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Home My WebLink AboutPC Minutes for Z-10079 111424November 14, 2024 ITEM NO.: 19 FILE NO.: Z-10079 NAME: University District Development Corporation (UDDC) #4 Duplexes – Conditional Use Permit LOCATION: 4400/4408 West 24th Street OWNER: UDDC 2801 South University Avenue Little Rock, AR 72204 ENGINEER/SURVEYOR: Edward Lofton Engineering/Surveying 15415 Oak Crest Little Rock, AR 72206 AREA: .32-acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the construction of two duplex structures on R-3 zoned property. B. EXISTING CONDITIONS: The site contains two (2) vacant lots with a total of 13,720 square feet (6,860 each lot). The request is in the I-630 Planning District. The Future Land Use Plan shows RL for the requested area. November 14, 2024 ITEM NO.: 19 (Cont.) FILE NO.: Z-10079 2 C. NEIGHBORHOOD COMMENTS: 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: No comments. 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 comments. 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. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 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. November 14, 2024 ITEM NO.: 19 (Cont.) FILE NO.: Z-10079 3 Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 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 2021 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. 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 all dwelling units are equipped November 14, 2024 ITEM NO.: 19 (Cont.) FILE NO.: Z-10079 4 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: Rock Region Metro: No comments received. Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows 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 for a CUP to build Duplexes. November 14, 2024 ITEM NO.: 19 (Cont.) FILE NO.: Z-10079 5 Surrounding the application area are single family residences interspersed with vacant lots. This site is not located in an Overlay District. Master Street Plan: West 24th 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. November 14, 2024 ITEM NO.: 19 (Cont.) FILE NO.: Z-10079 6 Bicycle Plan: West 24th Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of two duplex structures on R-3 zoned property. The site contains two (2) vacant lots with a total of 13,720 square feet (6,860 each lot). The request is in the I-630 Planning District. The Future Land Use Plan shows RL for the requested area. The proposed duplex structures will be approximately 1,640 square feet in area (820 square feet per unit) and approximately eighteen (18) feet in height. The proposed duplexes comply with all building setback requirements. The University District Development Corporation (UDDC) is a non-profit organization that helps low to moderate income families buy houses as well as rent. This is one of ten (10) applications to build duplexes in the Midtown area. The homes are being funded by the City Home Grant Program. The applicant proposes to construct a shared driveway from West 24 th Street. The driveway will access six (6) parking spaces, three (3) for each Duplex. The proposed parking complies with ordinance requirements. Any site lighting must be low-level and directed away from adjacent properties. The applicant notes that Pulaski County Public Records shows a bill of assurance that is dated 1907, which does not prohibit duplexes. Staff is in support the requested Conditional Use Permit. The applicant is requesting no variances. Staff believes the request is reasonable and that the proposed duplex is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit request, subject to compliance with comments and conditions noted in paragraph E and the staff analysis of the agenda staff report. November 14, 2024 ITEM NO.: 19 (Cont.) FILE NO.: Z-10079 7 PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved.