the design of homes in the immediate area. The plans for rerouting of stormwater drainage will be submitted to Public Works for review and approval prior to building permit submittal. The applicant states no bill of assurance for Oak Park Addition was available. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: The lot split must be completed and properly recorded prior to submittal of a building permit. 2. Compliance with the comments and conditions outlined in Sections 5 and 6 of agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 5 October 4, 2018 ITEM NO.: 6 FILE NO.: Z-9355 NAME: Phillips Duplexes — Conditional Use Permit LOCATION: Mid Block, east side of the 3400 Block of Longcoy Street OWNER/APPLICANT: M. E. Seckt, Pulaski Choice, McAlmont Acquisition: Owners Stanley Phillips: Authorized Agent PROPOSAL A conditional use permit is requested to allow for the construction of two duplex residential structures on this R-3 zoned site. The property consists of 3 lots which will be replatted as 2 lots with one duplex on each lot. 1. SITE LOCATION: The property is located mid -block, on the east side of the 3400 Block of Longcoy Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in the John Barrow neighborhood, near a point where the residential properties abut the commercially zoned properties along John Barrow Road. The properties immediately around the site are primarily occupied by smaller one-story, frame, single-family residences. A church is located to the southeast, at 35th and Tatum. Two duplex residential structures are located to the northwest, at 34th and Longcoy. A vacant lot is adjacent to the south. Staff believes the proposed duplexes are compatible with uses and zoning in the area. 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 in a duplex requires 1.5 parking spaces; 3 spaces per duplex. The applicant is proposing to provide a total of 3 spaces per unit; 6 spaces per duplex. The parking spaces will be accessed via a single driveway per lot off of Longcoy Street. Fifteen feet of yard area will be located between the parking spaces and the front property line. October 4, 2018 ITEM NO.: 6 (Cont.) _ FILE NO.: Z-9355 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS: 1. Longcoy 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. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Water: Sewer Available to this site. Separate service line required for each structure. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Electrical facilities are in the area, but will need to be extended to service points for each structure. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection. 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. i► October 4, 2018 ITEM NO.: 6 (Cont. Loading FILE NO.: Z-9355 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 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 padlock unless they are capable entry tools or when a key bo; installed at the gate location. ie locked with a padlock or chain and of being opened by means of forcible containing the keys to the lock is 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. 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. 3 October 4, 2018 TEM NO.: 6 (Cont. FILE NO.: Z-9355 Building Codes: Asper 2012 Arkansas Fire Prevention Code Volume III Residential Construction, Fire and Smoke Separation are required for Duplex construction. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: A RRM bus route is located along John Barrow Road, west of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to indicate the proposed lot lines and building setbacks on the site plan. Staff stated the required parking for each duplex needed to be located on the same lot as the duplex. The applicant was asked to describe the materials to be used for the parking and driveways and to locate and describe any proposed fencing. There was then a discussion related to the orientation of the southern duplex. It was ultimately determined that the structure should be rotated so that the front of the duplex faced to the north, into the site. Staff stated that arrangement would provide more of a rear yard to rear yard relationship with the lot to the south, should that adjacent lot ever develop with a residence. Public Works Comment was presented and discussed. The applicant stated any needed right-of-way would be dedicated. Staff asked the applicant to indicate right-of-way dedication on the revised site plan and to label setbacks based on the new property line. Other Agency Comments were noted. The applicant was advised to submit responses by September 19, 2018. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for construction of two duplex residential structures on R-3 zoned properties located on the east side, mid -block of the 3400 Block of Longcoy Street. The site CI October 4, 2018 ITEM NO.: 6 (Cont. FILE NO.: Z-9355 consists of three platted lots which will be recombined into two lots with one duplex structure and its associated parking on each of the two lots. The buildings will be one-story in height with a pitched, shingled roof and vinyl siding exterior. The structures will contain 2,340 square feet of living space; 1,170 square feet per unit. The applicant responded to issues raised at Subdivision Committee and submitted a revised site plan. The proposed lot lines for the two -lot recombination have been indicated and the parking for each duplex is on the same lot as the duplex it serves. The driveways and parking will be concrete. Any fencing will comply with that allowed in the R-3 residential district. The required right-of-way dedication for Longcoy Street has been indicated and building setbacks are shown. All setbacks comply with or exceed the R-3 district requirements. The northern duplex is oriented to Longcoy Street. The southern duplex has a front oriented into the site and a rear oriented to the rear of the vacant lot adjacent to the south. Staff believes the proposed duplexes are appropriate for the site. The proposed building design is compatible with the design of homes in the immediate area. The plat/bill of assurance for John Barrow Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: The lot recombination must be completed and properly recorded prior to submittal of a building permit. 2. Compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 5