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HomeMy WebLinkAboutZ-9498 Staff AnalysisMarch 12, 2020 ITEM NO.: 6 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-9498 Phillips Duplexes — Conditional Use Permit Mid -block, east side, 4400 block of Malloy Street Samantha Duelmer/Stanley Phillips PROPOSAL: A conditional use permit is requested to allow the construction of two duplexes on property zoned R-3. 1. SITE LOCATION: The site is located on the east side of Malloy Street between West 44th Street and West 46th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This property is situated mid -block on the east side of Malloy Street. This area is characterized by residential uses, primarily single-family. About one-third of the lots on this two -block section of Malloy Street are undeveloped; however, the properties abutting this parcel are all developed with residences. Malloy Street is two blocks west of John Barrow Road. This site is also less than a quarter mile north of Colonel Glenn Road. Duplex residential units would be compatible with both the commercial and residential development in the vicinity. Notice of the public hearing was sent to the John Barrow Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The proposed development would have a shared driveway 20-feet in width situated near the midpoint of the lot frontage along Malloy Street. This driveway would connect to an eight -space parking area, dividing four spaces to each side of the maneuvering area. Per the zoning ordinance, 1.5 spaces are required for each dwelling unit, the 8 proposed spaces exceed the standard. 4. SCREENING AND BUFFERS: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at March 21, 2020 ITEM NO.: 6 (Cont.) FILE NO.: least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-way. Provide screening shrubs with an average linear spacing of not less than three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: Malloy 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 Water Reclamation Authority: Sewer available to this site. Separate service required for each building. 2 units per building service line is allowed. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. 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 comments received. 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. 2 March 21, 2020 ITEM NO.: 6 (Cont.) FILE NO.: 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. Loadinq 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. r)pari Fnrlc 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 3 March 21, 2020 ITEM NO.: 6 FILE NO.: Z-9498 8. Electric gate operators, where provided, shall be listed in accordance with U L 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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: 1. 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. 2. 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 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. Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner to coordinate review: Curtis Richey at 501.371.4724 cricheyalittlerock. gov or Steve Crain at 501.371-4875 scrain(ablittlerock.gov 7. TRANSPORTATION/PLANNING. County Planning: No comments received. Rock Region METRO: No comments received. 52 March 21, 2020 ITEM NO.: 6 (Cont. Planning Division: No comments received. FILE NO.: Z-9498 SUBDIVISION COMMITTEE COMMENT: (February 19, 2020) The applicant was present. Staff introduced the item and requested a platted access easement be added to the final plat for the property. A request was also made to consider additional landscaping on the property to enhance the residential appear and diminish the visual impact of the parking area. Lastly, the applicant was reminded of the requirement for notification of property owners. Public works brought up the requirement for dedication of 25-feet of right-of-way from the centerline of Malloy Street. Landscape comments included the perimeter planting strip required along any side of a vehicular use area abutting adjoining property or the right-of-way of any street. One tree and three shrubs must be planted for each 30 linear feet of planting strip and the strip must be a minimum of 9 feet in width. Other comments were generally noted. The applicant was advised to respond to comments and issues by February 26, 2020. The item was forwarded by the committee for consideration by the planning commission. STAFF ANALYSIS: Development within the R-3 district must comply with the following development standards: Front yard setback of not less than 25-feet Side yard setback of no less than 10% of the average lot width, but not to exceed 8-feet • Rear yard setback of not less than 25 feet ® Building height of no greater than 35 feet The proposed duplexes would be in compliance with the development standards. The applicant has indicated he intends to construct two-story buildings each containing two dwelling units. As noted, the number of parking spaces provided exceeds the minimum. 5 March 21, 2020 ITEM NO.: 6 (Cont. FILE NO.: Z-9498 The applicant will provide additional right-of-way for Malloy Street and intends to exceed the required landscaping within the perimeter planting strip. A handful of duplexes have been approved through the conditional use process in the John Barrow neighborhood. Staff is supportive of this request as it is not out of character with the residential nature of the vicinity. STAFF RECOMMENDATION. - Staff recommends approval of the requested CUP to allow the construction of two duplexes on the property subject to compliance with the comments and conditions outlined in Sections 4, 5, and 6 of the agenda staff report. PLANNING COMMISSION ACT (MARCH 12, 2020) The applicant was present. There were no registered 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 7 ayes, 0 noes, and 4 absent.