Z-8613 Staff AnalysisDecember 16, 2010
ITEM NO_: 16
FILE NO.: Z-8613
NAME: Pearlstein Short -form PD-R
LOCATION: Located at 120 — 122 Rice Street and 2516 West 2nd Street
DEVELOPE
David Pearlstein
Pearl LLC
P.O. Box 5010
North Little Rock, AR 72119
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.309 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: One and Two family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family — creation of three single-family lots
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On September 27, 2010, the Little Rock Zoning Board of Adjustment approved a
variance request to allow a fence ranging in height from four feet (4') to seven feet eight
inches (7'8") located within the setback along Rice and West 2"d Streets for the home
located at 122 Rice Street.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The property is currently two parcels containing three residences. The applicant
is requesting to replat the lots to allow for each of the homes to stand alone on
individual lots to allow for future sale of each of the residences to individual
December 16, 2010
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8613
property owners. Lot 8, Block 4 Capitol View Addition contains the two
residences. This lot will be subdivided to allow the home facing Rice Street to be
located on a lots with a 50-foot width and a 100-foot depth. The home located
facing West 2nd Street will have a 36.82-foot lot width and a depth of 49.94-feet.
In addition a portion of the adjacent lot, Lot 7, Block 4, Capitol View Addition, will
be combined with this lot to allow for additional rear yard area. This is a
22.93 foot to be combined with this lot for the rear yard of the home fronting West
2nd Street for an overall lot depth of 72.87 feet.
B. EXISTING CONDITIONS:
The immediate area appears to be single-family homes located on individual lots.
Within the area there is a scattering of duplex and triplex units. There is a large
multi -family development located to the east on West 2nd and West Markham
Streets. Within this area the majority of the properties are zoned R-3, Single-
family. This property and the property to the east are zoned R-4, Two-family
District.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area resident. All
property owners located within 200-feet of the site, all residents, who could be
identified, located within 300 feet of the site and the Capitol View Stifft Station
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Rice Street and West 2nd Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Enter : No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
December 16, 2010
SUBDIVISION
ITEM NO.: 16 (Cont.
FILE NO.: Z-8613
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. I S S U ESfTEC H N I CAL/DESIGN :
Planning Division: This request is located in the 1-630 Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning for a Planned Development Residential. Each
Planned Zoning District is to be reviewed on its own merits with consideration of
the Land Use Plan for the site and surrounding areas.
This area is covered by the Capitol View Stifft Station Neighborhood Plan. The
Private Investment Goal states: "Promote private investment in the
neighborhood."
Master Street Plan: Rice Street and West 2"d Street are Local Streets. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as "Commercial Streets". These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT:
(November 24, 2010)
The applicant was present. Staff presented an overview of the request stating
there were few outstanding technical issues in need of addressing related to the
site plan. Staff stated if any accessory structures or fencing would be allowed
these items were to be shown on the site plan.
3
December 16, 2010
SUBDIVISION
ITEM NO.: 16 (Cont.
FILE NO.: Z-8613
Public Works comments were addressed. Staff stated a radial dedication was
required at the intersection of Rice and West 2"d Streets.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the November 24, 2010, Subdivision committee meeting. The revised plan
indicates the placement of perimeter fencing as well as the potential for future
covered parking areas. The applicant has indicated a radial dedication will be
made to the City at the time of final platting of the proposed lots.
The property is currently two parcels containing three residences. The request is
rezoning from R-4, Two-family district to PD-R allow the creation of three (3) lots
to separate the homes and allow for each of the homes to stand alone on
individual lots. Lot 8, Block 4 Capitol View Addition contains two (2) residences.
This lot will be subdivided to allow the home facing Rice Street to be located on a
lot with a 50-foot width and a 99.5-foot depth containing 4,975 square feet. The
home on the rear of the lot facing West 2"d Street will have a 35.5-foot lot width
and a depth of 72.87-feet containing a lot area of 2,586 square feet. (A portion of
the adjacent lot, Lot 7, Block 4, Capitol View Addition, will be combined with this
lot to allow for additional rear yard area.) The remaining lot located at 120 Rice
Street will have an overall depth of 99.5 feet along the southern property line and
a lot width of 50-feet at the street. The lot is proposed containing 5,935 square
feet.
Staff is supportive of the request. There will not be any changes to the
appearance of the site only the addition of a lot to allow for the individual sale of
each of the homes. To staff's knowledge there are no remaining outstanding
technical issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Iv'
December 16, 2010
SUBDIVISION
ITEM NO.: 16(Cont.)FILE NO.: Z-8613
PLANNING COMMISSION ACTION: (DECEMBER 16, 2010)
Mr. David Pearlstein was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes
0 noes, 0 absent and 2 open positions.
5
FILE NO.: Z-8613
NAME: Pearlstein Short -form PD-R
LOCATION: Located at 120 — 122 Rice Street and 2516 West 2nd Street
DEVELOPER:
David Pearlstein
Pearl LLC
P.O. Box 5010
North Little Rock, AR 72119
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.309 acres NUMBER OF LOTS: 3
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: One and Two family residential
PROPOSED ZONING: PD-R
FT. NEW STREET: 0 LF
PROPOSED USE: Single-family — creation of three single-family lots
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On September 27, 2010, the Little Rock Zoning Board of Adjustment approved a
variance request to allow a fence ranging in height from four feet (4') to seven feet eight
inches (7'8") located within the setback along Rice and West 2nd Streets for the home
located at 122 Rice Street.
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
The property is currently two parcels containing three residences. The applicant
is requesting to replat the lots to allow for each of the homes to stand alone on
FILE NO.: Z-8613 (Cont.
individual lots to allow for future sale of each of the residences to individual
property owners. Lot 8, Block 4 Capitol View Addition contains the two
residences. This lot will be subdivided to allow the home facing Rice Street to be
located on a lots with a 50-foot width and a 100-foot depth. The home located
facing West 2nd Street will have a 36.82-foot lot width and a depth of 49.94-feet.
In addition a portion of the adjacent lot, Lot 7, Block 4, Capitol View Addition, will
be combined with this lot to allow for additional rear yard area. This is a
22.93 foot to be combined with this lot for the rear yard of the home fronting West
2"d Street for an overall lot depth of 72.87 feet.
B. EXISTING CONDITIONS:
The immediate area appears to be single-family homes located on individual lots.
Within the area there is a scattering of duplex and triplex units. There is a large
multi -family development located to the east on West 2"d and West Markham
Streets. Within this area the majority of the properties are zoned R-3, Single-
family. This property and the property to the east are zoned R-4, Two-family
District.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area resident. All
property owners located within 200-feet of the site, all residents, who could be
identified, located within 300 feet of the site and the Capitol View Stifft Station
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Rice Street and West 2nd Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Paint Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required.
2
FILE NO.: Z-8613 (Cont.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN-
Planning Division: This request is located in the 1-630 Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning for a Planned Development Residential. Each
Planned Zoning District is to be reviewed on its own merits with consideration of
the Land Use Plan for the site and surrounding areas.
This area is covered by the Capitol View Stifft Station Neighborhood Plan. The
Private Investment Goal states: "Promote private investment in the
neighborhood."
Master Street Plan: Rice Street and West 2nd Street are Local Streets. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as "Commercial Streets". These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010)
The applicant was present. Staff presented an overview of the request stating
there were few outstanding technical issues in need of addressing related to the
site plan. Staff stated if any accessory structures or fencing would be allowed
these items were to be shown on the site plan.
Public Works comments were addressed. Staff stated a radial dedication was
required at the intersection of Rice and West 2"d Streets.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
3
FILE NO.: Z-8613 (Cont.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the November 24, 2010, Subdivision committee meeting. The revised plan
indicates the placement of perimeter fencing as well as the potential for future
covered parking areas. The applicant has indicated a radial dedication will be
made to the City at the time of final platting of the proposed lots.
The property is currently two parcels containing three residences. The request is
rezoning from R-4, Two-family district to PD-R allow the creation of three (3) lots
to separate the homes and allow for each of the homes to stand alone on
individual lots. Lot 8, Block 4 Capitol View Addition contains two (2) residences.
This lot will be subdivided to allow the home facing Rice Street to be located on a
lot with a 50-foot width and a 99.5-foot depth containing 4,975 square feet. The
home on the rear of the lot facing West 2" " Street will have a 35.5-foot lot width
and a depth of 72.87-feet containing a lot area of 2,586 square feet. (A portion of
the adjacent lot, Lot 7, Block 4, Capitol View Addition, will be combined with this
lot to allow for additional rear yard area.) The remaining lot located at 120 Rice
Street will have an overall depth of 99.5 feet along the southern property line and
a lot width of 50-feet at the street. The lot is proposed containing 5,935 square
feet.
Staff is supportive of the request. There will not be any changes to the
appearance of the site only the addition of a lot to allow for the individual sale of
each of the homes. To staff's knowledge there are no remaining outstanding
technical issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION:
(DECEMBER 16, 2010)
Mr. David Pearlstein was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes
0 noes, 0 absent and 2 open positions.
12
ITEM NO.: 16. Z-8613
NAME: Pearlstein Short -form PD-R
LOCATION: located at 120 — 122 Rice Street and 2516 West 2nd Street
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than December 1, 2010. The Office of
Planning and Development must receive the proof of notice no later than December
10, 2010.
2. There has been a call concerning the residences located in the house fronting on
West 2"d Street blocking the alley.
3. Will any fencing be added to the site? If so provide the location of the fencing along
with the height of the fencing material proposed.
4. Will the lots be allowed any out -buildings? If so provide a note on the site plan out-
buildings will be allowed per the zoning district.
Variance/Waivers: None requested.
Public Works Conditions:
1. A 20 foot radial dedication of right-of-way is required at the intersection of Rice
Street and West 2nd Street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Enter : No comment received.
Center -Point Ener : Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. Contact Central Arkansas Water if larger
and/or additional water meter(s) are required.
Fire Department: Place fire hydrants per code
Department for additional information.
County Planning: No comment.
Contact the Little Rock Fire
Item # 16.
CATA: The site is not located on a dedicated CATA Bus Route
Parks and Recreation: No comment.
Planning Division: This request is located in the 1-630 Planning District. The Land Use
Plan shows Residential Low Density for this property. The applicant has applied for a
rezoning for a Planned Development Residential. Each Planned Zoning District is to be
reviewed on its own merits with consideration of the Land Use Plan for the site and
surrounding areas.
This area is covered by the Capitol View Stifft Station Neighborhood Plan. The Private
Investment Goal states: "Promote private investment in the neighborhood."
Master Street Plan: Rice Street and West 2"d Street are Local Streets. The primary
function of a Local Street is to provide access to adjacent properties. Local Streets
which are abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard the
same as a Collector. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, December 1, 2010.
Item # 16.
ITEM NO_: 16
NAME: Pearlstein Short -form PD-R
LOCATION: located at 120 — 122 Rice Street and 2516 West 2nd Street
Planning Staff Comments:
Z-8613
1. Provide notification of property owners located within 200-feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than December 1, 2010. The Office of
Planning and Development must receive the proof of notice no later than December
10, 2010.
2. There has been a call concerning the residences located in the house fronting on
West 2"d Street blocking the alley.
3. Will any fencing be added to the site? If so provide the location of the fencing along
with the height of the fencing material proposed.
4. Will the lots be allowed any out -buildings? If so provide a note on the site plan out-
buildings will be allowed per the zoning district.
Variance/Waivers: None requested.
Public Works Conditions:
1. A 20 foot radial dedication of right-of-way is required at the intersection of Rice
Street and West 2nd Street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. Contact Central Arkansas Water if larger
and/or additional water meter(s) are required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
Item # 16.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
Planning Division: This request is located in the 1-630 Planning District. The Land Use
Plan shows Residential Low Density for this property. The applicant has applied for a
rezoning for a Planned Development Residential. Each Planned Zoning District is to be
reviewed on its own merits with consideration of the Land Use Plan for the site and
surrounding areas.
This area is covered by the Capitol View Stifft Station Neighborhood Plan. The Private
Investment Goal states: "Promote private investment in the neighborhood."
Master Street Plan: Rice Street and West 2"d Street are Local Streets. The primary
function of a Local Street is to provide access to adjacent properties. Local Streets
which are abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard the
same as a Collector. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, December 1, 2010.
Item # 16.