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Home My WebLink AboutZ-9984 Staff Report 060424June 13, 2024 ITEM NO.: 34 FILE NO.: Z-9984 NAME: MW Enterprises, LLC – PD-R LOCATION: 2500 W. 18th Street DEVELOPER: MW Enterprises, LLC 3734 Slauson Avenue Las Angeles, CA 90043 OWNER/AUTHORIZED AGENT: MW Enterprises, LLC 3734 Slauson Avenue Las Angeles, CA 90043 SURVEYOR/ENGINEER: Tucker Land Surveying PO Box 1021 Cabot, AR 72023 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: R-4 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone a 0.16 acre site from R-4 to PD-R to construct a two-family residence (duplex) in the front portion of the property, and detached garage that will contain a third unit in the rear portion of the property. The property is located within the Central High Neighborhood Overlay District. B. EXISTING CONDITIONS: The site is undeveloped and mostly grass covered. Properties in the general area contain a mixture of zoning and uses in all directions. June 13, 2024 ITEM NO.: 34 (Cont.) FILE NO.: Z-9984 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Since primary vehicular access to the proposed garages in the backyard will be from the existing public alley running west to east from Jones Street to the north property line of the lot, the public alley will be required to be reconstructed and improved to City standards from Jones Street to the northeast corner of the lot’s property. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. 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. Multi-Family Residential Developments As per Appendix D, Section D106.1 of the 2021 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. 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 June 13, 2024 ITEM NO.: 34 (Cont.) FILE NO.: Z-9984 3 As per Appendix D, Section D106.2 of the 2021 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. 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 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. 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: No comments received. Rock Region Metro: No comments received. June 13, 2024 ITEM NO.: 34 (Cont.) FILE NO.: Z-9984 4 Planning Division: The request is in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-4 to PD-R with a duplex and accessory dwelling. Note: Accessory dwellings require there own address. Surrounding the application area are residential uses in Residential Low-Density (RL) areas. To the west, alternating parcels are two Planned Development- Residential (PD-R) locations. This district permits residential projects of any density with no mix of other uses. This site is not located in an Overlay District. Master Street Plan: West 18th Street is a Local Street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant is proposing to rezone a 0.16 acre site from R-4 to PD-R to construct a two-family residence (duplex) in the front portion of the property, and detached garage that will contain a third unit in the rear portion of the property. The property is located within the Central High Neighborhood Overlay District. June 13, 2024 ITEM NO.: 34 (Cont.) FILE NO.: Z-9984 5 The site is undeveloped and mostly grass covered. Properties in the general area contain a mixture of zoning and uses in all directions. The two-family residence (duplex) and the detached garage containing the third unit in the rear will be accessed from the alley along the rear property line. Since primary vehicular access to the proposed garages in the backyard will be from the existing public alley running west to east from Jones Street to the north property line of the lot, the public alley will be required to be reconstructed and improved to City standards from Jones Street to the northeast corner of the property. Building setbacks for duplex will be twenty-five (25) feet from the front (south) property line, 5.4 feet from the side property lines and over twenty-five (25) feet from the rear property line. The building setback for the third unit will be 17.2 feet from the rear (north) property line, 5.4 feet from the side (east) property line and over three (3) feet from the west property line. The separation between the duplex and the third unit is sufficient. Each duplex unit fronting W. 18th Street will contain two (2) bedrooms and two (2) bathrooms. The third unit at the rear of the property will contain one (1) bedroom and one (1) bathroom. On-site parking accessed from the alley in the rear of the property shows parking for as many as five (5) vehicles – two (2) in the garage, two (2) in the driveway, and one (1) on the parking pad. The applicant notes five (5) additional parking spaces are available in the front of the property on W. 18th street bringing the total parking spaces to ten (10). The applicant is not proposing any signage at this time. Any future signage must comply with Section 36-551 (signs permitted in residential one- and two-family zones). Staff is supportive of the requested PD-R rezoning. The applicant is requesting no variances with this application. The proposed development will not be out of character in size with other residential developments within the surrounding properties in the area. The applicant has constructed and owns two (2) additional PD-R developments on the same block which also has access from the alley in the rear of the properties. Staff feels the minor increase in traffic will be minimal and the proposed development will have no adverse impact on the surrounding properties. June 13, 2024 ITEM NO.: 34 (Cont.) FILE NO.: Z-9984 6 I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-R rezoning, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report.