Z-5559 Staff AnalysisJune 30, 1992
ITEM NO.: A FILE NO.: Z-5559
NAME: Park Lane PRD - Planned Residential District
LOCATION: NE corner of East 15th Street at Park Lane
DEVELOPER:
YOUR HOME, INC.
P. O. Box 341
Mabelvale, AR 72103
455-0103 or 455-0919
AREA• 14,000 sq. ft.
ENGINEER•
ROARK, PERKINS, PERRY
713 West 2nd Street
Little Rock, AR 72201-2287
501-372-0272
NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: MDR PROPOSED USES: Planned Residential District
PLANNING DISTRICT: 8
CENSUS TRACT• 4
VARIANCES REOUESTED: None
STATEMENT OF PROPOSAL:
NAME: Central City
The subject project is located at the northeast corner of East
15th Street and Park Lane. This is a proposal to construct to
buildings of wood frame on a site with twelve parking spaces,
two of which will be handicapped accessible. The two buildings
will be identical with mirrored image east to west elevations.
Each building contains four residential units, two are ground
floor units consisting of approximately 900 square feet each.
The upper level consists of two single bedroom apartments,
approximately 620 square feet each. All units are equipped
with full kitchen and bath. The units will be owned by
Your Home, Inc. and rented for private residential usage.
A. PROPOSALIRE VEST:
This application is a planned residential district as
permitted within the Central Little Rock zoning ordinance
area. The subject property of 14,000 square feet
accommodates the eight units at a density which is a
little more than duplex density. The project will place
upon this vacant weed lot, some residential housing which
will be valuable to the immediate area. Also, it will
potentially serve the new law school immediately north
across Interstate 630.
1.
June 30, 1992
SUBDIVISION
ITEM NO.: A Continued FILE NO.: Z-5559
B. EXISTING CONDITIONS:
This tract of land is principally flat with a slight grade
to the east. The adjacent property to the north is the
Interstate 630 right-of-way, with pedestrian access to the
north and MacArthur Park. Lying to the south and west are
existing single family dwellings, many of which have been
recently renovated. Most of the property in the immediate
area is mix of medium density residential and low density
single family.
C. ENGINEERING COMMENTS:
Provide an additional 9 feet of right-of-way for the street
on the west side because the current right-of-way is
deficient. Provide curb and gutter and sidewalk on Park
Lane. Provide repair of curb and gutter and construct
sidewalk on East 15th Street.
D. ISSUES/LEGALITECHNICAL/DESIGN:
The Planning staff's review of this proposal reveals the
following areas which will require attention. The plan
should be quantified as to the number of units, parking and
other space relationships. Elevations of the buildings
should be provided reflecting both texture and form. There
is a need for a specific site landscape plan, although, the
existing layout offers sufficient area for placement.
Identify all structural elements such as stairs and columns
not now noted on the plan. Show treatment of open land area
outside landscaping and hard surfacing such as lawn.
E. ANALYSIS:
The Planning staff's view of this proposal is that the
design, site and use are entirely appropriate. This
location lends itself well to a medium density type of
residential development given the character of the land
area to the east and north, which is principally the
rights-of-way of interstate highways. This proposal has
been and continues to be under review by the Historic
District Commission and staff. At this time, there does not
appear to be a problem with the architecture since the firm
designing the structure has placed an emphasis on
compatibility with existing residential buildings in the
area. Molly Satterfield for our staff will offer comments
later. However, the Historic District Commission will not
view this plan until after the Planning Commission.
2
June 30, 1992
SUBDIVISION
ITEM NO.: A Continued FILE NO.: Z-5559
F. STAFF RECOMMENDATIONS:
Staff recommends approval of this planned residential
district subject to resolution of the several items noted
above.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 30, 1992)
The applicants and architect were in attendance. The Committee
discussed this proposal with the architect at length. It was
determined that many of the issues raised by staff have been
resolved or were being worked upon. The only issue of
significance was the additional right-of-way identified by Public
Works in order to provide the minimum street width for Park Lane.
The Committee and staff as well as the Public Works' person
present felt that the dead end street, probably would not need
the additional right -o€ -way. The improvements, however, were
pointed out as needed. The architect was instructed if he
desired to pursue the waiver of the 9 foot right-of-way
dedication. The item would need to be forwarded to the Board of
Directors along with the PRD application, and he should make such
a formal request.
PLANNING COMMISSION ACTION:
(MAY 19, 1992)
The staff reported to the Commission that staff discussions with
the architect and the Historic District Commission representative
requires a deferral of this item until June 30. The Planning
Commission placed the matter on the Consent Agenda for deferral.
The deferral was approved by a vote of 10 ayes, 0 nays and
1 absent.
SUBDIVISION COMMITTEE COMMENT: (JUNE 11, 1992)
The applicant was not in attendance. Planning staff presented
the Historic District's comments as reported by Molly
Satterfield. The several items specifically required as a
modification of the plan are:
1. The driveway serving the parking lot off East 15th Street
should be provided a 22 foot driveway dimension from the
back of one curve to other.
2. The south edge of the proposed parking area should be
heavily screened to a width and height sufficient to screen
the parking and vehicle area from the area to the south.
June 30, 1992
SUBDIVISION
ITEM NO.: A (Continued) FILE NO.: Z-5559
3. The parking lot should be shifted to the north in such a
fashion as to provide the curb line of the parking lot
along the north property line.
4. As a result of the movement of the parking, a variance from
the City Beautiful Commission will be required to modify the
landscape requirement.
5. The south line of the parking lot should be at least 20 feet
from the south property line.
Additional items reported to the Committee by staff which require
resolution are as follows:
1. The 9 feet of right-of-way required for Park Lane.
2. Curb, gutter and sidewalk on Park Lane
3. Repair curb, gutter and sidewalk on East 15th Street.
4. Provide detail landscape plan for the entire site,
giving height, type and spacing of materials.
5. Modify site plan to include all of the amendments
suggested by the Historic District Commission.
After a brief discussion of the several items noted above, the
Committee passed this matter to the full Commission for a final
resolution.
PLANNING COMMISSION ACTION: (JUNE 30, 1992)
The staff offered an update on this application since the item
was deferred from a previous Planning Commission meeting for
purposes of presenting the item to the Historic District
Commission. The report of this commission has been received, and
there were several design items presented to the Subdivision
Committee for review. The staff and Subdivision Committee found
no fault with the several recommendations. It was felt that
these changes would only enhance the quality of the environment
of this project.
Mr. Scott Evans, representing the architectural firm for this
project, made a brief presentation and updated the Commission on
the site plan. Mr. Evans pointed out the several changes and
offered no further comment on the several variances from
ordinance standards. A brief discussion followed and there were
no objectors in attendance. A motion was made to recommend to
4
June 30, 1992
SUBDIVISION
ITEM NO.: A Continued FILE NO.: Z-5559
the City Board the approval of this planned residential district
as revised, including comments of the Historic District
Commission. A vote on the motion was 9 ayes, 0 nays and
2 absent.
AT)T)FNT)TTM
Planning staff discussed with the applicant after the
their intent to pursue the two variances requested at
Committee level. Mr. Scott Evans of the architectural
indicated that they desired to continue their variance
for the 9 foot street dedication on Park Lane and the
improvements.
9
meeting
Subdivision
f irm
request
sidewalk
f*
1. Meeting Date: July 21, 1992
2. Case No.: Z-5559
3. Request: To approve a planned residential district for Park
Lane PRD.
4. Location: NE corner of East 15th Street at Park Lane
5. Owner/Applicant: Your Home, Inc.
6. Existing Status: Zoned Medium Density Residential (MDR)
7. Proposed Use: To construct eight (8) apartment units.
8. Staff Recommendation: Approval of the revised plan as
approved by the Historic District Commission.
9. Planning Commission Recommendation: As recommended by the
staff subject to the Board's approval of the several
variances.
10. Conditions_ or Issues Remaining to be Resolved: Two
variances dealing with the improvement of Park Lane by the
construction of sidewalks and the dedication of an
additional 9 feet of right-of-way for Park Lane.
11. Right -of -Way Issues: Park Lane Right -of -Way deficient with
respect to the Master Street Plan for a local residential
street requires 9 feet of right-of-way.
12. Recommendation Forwarded With: A vote of 9 ayes, 0 nays and
2 absent.
13. Objectors: There were none in attendance at the Commission
meeting; however, three persons were in attendance at a
previous meeting.
14. Neighborhood_ Plan: Central City District No. 8
FILE NO.• Z-5559
NAME: Park Lane PRD - Planned Residential District
LOCATION: NE corner of East 15th Street at Park Lane
DEVELOPER: ENGINEER:
YOUR HOME, INC. ROARK, PERKINS, PERRY
P. O. Box 341 713 West 2nd Street
Mabelvale, AR 72103 Little Rock, AR 72201-2287
455-0103 or 455-0919 501-372-0272
AREA: 14,000 sq. ft. NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: MDR PROPOSED USES: Planned Residential District
PLANNING DISTRICT: 8
CENSUS TRACT• 4
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
NAME: Central City
The subject project is located at the northeast corner of East
15th Street and Park Lane. This is a proposal to construct to
buildings of wood frame on a site with twelve parking spaces,
two of which will be handicapped accessible. The two buildings
will be identical with mirrored image east to west elevations.
Each building contains four residential units, two are ground
floor units consisting of approximately 900 square feet each.
The upper level consists of two single bedroom apartments,
approximately 620 square feet each. All units are equipped
with full kitchen and bath. The units will be owned by
Your Home, Inc. and rented for private residential usage.
A. PROPOSAWREQUEST:
This application is a planned residential district as
permitted within the Central Little Rock zoning ordinance
area. The subject property of 14,000 square feet
accommodates the eight units at a density which is a
little more than duplex density. The project will place
upon this vacant weed lot, some residential housing which
will be valuable to the immediate area. Also, it will
potentially serve the new law school immediately north
across Interstate 630.
1
FILE NO.: Z-5559 (Continued)
B. EXISTING CONDITIONS:
This tract of land is principally flat with a slight grade
to the east. The adjacent property to the north is the
Interstate 630 right-of-way, with pedestrian access to the
north and MacArthur Park. Lying to the south and west are
existing single family dwellings, many of which have been
recently renovated. Most of the property in the immediate
area is mix of medium density residential and low density
single family.
C. ENGINEERING COMMENTS:
Provide an additional 9 feet of right-of-way for the street
on the west side because the current right-of-way is
deficient. Provide curb and gutter and sidewalk on Park
Lane. Provide repair of curb and gutter and construct
sidewalk on East 15th Street.
D. ISSUES LEGAL TECHNICAL DESIGN:
The Planning staff's review of this proposal reveals the
following areas which will require attention. The plan
should be quantified as to the number of units, parking and
other space relationships. Elevations of the buildings
should be provided reflecting both texture and form. There
is a need for a specific site landscape plan, although, the
existing layout offers sufficient area for placement.
Identify all structural elements such as stairs and columns
not now noted on the plan. Show treatment of open land area
outside landscaping and hard surfacing such as lawn.
E. ANALYSIS•
The Planning staff's view of this proposal is that the
design, site and use are entirely appropriate. This
location lends itself well to a medium density type of
residential development given the character of the land
area to the east and north, which is principally the
rights-of-way of interstate highways. This proposal has
been and continues to be under review by the Historic
District Commission and staff. At this time, there does not
appear to be a problem with the architecture since the firm
designing the structure has placed an emphasis on
compatibility with existing residential buildings in the
area. Molly Satterfield for our staff will offer comments
later. However, the Historic District Commission will not
view this plan until after the Planning Commission.
2
FILE NO.: Z-5559 Continued
F. STAFF RECOMMENDATIONS:
Staff recommends approval of this planned residential
district subject to resolution of the several items noted
above.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 30, 1992)
The applicants and architect were in attendance. The Committee
discussed this proposal with the architect at length. It was
determined that many of the issues raised by staff have been
resolved or were being worked upon. The only issue of
significance was the additional right-of-way identified by Public
Works in order to provide the minimum street width for Park Lane.
The Committee and staff as well as the Public Works' person
present felt that the dead end street, probably would not need
the additional right-of-way. The improvements, however, were
pointed out as needed. The architect was instructed if he
desired to pursue the waiver of the 9 foot right-of-way
dedication. The item would need to be forwarded to the Board of
Directors along with the PRD application, and he should make such
a formal request.
PLANNING COMMISSION ACTION: (MAY 19, 1992)
The staff reported to the Commission that staff discussions with
the architect and the Historic District Commission representative
requires a deferral of this item until June 30. The Planning
Commission placed the matter on the Consent Agenda for deferral.
The deferral was approved by a vote of 10 ayes, 0 nays and
1 absent.
SUBDIVISION COMMITTEE COMMENT:
(JUNE 11, 1992)
The applicant was not in attendance. Planning staff presented
the Historic District's comments as reported by Molly
Satterfield. The several items specifically required as a
modification of the plan are:
1. The driveway serving the parking lot off East 15th Street
should be provided a 22 foot driveway dimension from the
back of one curve to other.
2. The south edge of the proposed parking area should be
heavily screened to a width and height sufficient to screen
the parking and vehicle area from the area to the south.
3
FILE NO.: Z-5559 Continued
3. The parking lot should be shifted to the north in such a
fashion as to provide the curb line of the parking lot
along the north property line.
4. As a result of the movement of the parking, a variance from
the City Beautiful Commission will be required to modify the
landscape requirement.
5. The south line of the parking lot should be at least 20 feet
from the south property line.
Additional items reported to the Committee by staff which require
resolution are as follows:
1. The 9 feet of right-of-way required for Park Lane.
2. Curb, gutter and sidewalk on Park Lane
3. Repair curb, gutter and sidewalk on East 15th Street.
4. Provide detail landscape plan for the entire site,
giving height, type and spacing of materials.
5. Modify site plan to include all of the amendments
suggested by the Historic District Commission.
After a brief discussion of the several items noted above, the
Committee passed this matter to the full Commission for a final
resolution.
PLANNING COMMISSION ACTION: (JUNE 30, 1992)
The staff offered an update on this application since the item
was deferred from a previous Planning Commission meeting for
purposes of presenting the item to the Historic District
Commission. The report of this commission has been received, and
there were several design items presented to the Subdivision
Committee for review. The staff and Subdivision Committee found
no fault with the several recommendations. It was felt that
these changes would only enhance the quality of the environment
of this project.
Mr. Scott Evans, representing the architectural firm for this
project, made a brief presentation and updated the Commission on
the site plan. Mr. Evans pointed out the several changes and
offered no further comment on the several variances from
ordinance standards. A brief discussion followed and there were
no objectors in attendance. A motion was made to recommend to
4
FILE NO.: Z-5559 Continued
the City Board the approval of this planned residential district
as revised, including comments of the Historic District
Commission. A vote on the motion was 9 ayes, 0 nays and
2 absent.
ADDENDUM
Planning staff discussed with the applicant after the
their intent to pursue the two variances requested at
Committee level. Mr. Scott Evans of the architectural
indicated that they desired to continue their variance
for the 9 foot street dedication on Park Lane and the
improvements.
9
meeting
Subdivision
f irm
request
sidewalk
FILE NO.: Z-555
NAME: PARR LANE PRD SHORT -FORM (REVOCATION)
LOCATION: 15th Street at Park Lane
CURRENT PROPERTY OWNERS:
Your Home, Inc.
P. O. Box 341
Mabelvale, AR 72103
AREA: 14,000 sq. ft.
CURRENT ZONING: PRD
PLANNING DISTRICT: #8
CENSUS TRACT: 4.00
ORIGINAL APPLICANT:
Your Home, Inc.
P. O. Box 341
Mabelvale, AR 72103
NUMBER OF LOTS: 2
ORIGINAL ZONING•
FT. NEW STREET: 0
MDR - Medium
Density Residential
BACKGROUND:
This PRD was approved in preliminary form by the Planning
Commission on June 30, 1992. Ordinance No. 16,249 of July 21,
1992 endorsed the project and was the last action.
There were no objectors of record. The owner did not request an
extension of time, there were none granted.
STAFF UPDATE:
On October 1, 1996, Staff mailed a certified mail notice to the
current owner of record, Your Home, Inc. The return receipt has
been received and placed in the file. No comment has been
received from that organization.
STAFF RECOMMENDATION:
That the PRD titled "Park Lane PRD Short -Form" be revoked and
that the "MDR" District existing prior to this PRD be restored.
FILE NO.: Z-5559 (Cont.
PLANNING COMMISSION ACTION: (DECEMBER 5, 1996)
Richard Wood, of the Staff, offered a brief update of this
application stating the several certified letters offered by
staff have not been answered nor has the owner called the staff's
office. The staff, at this point, assumes there is no further
interest in pursuing this application and recommends its
revocation.
After a brief discussion, a motion was made to recommend to the
Board of Directors the revocation of this PRD and the restoration
of the previous zoning of Medium Density Residential (MDR). The
motion passed by a vote of 11 ayes, 0 nays and 0 absent.
117
December 5, 1996
ITEM NO.: 6H FILE NO.• Z-5559
NAME: PARK LANE PRD SHORT -FORM (REVOCATION)
LOCATION: 15th Street at Park Lane
CURRENT PROPERTY OWNERS: ORIGINAL APPLICANT:
Your Home, Inc.
P. O. Box 341
Mabelvale, AR 72103
AREA: 14,000 sq. ft.
CURRENT ZONING: PRD
PLANNING DISTRICT: #8
CENSUS TRACT: 4.00
BACKGROUND•
Your Home, Inc.
P. O. Box 341
Mabelvale, AR 72103
NUMBER OF LOTS: 2 FT. NEW STREET: 0
ORIGINAL ZONING: MDR - Medium
Density Residential
This PRD was approved in preliminary form by the Planning
Commission on June 30, 1992. Ordinance No. 16,249 of July 21,
1992 endorsed the project and was the last action.
There were no objectors of record. The owner did not request an
extension of time, there were none granted.
STAFF UPDATE•
On October 1, 1996, Staff mailed a certified mail notice to the
current owner of record, Your Home, Inc. The return receipt has
been received and placed in the file. No comment has been
received from that organization.
STAFF RECOMMENDATION:
That the PRD titled "Park Lane PRD Short -Form" be revoked and
that the "MDR" District existing prior to this PRD be restored.
May 19, 1992
ITEM NO.: 7 FILE NO.: Z-5559
NAME: Park Lane PRD - Planned Residential District
LOCATION: NE corner of East 15th Street at Park Lane
ENGINEER•
YOUR HOME, INC. _ ROARK, PERKINS, PERRY
P. O. Box 341 713 West 2nd Street
Mabelvale, AR 72103 Little Rock, AR 72201-2287
455-0103 or 455-0919 501-372-0272
AREA: 14,000 sq. ft. NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: MDR PROPOSED USES: Planned Residential District
PLANNING DISTRICT: 8
CENSUS TRACT: 4
VARIANCES RE VESTED: None
STATEMENT OF PROPOSAL:
NAME: Central City
The subject project is located at the northeast corner of East
15th Street and Park Lane. This is a proposal to construct to
buildings of wood frame on a site with twelve parking spaces,
two of which will be handicapped accessible. The two buildings
will be identical with mirrored image east to west elevations.
Each building contains four residential units, two are ground
floor units consisting of approximately 900 square feet each.
The upper level consists of two single bedroom apartments,
approximately 620 square feet each. All units are equipped
with full kitchen and bath. The units will be owned by
Your Home, Inc. and rented for private residential usage.
A. PROPOSALfREQUEST:
This application is a planned residential district as
permitted within the Central Little Rock zoning ordinance
area. The subject property of 14,000 square feet
accommodates the eight units at a density which is a
little more than duplex density. The project will place
upon this vacant weed lot, some residential housing which
will be valuable to the immediate area. Also, it will
potentially serve the new law school immediately north
across Interstate 630.
1
May 19, 1992
SUBDIVISION
ITEM NO.: 7 Continued FILE NO.: Z-5559
B. EXISTING CONDITIONS:
This tract of land is principally flat with a slight grade
to the east. The adjacent property to the north is the
Interstate 630 right-of-way, with pedestrian access to the
north and MacArthur Park. Lying to the south and west are
existing single family dwellings, many of which have been
recently renovated. Most of the property in the immediate
area is mix of medium density residential and low density
single family.
C. ENGINEERING COMMENTS:
Provide an additional 9 feet of right-of-way for the street
on the west side because the current right-of-way is
deficient. Provide curb and gutter and sidewalk on Park
Lane. Provide repair of curb and gutter and construct
sidewalk on East 15th Street.
D. ISSUESLLEGAL/TECHNICALIDESIGN:
The Planning staff's review of this proposal reveals the
following areas which will require attention. The plan
should be quantified as to the number of units, parking and
other space relationships. Elevations of the buildings
should be provided reflecting both texture and form. There
is a need for a specific site landscape plan, although, the
existing layout offers sufficient area for placement.
Identify all structural elements such as stairs and columns
not now noted on the plan. Show treatment of open land area
outside landscaping and hard surfacing such as lawn.
E, ANALYSIS:
The Planning staff's view of this proposal is that the
design, site and use are entirely appropriate. This
location lends itself well to a medium density type of
residential development given the character of the land
area to the east and north, which is principally the
rights-of-way of interstate highways. This proposal has
been and continues to be under review by the Historic
District Commission and staff. At this time, there does not
appear to be a problem with the architecture since the firm
designing the structure has placed an emphasis on
compatibility with existing residential buildings in the
area. Molly Satterfield for our staff will offer comments
later. However, the Historic District Commission will not
view this plan until after the Planning Commission.
2
May 19, 1992
SUBDIVISION
ITEM NO.: 7 Continued FILE Mn 2-5559
F. STAFF RECOMMENDATIONS:
Staff recommends approval of this planned residential
district subject to resolution of the several items noted
above.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 30, 1992)
The applicants and architect were in attendance. The Committee
discussed this proposal with the architect at length. It was
determined that many of the issues raised by staff have been
resolved or were being worked upon. The only issue of
significance was the additional right-of-way identified by Public
Works in order to provide the minimum street width for Park Lane.
The Committee and staff as well as the Public Works' person
present felt that the dead end street, probably would not need
the additional right-of-way. The improvements, however, were
pointed out as needed. The architect was instructed if he
desired to pursue the waiver of the 9 foot right-of-way
dedication. The item would need to be forwarded to the Board of
Directors along with the PRD application, and he should make such
a formal request.
PLANNING COMMISSION ACTION: (MAY 19, 1992)
The staff reported to the Commission that staff discussions with
the architect and the Historic District Commission representative
requires a deferral of this item until June 30. The Planning
Commission placed the matter on the Consent Agenda for deferral.
The deferral was approved by a vote of 10 ayes, 0 nays and
1 absent.
3