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HomeMy WebLinkAboutPC Minutes for S-1961April 11, 2024 ITEM NO.: 6 FILE NO.: S-1961 NAME: Lots 11A and 11B, Block 24, Centennial Addition – Replat LOCATION: 1504 Bishop Street DEVELOPER: Moore Broadway, LLC 2900 Percy Machin Dr. North Little Rock, AR 72114 OWNER/AUTHORIZED AGENT: Moore Broadway, LLC – Owner Holloway Engineering – Agent SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: .16-acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: R-3 VARIANCE/WAIVERS: 1. Variance for reduced lot width. 2. Variance for reduced lot area. 3. Variance for lot width-to-depth ratio. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to replat Lot 11, Block 24, Centennial Addition into two (2) lots for single family residential development. The property is located at 1504 Bishop Street and is zoned R-3. April 11, 2024 ITEM NO.: 6 (Cont.) FILE NO.: S-1961 2 B. EXISTING CONDITIONS: The property is currently undeveloped and mostly grass covered. A paved alley is located along the rear (west) property line. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property abutting the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Change note 5 on replat to read “Wastewater disposal will be by Little Rock Water Reclamation Authority.” 2. Label width of existing private alley easement or right of way. 3. For future building permits, any future driveway access for the future residential structures from the public right of way or private alley will be required to meet City driveway standards in City Code Sec. 30-43 (a) (2) and City standard details PW-30 and PW-31. Any variances from these standards will require a waiver approval from the Director of Planning and Development Department. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 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. April 11, 2024 ITEM NO.: 6 (Cont.) FILE NO.: S-1961 3 Locate Fire Hydrants as per Appendix C of the 2021 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. The Little Rock Fire Department, Capt. Tony Rhodes (501) 918-3757, needs to evaluate this site to determine whether additional public and/or private fire hydrants will be required. The installation of any new fire protection facilities will be at the expense of the project developer. Contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Subject to change at any time upon field evaluation. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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 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. 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. April 11, 2024 ITEM NO.: 6 (Cont.) FILE NO.: S-1961 4 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. 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. April 11, 2024 ITEM NO.: 6 (Cont.) FILE NO.: S-1961 5 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 Fire Marshal Derek N. Ingram 501-918- 3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to replat Lot 11, Block 24, Centennial Addition into two (2) lots for single family residential development. The property is located at 1504 Bishop Street and is zoned R-3. The property is currently undeveloped and mostly grass covered. A paved alley is located along the rear (west) property line. The proposed lot sizes are as follows: Lot 11A – 25 feet by 140.6 feet (avg.) 2,515 square feet (0.081 acre) Lot 11B – 25 feet by 140.18 feet (avg.) 3,504 square feet (0.080 acre) Section 36-255 (d) (4) of the City’s Zoning Ordinance requires a minimum lot area of 5,000 square feet and a minimum lot width of 50 feet for lots in R-3 zoning. Section 31-232 (b) of the City’s Subdivision Ordinance states that no residential lot shall be more than three (3) times as deep as it is wide. The applicant is requesting April 11, 2024 ITEM NO.: 6 (Cont.) FILE NO.: S-1961 6 variances from these Ordinance requirements to allow the replat/lot split as requested. Staff is supportive of the requested replat/lot split to allow for the construction of two (2) single family homes. There are examples of other small lots, lot splits and lot recombinations within this general area. Staff believes that the replat request is reasonable. I. STAFF RECOMMENDATION: Staff recommends approval of the requested replat, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (APRIL 11, 2024) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item remained on the Consent Agenda for Approval. The vote was 11 ayes, and 0 nays. The application was approved.