Loading...
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