HomeMy WebLinkAboutStaff Report for Z-10080November 14, 2024
ITEM NO.: 20 FILE NO.: Z-10080
NAME: University District Development Corporation (UDDC) #5 Duplex – Conditional
Use Permit
LOCATION: 2301 South Elm 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: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3
VARIANCE/WAIVERS: Variance to allow a reduced rear building setback.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
B. EXISTING CONDITIONS:
The site contains a 5,000 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows RL for the requested area.
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ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
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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
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ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
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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.
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
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ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
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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:
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 for a
Duplex.
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ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
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Surrounding the application area and to the north are single family residences
interspersed with vacant lots. To the east of the site are former businesses in a
small commercial use area.
This site is not located in an Overlay District.
Master Street Plan:
South Elm 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.: 20 (Cont.) FILE NO.: Z-10080
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Bicycle Plan:
South Elm 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
a duplex structure on R-3 zoned property.
The site contains a 5,000 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows RL for the requested area.
The proposed duplex structure will be approximately 1,640 square feet in area (820
square feet per unit) and approximately eighteen (18) feet in height.
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 driveway from Elm Street, at the southwest
corner of the property. The driveway will access three (3) parking spaces in the
front yard area. The proposed parking complies with ordinance requirements.
Any site lighting must be low-level and directed away from adjacent properties.
Section 36-255 (d) (3) of the City’s Zoning Ordinance requires a minimum rear
setback of 25 feet for structures in R-3 zoning. The applicant is requesting a
variance to allow a rear setback of 5.7 feet. Staff is supportive of the requested
reduced rear setback, as the existing lot is only 100 feet deep.
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. Staff believes the request
is reasonable and that the proposed duplex is appropriate for this location.
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
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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.