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HomeMy WebLinkAboutStaff Report for Z-10054December 12, 2024 ITEM NO.: 13 FILE NO.: Z-10054 NAME: Patterson Accessory Dwelling – Conditional Use Permit LOCATION: 2510 S. Chester Street OWNER: Martin & Tracy Patterson (Owner) 2810 S. Chester Street Little Rock, AR 72209 ENGINEER/SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501) 888-5336 AREA: .16-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5 CURRENT ZONING: R-3 VARIANCE/WAIVERS: Variance to allow a reduced side yard setback. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the renovation of an accessory building into an accessory dwelling on the R-3 zoned property. B. EXISTING CONDITIONS: The request is to renovate an existing structure at the rear of the two-story house. This property is in the Central City Planning District. The Land Use Plan shows The Residential Low Density (RL). Surrounding the application area is RL with single family homes and duplexes. December 12, 2024 ITEM NO.: 13 (Cont.) FILE NO.: Z-10054 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. December 12, 2024 ITEM NO.: 13 (Cont.) FILE NO.: Z-10054 3 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 Central City Planning District. The Land Use Plan shows 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. 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-3 to CUP. Accessory Dwelling Surrounding the application area is RL with single family homes and duplexes. December 12, 2024 ITEM NO.: 13 (Cont.) FILE NO.: Z-10054 4 This site is not located in an Overlay District. Master Street Plan: S Chester 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. December 12, 2024 ITEM NO.: 13 (Cont.) FILE NO.: Z-10054 5 Bicycle Plan: S Chester Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources December 12, 2024 ITEM NO.: 13 (Cont.) FILE NO.: Z-10054 6 H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the renovation of an accessory building into an accessory dwelling on the R-3 zoned property. The existing accessory building is approximately 460 square feet in area. The request is to renovate the existing structure at the rear of the two-story house. This property is in the Central City Planning District. The Land Use Plan shows The Residential Low Density (RL). Surrounding the application area is RL with single family homes and duplexes. The applicant proposes to renovate the existing structure at the rear of the property to create a bedroom, bathroom, kitchen, laundry area, dining and sitting area. The accessory dwelling will have its own driveway to allow entrance to the unit from the alley coming off of West 26th Street. The proposed parking on the site will conform to ordinance standards. The proposed accessory structure will 16 feet-8 inches in height. Section 36-156 (2) f. of the City’s Zoning Ordinance requires a minimum side building setback of three (3) feet for accessory structures. The applicant is requesting a variance to allow the existing side setback of 1.7 to 1.8 feet for the existing accessory structure. Staff supports the variance request. Staff is in support of the requested Conditional Use Permit. Staff believes the request is reasonable and that the proposed accessory dwelling 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.