HomeMy WebLinkAboutZ-9576 Recommended Approval As Submitted 052621Department odPlannkV DevetW"ent
723 West Markham Street
t. Me Rock, Arkansas 72201-1334
Phone; (501)371-4790 Fax: (501)371-45445
May 18, 2021
Damien Nelson
32 Point O Woods Drive
Little Rock, AR 72204
Re- File No. Z-9576
Rezoning from R-2 to R-4
South side of Lee Summit Drive
Dear Ms. Nelson:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
May 13, 2021:.
X
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has !tajq!jygLIy been set
for .tune 15, 2021. The meeting begins at 6:60 pm and is held in the William Grant Still
Ballroom of the Robinson Center, 426 West Markham Street, Little Rock, Arkansas.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectf
Mane Moore
Development Administrator
May 13, 2021
ITEM NO.: 7 FILE NO.: Z-95
NAME: Rezoning from R-2 to R-4
LOCATION: South side of Lee Summit Drive, between Wren Road and Cardinal Road
DEVELOPER.
Damien Nelson
32 Point O Woods Drive
Little Rock, AR 72204
OWNERIAUTHORIZE❑ AGENT:
Damien Nelson — Owner and Applicant
SURVEYOR/ENGINEER:
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
AREA: 0.39 acre
WARD: 7
CURRENT ZONING
VARIANCE/WAIVERS:
NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
R-2
None requested.
A. PRO POSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant proposes to rezone the 0.39 acre property located on the south side
of Lee Summit Drive, between Wren Road and Cardinal Road from "R-2" Single
Family District to R-4' Two -Family District. The property is comprised of two (2)
lots (Lots 36 and 37, Block 7, Westwood Heights Addition). The rezoning is
proposed in order to construct one (1) duplex on each lot.
B_ EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property slopes
downward from front to back (north to south).
May 13, 2021
ITEM NO.: 7 Cont. FILE NO.: 7-9576
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. At time of building permit application, one (1) shared driveway centered on the
property line will be allowed to be constructed accessing both duplexes. An
access easement should be shown on final plat for shared driveway.
E. UTILITIES/FIRE ❑EPARTMENT/PARMCOUNTY PLANNING
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity Analysis
Required.
Entergy: No comments received.
CenterPoint Energy- No comments.
AT & T: No comments received.
Central Arkansas Water: A water main extension will be needed to provide water
service to this property. Thatwork would be done at the expense of the developer.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s)will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisionsmay be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received
County Planning- No comments received.
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May 13, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9576
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Reaion Metro: No comments received
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (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 remain less
than 6 units per acre. The application is to change the property from R-2 (Single
Family District) to R-4 (Two -Family Residential District) to allow the future
development of the site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from the site. There is Park/Open Space (PK/OS)
shown a short distance to the south. 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 remain less than 6 units per acre. To the north
is a developed single-family subdivision. To the east, west and south of the site is
vacant wooded land, platted as a single-family subdivision. The Park/Open Space
(PK/OS) category includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land. This area is the
floodplain/floodway of the Fourche and Brodie Creeks.
Master Street Plan: To the north is Lee Summit Drive and it is a Local Street on
the Master Street Plan. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as "Commercial
Streets". This street 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
H. ANALYSIS:
Damien Nelson, owner of the 0.39 acre property located on the south side of Lee
Summit Drive, between Wren Road and Cardinal Road, is requesting that the
3
May 13, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9576
property be rezoned from R-2 Single Family District to "R-4" Two -Family District.
The property is comprised of two (2) lots; Lots 36 and 37, Block 7, Westwood
Heights Addition (unrecorded). The rezoning is proposed in order to construct one
(1) duplex on each lot.
The property is currently undeveloped and mostly wooded. The property slopes
downward from front to back (north to south).
Undeveloped R-2 zoned lots are located east and west of the property, within the
Westwood Heights Addition. Single family residences on R-2 zoned lots, also in
the Westwood Heights Addition, are located across Lee Summit Drive to the north.
Undeveloped lots and the old Hindman golf course, zoned R-2 and PR, are located
to the south.
The City's Future Land Use Plan designates this property as "RL" Residential Low
Density. The requested R-4 zoning will not require a plan amendment.
Staff is supportive of the requested R-4 zoning. Staff views the request as
reasonable. The property is located in an area zoned for single family residences,
with a number of undeveloped lots to the east, west and northeast within the
Westwood Heights and Brookside Park Additions. The proposed rezoning to allow
two (2) duplex structures will represent only a minor increase in the original platted
density for this property. Staff believes that the requested rezoning to R-4 will have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Damien Nelson, applicant, was present representing the application. There were persons
registered in opposition to the application. The applicant deferred to the opposition.
Dr. Robert Williams, President of the Westwood and Western Hills Neighborhood
Associations addressed the Commission in opposition to the application. He stated 97%
of the neighborhood association voted to oppose the application. He stated the
neighborhood association feels if this proposal is allowed it would change the
neighborhood from single-family residences to more duplexes being developed.
Karen Cromwell addressed the Commission in opposition to the application. She
expressed concerns regarding the green area, building of additional duplexes, prefers
single-family homes, not duplexes, planned connection of all city parks, traffic, slope and
Id
May 13, 2021
ITEM NO.: 7 Cont. FILE NO.: 7-P576
how the removal of existing trees and excavating activities would adversely affect
harmony in the area.
Greg Merriweather addressed the Commission in opposition to the application and
expressed the following concerns:
1) The proximity of his residence to the proposed development.
2) Traffic flow in the area.
3) If approved how this opens the door for the developer to build additional duplexes.
Lavita Wills -Hale addressed the Commission in opposition to the application and
expressed the following concerns:
1) The historical nature of the area being single-family residences.
2) How the natural landscape & single-family houses draw residents to the area.
3) The existence of ethnic and cultural diversity in the area.
4) Traffic concerns regarding the size of the streets and traffic flow in the area.
5) How this proposal may create a negative environmental impact in the area.
Commissioner Vickers asked Ms. Wills -Hale did she obtain any independent, third -party
data regarding sewers (drainage) and traffic concerns? She replied that she obtained no
third -party data to support her concerns.
Commissioner Vickers asked staff why the street is so narrow and are any future Public
Works road improvements planned to widen the street(s)? Staff replied that it appears
the developer of the subdivision sold some of the lots prior to approval of a final plat.
Director Collins addressed the Commission stating the developer is proposing to develop
one lot not several lots and this proposal is exempt from Public Works regarding street
improvements.
Commissioner Hamilton asked staff are there any multi -family residences within the
subdivision? Staff replied no.
Commissioner Berry asked staff are duplexes considered multi -family? Staff replied no,
duplexes are considered two-family.
Commissioner Brooks asked applicant if he was able to meet with the neighborhood
association or individual neighbors regarding his proposal? The applicant replied yes.
The discussion concerned duplexes initially followed by the development of townhouses.
Dr. Betton asked the applicant if he had an opportunity to meet with neighborhood
association to resolve the issues posed today? ❑r. Williams replied there was not an
opportunity due to CCVI❑ and the neighborhood association did not vote to place the
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May 13, 2021
ITEM NO.: 7(Cont.)FILE NO.: Z-9576
applicant's proposal on the neighborhood association's agenda. Therefore, letters were
forwarded to the members.
Lavita Wills -Hale addressed the Commission regarding the lack of communication
between the neighborhood association and the applicant was due to the cancellation of
meetings due to COVID. Therefore, the letters for polling residents was the most
reasonable approach.
Commissioner Hamilton asked the applicant was he opposed to meeting with
neighborhood association to discuss any concerns? The applicant replied, no he was not
and looking forward to meeting with the neighborhood association in the future.
Director Collins addressed the Commission and noted the law does not require the
applicant to meet with the neighborhood association, but encouraged both to work
together to resolve any concerns.
Commissioner Berry asked Staff if rezoning applications went to the Board of Directors?
Staff replied yes, if approved by the Planning Commission, the Board of Directors will
consider the application within 3-4 weeks and encouraged the neighborhood association
to attend Board of Directors' meeting.
There was a motion to approve the application. The motion was seconded. The vote was
8 ayes, 2 nays and 0 absent and 1 open position. The application was approved.
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