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HomeMy WebLinkAboutZ-3454-M Staff AnalysisFILE NO.: Z -3454-M NAME: Courtside Place Revised Short -form PD -R LOCATION: Courtside Place north of Otter Creek Parkway DEVELOPER: ENGINEER: Paul Jones McGetrick and McGetrick Engineers 319 E. President Clinton Avenue 319 E. President Clinton Avenue Little Rock, AR 72201 Little Rock, AR 72201 AREA: 0.75 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 CURRENT ZONING: PD -R ALLOWED USES: Patio Homes PROPOSED ZONING: Revised PD -R PROPOSED USE: Reduced rear platted building line. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On April 2, 1996, with Ordinance No. 17,151, the Little Rock Board of Directors approved a Planned Residential Development for Courtside Place. The proposal included the development of 35 "patio homes" on a 12.68 acre tract. The individual lots on which the homes were to be constructed occupied a 5.9 acre tract and the remainder of the area (Tract A, the floodway of Calleghan Branch Creek with maintenance being the responsibility of the Otter Creek Racquet Club) was to be zoned Open Space. The proposal involved the creation of a loop street, with a single entrance onto Otter Creek Parkway. The proposed lots were to be an average of 53 feet by 90 feet in size with the front building setback line to be set at 10 feet off the right-of-way line, except at two lots at the northeast corner of the tract, where the front building line was to be set at 20 -feet FILE NO.: Z -3454-M (Cont. off the right-of-way line. Rear building lines were proposed at 20 -feet off the rear lot lines. The homes were to be constructed at a minimum of 1400 square feet in size with one and two story homes being constructed and a two -car garage for each home. A. PROPOSAL/REQUEST: The site has developed as a "patio home" development and most of the homes have been constructed or the lots have sold. As indicated in the Background Section the rear yards have a platted building line of 20 -feet in the entire Subdivision. The proposal includes six (6) lots (Lots 9 through 14 of the Courtside Place Subdivision) located in rear of the Subdivision adjacent to Tract A. The request is to reduce the rear platted building line on these six (6) lots from 20 -feet to 10 - feet for decks, porches and patios. The request would allow for the construction of decks and porches on the rear of the homes planned for these specific lots but would not allow the primary structure to be constructed any nearer Tract A than the 20 -foot previously approved. The proposed request reduces the rear building line to coincide with a platted 10 -foot utility easement located along the rear of these lots. The lots abut a green space located to the north of the site adjacent to the floodway. B. EXISTING CONDITIONS: The lots have been cleared but no footings or foundation have been poured on the site. With the exception of these lots and a few others across the street the subdivision has almost entirely developed. The development is a single-family neighborhood with minimum side yard setbacks. Other uses in the area include the floodway located to the north of the site, multi- family located south and east of the site and vacant land located to the west of the site. Single-family homes are located further to the west of the site. C. NEIGHBORHOOD COMMENTS: All property owners within 200 -feet of the site, all residents, who could be identified, and the Otter Creek Home Owners Association and Southwest United for Progress, were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: 1. Floodway easement width will be adequate. 2 FILE NO.: Z-3454-M(Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F G Wastewater: Sewer is available and not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. The water service is existing to serve the proposed lots being considered for platting. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection if Tract A is developed. Fire Department: Place fire hydrants per code Department at 918-3752 for additional details. County Planning: No comment. CATA: No comment received. I SS U ES/TEC H N ICAL/DESIGN: Contact the Little Rock Fire Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of the PDR for a revised building line in the rear. The request is consistent with the Land Use of Single Family. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Residential Development Goal listed an objective of promoting a community structure and design, which promotes and maintains the rural, residential nature of the area. An action statement that encourages the development of owner occupied properties within the planning area also supports the Residential Development Goal. Landscape Issues: No comment. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the application. Staff presented the item with a brief overview of the request. Staff suggested the applicant indicate two platted building lines on the proposed plat. The first would be for the 3 FILE NO.: Z -3454-M (Cont. principal structure with the second allowing for the construction of decks, porches and patios. Staff noted comments from the other agencies suggesting the applicant contact these agencies if there were any questions. There were no other issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing the issues raised by Staff and the Subdivision Committee. The applicant has indicated a 20 -foot platted building line for the principal structures and a 10 -foot platted building line for decks, porches and patios. Staff supports the request to reduce the building line. The lots affected abut a zoned Open Space tract and the applicant is not reducing the principal structure building line. The reduction will allow decks, porches and patios to be constructed on the rear of the homes, which is currently difficult while maintaining the desire square footage of homes in the Subdivision. To Staff's knowledge there are no outstanding issues associated with the proposed request. The Subdivision is primarily "build -out" and the requested building line placement abuts a zoned Open Space strip. The request should have minimum to no effect on the surrounding residents. STAFF RECOMMENDATION: Staff recommends approval of the request of amend the PRD and the Final Plat to allow a reduced building line on the rear of Lots 9 — 14 of the Courtside Place Subdivision subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Pat McGetrick was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval of the request to amend the PRD and the Final Plat to allow a reduced building line of 10 -feet for decks porches and patio's and 20 -feet for the principle structure on the rear of Lots 9 — 14 of the Courtside Place Subdivision subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 4 February 6, 2003 ITEM NO.: 6 FILE NO.: Z -3454-M NAME: Courtside Place Revised Short -form PD -R LOCATION: Courtside Place north of Otter Creek Parkway DEVELOPER: ENGINEER: Paul Jones McGetrick and McGetrick Engineers 319 E. President Clinton -Avenue 319 E. President Clinton Avenue Little Rock, AR 72201 Little Rock, AR 72201 AREA: 0.75 Acres NUMBER OF LOTS: 6 FT. NEVA STREET: -0 CURRENT ZONING: PD -R ALLOWED USES: Patio Homes PROPOSED ZONING: Revised PD -R PROPOSED USE: Reduced rear platted building line. VARIANCESMAiVERS REQUESTED: None requested. BACKGROUND: On April 2, 1996, with Ordinance No. 17,151, the Little Rock Board of Directors approved a Planned Residential Development for Courtside Place. The proposal included the development of 35 "patio homes" on a 12.68 acre tract. The individual lots on which the homes were to be constructed occupied a 5.9 acre tract and the remainder of the area (Tract A, the floodway of Calleghan Branch Creek with maintenance being the responsibility of the Otter Creek Racquet Club) was to be zoned Open Space. The proposal involved the creation of a loop street, with a single entrance onto Otter Creek Parkway. The proposed lots were to be an average of 53 feet by 90 feet in size with the front building setback line to be set at 10 feet off the right-of-way line, except at two lots at the northeast corner of the tract, where the front building line was to be set at 20 -feet February 6, 2003 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: off the right-of-way line. Rear building lines were proposed at 20 -feet off the rear lot lines. The homes were to be constructed at a minimum of 1400 square feet in size with one and two story homes being constructed and a two -car garage for each home. A. PROPOSAL/REQUEST: The site has developed as a "patio home" development and most of the homes have been constructed or the lots have sold. As indicated in the Background Section the rear yards have a platted building line of 20 -feet in the entire Subdivision. The proposal includes six (6) lots (Lots 9 through 14 of the Courtside Place Subdivision) located in rear of the Subdivision adjacent to Tract A. The request is to reduce the rear platted building line on these six (6) lots from 20 -feet to 10 - feet for decks, porches and patios. The request would allow for the construction of decks and porches on the rear of the homes planned for these specific lots but would not allow the primary structure to be constructed any nearer Tract A than the 20 -foot previously approved. The proposed request reduces the rear building line to coincide with a platted 10 -foot utility easement located along the rear of these lots. The lots abut a green space located to the north of the site adjacent to the floodway. B. EXISTING CONDITIONS: The lots have been cleared but no footings or foundation have been poured on the site. With the exception of these lots and a few others across the street the subdivision has almost entirely developed. The development is a single-family neighborhood with minimum side yard setbacks. Other uses in the area include the floodway located to the north of the site, multi- family located south and east of the site and vacant land located to the west of the site. Single-family homes are located further to the west of the site. C. NEIGHBORHOOD COMMENTS: All property owners within 200 -feet of the site, all residents, who could be identified, and the Otter Creek Home Owners Association and Southwest United for Progress, were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Floodway easement width will be adequate. 4 February 6, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -3454-M E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available and not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. The water service is existing to serve the proposed lots being considered for platting. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection if Tract A is developed. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning_ Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of the PDR for a revised building line in the rear. The request is consistent with the Land Use of Single Family. City Reco nixed Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Residential Development Goal listed an objective of promoting a community structure and design, which promotes and maintains the rural, residential nature of the area. An action statement that encourages the development of owner occupied properties within the planning area also supports the Residential Development Goal. Landscape Issues: No comment. Building Codes: No comment. 3 February 6, 2003 SUBDIVISION ITEM NO.: 6 (Cont FILE NO.: Z -3454-M G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the application. Staff presented the item with a brief overview of the request. Staff suggested the applicant indicate two platted building lines on the proposed plat. The first would be for the principal structure with the second allowing for the construction of decks, porches and patios. Staff noted comments from the other agencies suggesting the applicant contact these agencies if there were any questions. There were no other issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing the issues raised by Staff and the Subdivision Committee. The applicant has indicated a 20 -foot platted building line for the principal structures and a 10 -foot platted building line for decks, porches and patios. Staff supports the request to reduce the building line. The lots affected abut a zoned Open Space tract and the applicant is not reducing the principal structure building line. The reduction will allow decks, porches and patios to be constructed on the rear of the homes, which is currently difficult while maintaining the desire square footage of homes in the Subdivision. To Staff's knowledge there are no outstanding issues associated with the proposed request. The Subdivision is primarily "build -out" and the requested building line placement abuts a zoned Open Space strip. The request should have minimum to no effect on the surrounding residents. STAFF RECOMMENDATION: Staff recommends approval of the request of amend the PRD and the Final Plat to allow a reduced building line on the rear of Lots 9 — 14 of the Courtside Place Subdivision subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Pat McGetrick was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval of the request to amend the PRD and the Final Plat to allow a reduced building line of 10 -feet for decks porches and patio's and 20 -feet for the principle structure on the rear of Lots 9 — 14 of 4 February 6, 2003 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -3454-M the Courtside Place Subdivision subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 February 6, 2003 ITEM NO.: 6 FILE NO.: Z -3454-M NAME: Courtside Place Revised Short -form PD -R LOCATION: Courtside Place north of Otter Creek Parkway DEVELOPER: ENGINEER: Paul Jones McGetrick and McGetrick Engineers 319 E. President Clinton Avenue 319 E. President Clinton Avenue Little Rock, AR 72201 Little Rock, AR 72201 AREA: 0.75 Acres NUMBER OF LOTS: 6 FT. NEVA STREET:�O CURRENT ZONING: PD -R ALLOWED USES: Patio Homes PROPOSED ZONING: Revised PD -R PROPOSED USE: Reduced rear platted building line. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On April 2, 1996, with Ordinance No. 17,151, the Little Rock Board of Directors approved a Planned Residential Development for Courtside Place. The proposal included the development of 35 "patio homes" on a 12.68 acre tract. The individual lots on which the homes were to be constructed occupied a 5.9 acre tract and the remainder of the area (Tract A, the floodway of Calleghan Branch Creek with maintenance being the responsibility of the Otter Creek Racquet Club) was to be zoned Open Space. The proposal involved the creation of a loop street, with a single entrance onto Otter Creek Parkway. The proposed lots were to be an average of 53 feet by 90 feet in size with the front building setback line to be set at 10 feet off the right-of-way line, except at two lots at the northeast corner of the tract, where the front building line was to be set at 20 -feet February 6, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -3454-M off the right-of-way line. Rear building lines were proposed at 20 -feet off the rear lot lines. The homes were to be constructed at a minimum of 1400 square feet in size with one and two story homes being constructed and a two -car garage for each home. A. PROPOSAUREQUEST: The site has developed as a "patio home" development and most of the homes have been constructed or the lots have sold. As indicated in the Background Section the rear yards have a platted building line of 20 -feet in the entire Subdivision. The proposal includes six (6) lots (Lots 9 through 14 of the Courtside Place Subdivision) located in rear of the Subdivision adjacent to Tract A. The request is to reduce the rear platted building line on these six (6) lots from 20 -feet to 10 - feet for decks, porches and patios. The request would allow for the construction of decks and porches on the rear of the homes planned for these specific lots but would not allow the primary structure to be constructed any nearer Tract A than the 20 -foot previously approved. The proposed request reduces the rear building line to coincide with a platted 10 -foot utility easement located along the rear of these lots. The lots abut a green space located to the north of the site adjacent to the floodway. B. EXISTING CONDITIONS: The lots have been cleared but no footings or foundation have been poured on the site. With the exception of these lots and a few others across the street the subdivision has almost entirely developed. The development is a single-family neighborhood with minimum side yard setbacks. Other uses in the area include the floodway located to the north of the site, multi- family located south and east of the site and vacant land located to the west of the site. Single-family homes are located further to the west of the site. C. NEIGHBORHOOD COMMENTS: All property owners within 200 -feet of the site, all residents, who could be identified, and the Otter Creek Home Owners Association and Southwest United for Progress, were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Floodway easement width will be adequate. 2 February 6, 2003 SUBDIVISION ITEM NO.: 6 (Cont. E F UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer is available and not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received_ SBC: Approved as submitted. NO.: Z -3454 - Central Arkansas Water: No objection. The water service is existing to serve the proposed lots being considered for platting. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection if Tract A is developed. Fire Department: Place fire hydrants per code Department at 918-3752 for additional details. County Planning: No comment. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Contact the Little Rock Fire Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of the PDR for a revised building line in the rear. The request is consistent with the Land Use of Single Family. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Residential Development Goal listed an objective of promoting a community structure and design, which promotes and maintains the rural, residential nature of the area. An action statement that encourages the development of owner occupied properties within the planning area also supports the Residential Development Goal. Landscape Issues: No comment. Buildin Codes: No comment. 3 February 6, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -3454-M G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the application. Staff presented the item with a brief overview of the request. Staff suggested the applicant indicate two platted building lines on the proposed plat. The first would be for the principal structure with the second allowing for the construction of decks, porches and patios. Staff noted comments from the other agencies suggesting the applicant contact these agencies if there were any questions. There were no other issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing the issues raised by Staff and the Subdivision Committee. The applicant has indicated a 20 -foot platted building line for the principal structures and a 10 -foot platted building line for decks, porches and patios. Staff supports the request to reduce the building line. The lots affected abut a zoned Open Space tract and the applicant is not reducing the principal structure building line. The reduction will allow decks, porches and patios to be constructed on the rear of the homes, which is currently difficult while maintaining the desire square footage of homes in the Subdivision. To Staffs knowledge there are no outstanding issues associated with the proposed request. The Subdivision is primarily "build -out" and the requested building line placement abuts a zoned Open Space strip. The request should have minimum to no effect on the surrounding residents. I. STAFF RECOMMENDATION: Staff recommends approval of the request of amend the PRD and the Final Plat to allow a reduced building line on the rear of Lots 9 — 14 of the Courtside Place Subdivision subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 0