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HomeMy WebLinkAboutZ-3429-A Staff AnalysisZ -3429-A NAME: DDB, Inc. Arkansas Short -form PD -R LOCATION: Located at 1517 and 1521 Cumberland Street DEVELOPER: DDB, Inc. of Central Arkansas 1521 Cumberland Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.32 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONIN NUMBER OF LOTS: 2 R-4, Two-family FT. NEW STREET: 0 LF Single-family and two family residence .9 . PROPOSED USE: Allow creation of 4 -lots to serve the existing units and allow for sale of the individual units VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is to rezone the site from R-4 to PD -R (Planned Development Residential). Currently on the property are two (2) buildings containing two (2) units each. The rezoning is proposed to create the plat and establish the buildable areas for the newly created lots. The platting will allow the dwellings that share a common wall to be sold as individual units. As currently platted it is difficult to sell the units to potential buyers given the lending rules today. The rezoning will allow buyers to purchase the unit and property as they would any home in a subdivision without the 24 -rules that apply FILE NO.: Z -3429-A (Cont. to condo/townhouse regulations. The homes were constructed in 2006 and to date only one (1) unit has been sold. B. EXISTING CONDITION The site has developed with two (2) duplex buildings. The homes front Cumberland Street and the garages are rear loaded from the alley to the east. This area contains a mixture of zoning and uses. A number of the homes in this area are duplex and/or multi -family. To the north, on the east side of Cumberland, is a nursing home. South of the site along East 16th Street are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed request. All property owners located within 200 -feet of the site along with the Downtown Neighborhood Association and the MacArthur Park Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Service already exists to this location. Customer should contact Entergy if there are any changes to service requirements. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 2 FILE NO.: Z-3429-A(Cont.) 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is less than one (1) block from #6 Granite Mountain and within three (3) blocks of #2 South Main and #16 UALR bus routes. Parks and Recreation: No comment received. F. I SS U ES/TEC H N I CAL/D ES I G N: Planning Division: This request is located in the Central City District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Residential Two-family District) to PDR (Planned District Residential) to divide the existing two -parcels into four -parcels (one for each dwelling). This site is within the Central City Design Overlay District. Master Street Plan: Cumberland and 16th Streets are shown as a Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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. 3 FILE NO.: Z -3429-A (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013) Mr. Tony Curtis was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request. Staff noted Public Works comment concerning the repair or replacement of any broken curb, gutter or sidewalk adjacent to the site. Staff also 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: There were no outstanding technical issues in need of addressing raised at the September 11, 2013, Subdivision Committee meeting. The request is to rezone the site from R-4, Two-family to PD -R (Planned Development Residential) to create lot lines and establish building setbacks for the existing duplex homes located on the site. There are two buildings each containing two (2) units. The approval of the plat will allow the dwellings that currently share a common wall to be sold as individual units which will include the transfer of property with the units. According to the applicant the homes were constructed in 2006 and to date only one (1) unit has been sold. The owner feels with the ability to transfer property with the units this will increase the marketability of the units. The lots will average 28 -feet wide by 140 -feet in depth. The side setback are proposed as currently exist. Lot 5RR along the northern perimeter is 6 -feet 4 -inches with a zero setback along the southern perimeter. The northern side yard setback for Lot 5RRR is proposed as zero and the southern perimeter is 4 -feet 5 -inches. Lot 6RR will have a northern side yard setback of 6 -feet 6 -inches with a zero setback along the southern perimeter. Lot 6RRR will have a zero northern side yard setback and a 4-folot 7 -inch setback along the southern perimeter. Staff is supportive of the request. Staff does not feel the creation of the lots as proposed to allow for future sale of the existing residential units will adversely impact the area. 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. E FILE NO.: Z-3429-A Cont. PLANNING COMMISSION ACTION: (OCTOBER 3, 2013) The applicant was present. 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 8 ayes, 0 noes, 2 absent and 1 open position. ITEM NO.: 6, NAME: DDB, Inc. Arkansas Short -form PD -R LOCATION: located at 1517 and 1521 Cumberland Street Plannina Staff Comments: Z -3429-A 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 18, 2013. The Office of Planning and Development must receive the proof of notice no later than September 27, 2013. Variarce/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Service already exists to this location. Customer should contact Entergy if there are any changes to service requirements. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. Item # 6. 5. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is less than one (1) block from #6 Granite Mountain and within three (3) blocks of #2 South Main and #16 UALR bus routes. Parks and Recreation: No comment received. Planning Division: This request is located in the Central City District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Residential Two- family District) to PDR (Planned District Residential) to divide the existing two -parcels into four -parcels (one for each dwelling). This site is within the Central City Design Overlay District. Master Street Plan: Cumberland and 16th Streets are shown as a Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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, September 18, 2013. Item # 6.