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HomeMy WebLinkAboutZ-9422 Staff AnalysisJune 20, 2019 ITEM NO.: 6 FILE NO.: Z-9422 NAME: Peer Duplex — Conditional Use Permit LOCATION: 107 S. Valentine Street OWNER/APPLICANT: Alvin and Gwendolyn Peer Revocable Trust/ Pat McGetrick PROPOSAL: A conditional use permit is requested to allow construction of a duplex structure on the R-3 zoned lot at 107 S. Valentine Street. 1. SITE LOCATION: The site is located on the east side of S. Valentine Street, approximately 150 feet south of West Markham Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominantly zoned R-3 with single family residences. However, there is a scattering of accessory dwellings, duplexes and multi -unit residential buildings throughout this neighborhood south of West Markham Street. The applicant proposes to construct a duplex residence on this site. The proposed duplex use is compatible with uses in the area. Notice of public hearing was sent to the Capitol View — Stifft Station Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A paved alley right-of-way is located along the rear (east) property line. The applicant proposes to install four (4) paved parking spaces within the rear yard area, adjacent to the alley right-of-way. The parking spaces will be 25 feet deep and accessed directly from the alley right-of-way. Section 36-502 (b) (1) c. of the City's Zoning Ordinance requires a minimum of three (3) parking spaces for the proposed duplex use. The proposed plan complies with this requirement. 4. SCREENING AND BUFFERS: No Comments. June 20, 2019 ITEM NO.: 6 {font ] FILE NO.: Z-9422 5. PUBLIC WORKS: 1. The rear alley is passable and neighboring properties take access from the rear alley. Access is suggested off rear alley. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Water: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. There are overhead lines along the alley (east). Contact Entergy in advance to discuss electrical service requirements, 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 OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Full plan review 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. 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. 2 June 20, 2019 ITEM NO.: 6 Cont.] FILE NO.: Z-9422 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: Recommend adding a sidewalk from street to building. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Pat McGetrick was present, representing the application. Staff presented the application. Staff noted that parking for the proposed duplex needed to be in the rear yard area and accessed from the existing paved alley right-of-way. Staff noted that the front building setback needed to be compatible with the other residential lots to the north and south. Public Works concurred with staff's request for parking and access. Mr. McGetrick noted that he would confer with his client and attempt to revise the parking and access plan as requested. There being no further issues for discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the construction of a duplex structure on the R-3 zoned lot at 107 S. Valentine Street. The property is located on the east side of S. Valentine Street, approximately 150 feet south of West Markham Street. The property consists of one (1) platted single family lot which is currently undeveloped and grass covered. The property has a slight slope downward from north to south. The applicant proposes to construct one (1) duplex structure on the property. The duplex structure will be one (1) story in height with approximately 2,200 square feet of floor space. Each duplex unit will be approximately 1,100 square feet in size. The duplex structure will be located approximately 29 feet back from the front (west) property line and approximately 45 feet back from the rear (east) property line. The duplex will be located 5.6 feet back from the north and south side property lines. Four (4) paved parking spaces will be located within the rear yard area, with access from the existing alley right-of-way. A fenced rear yard area will be provided for each duplex unit. The duplex structure will have an exterior of brick and siding. The roof pitch will be approximately 6/12 maximum. 3 June 20, 2019 ITEM NO.: 6 (Cont. FILE NO.: Z The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows the required parking in the rear yard area with access from the alley right-of-way, which was the only issue raised. To staffs knowledge, there are no outstanding issues associated with this application. Staff believes that the proposed duplex structure located on this property at 107 S. Valentine Street is an appropriate use for this property. The property is located in an area that contains a mixture of single family homes, accessory dwellings, duplexes and multiple unit residential structures. Staff believes the proposed duplex use and structure will be compatible with the overall neighborhood area. All proposed building setbacks conform to ordinance standards. The proposed duplex should have no adverse impact on the adjacent properties or the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 20, 2019) 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 8 ayes, 0 noes and 3 absent. 4