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HomeMy WebLinkAboutZ-6316-A Staff AnalysisMay 15, 2014 ITEM NO.: 11 NAME: Blackman Revised Short -form PD -R FILE NO.: Z -6316-A LOCATION: Located on the Southeast corner of Kavanaugh Boulevard and Polk Street DEVELOPER: Tom and Bonnie Blackmond c/o Jack Hartsell Custom Builder 319 Gill Street Little Rock, AR 72205 SURVEYOR: Cunningham Surveying LLC 2105 Lorance Drive Little Rock, AR 72206 AREA: 0.313 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: 3 units detached single-family and an office building PROPOSED ZONING: PD -R PROPOSED USE: 3 units of attached single-family and an office building VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,540 adopted by the Little Rock Board of Directors on August 5, 1997, rezoned the site from R-2, Single-family to PD -R. The approval allowed the redevelopment of a 150 -foot by 140 -foot site at the southeast corner of Polk Street and Kavanaugh Boulevard. The proposed uses included office and single-family residential. The office building was proposed as a three (3) story building with a single user. Vehicle access from Polk Street was proposed for the office parking area. The three (3) single-family condominiums were to be owner occupied. The units were proposed as two (2) story units with access from the public alley via Kavanaugh Boulevard. May 15, 2014 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6316-A A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The office building was constructed as previously approved. The applicant is now proposing to amend the previously approved PD -R to allow the three (3) residential units to front Kavanaugh Boulevard. The units will have rear loaded garages which will be accessed via the alley located along the eastern perimeter of the site. Each of the units will be placed on an individual lot. B. EXISTING CONDITIONS: The office building previously approved with this development has been constructed. The frontage along Kavanaugh Boulevard in this area consists of commercial and residential uses. Within the area there are restaurants, offices, banking facilities and neighborhood commercial uses. There is a larger grocery located to the west across Polk Street with individual retail bays located on Kavanaugh Boulevard. The areas to the south and to the east of this site, across the alley, are single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Heights Neighborhood 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. 2. The existing curb cut on Kavanaugh Boulevard should be closed with curb and gutter. 3. The area at the intersection of the Kavanaugh Boulevard and the alley should be constructed with an alley apron as shown by City of Little Rock Detail PW -35. 4. A large oak tree is located within the alley on City property. What is the proposed plan for this tree? 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 4 May 15, 2014 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6310-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to provide service to Lot 10 & Lot 11. Lot 12 has sewer service available. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Directly on bus route #1. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: Building Code: The demising wall between the residential dwelling units is a zero lot line `Party Wall' and must be constructed in a manner to meet the fire ratings of the International Residential Code. For information on meeting the requirements of the rated walls, contact a commercial plans examiner: 3 May 15, 2014 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6316-A Curtis Richey at 501.371.4724; crichey@iittlerock.org or Mark Alderfer at 501.371.4875; malderfer _ littlerock.org. Planninq Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows 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 applicant has applied for a rezoning from PRD (Planned Residential District) to PDR (Planned District Residential) to allow for development of three residential units on this site in a different design than previously approved. Master Street Plan: Kavanaugh Boulevard is a Collector and Polk Street is a Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 is a Class III Bike Route shown along Kavanaugh Boulevard. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: No comment on this single-family development. G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014) Mr. Jack Hartsell was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested Mr. Hartsell provide the proposed construction materials, the building elevations and the maximum building height. Staff also questioned if the development was proposed with lots. Public Works comments were addressed. Staff questioned if the existing tree located along the west side of the alley would be maintained or would be lost due to construction of the new homes. Mr. Hartsell stated the desire was to maintain the tree but it would most likely be lost during construction due to the disruption of the root system. Staff stated if the tree was not maintained then the alley width should be increased. n May 15, 2014 SUBDIVISION ITEM NO.: 11 FILE NO.: Z -6316-A Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing a number of the issues raised at the April 23, 2014, Subdivision Committee meeting. Mr. Hartsell has indicated the proposed construction materials, the building elevations and the maximum building height. The end units are proposed as one-story units with the middle unit being two-story. All three (3) units down stairs will contain 1,650 square feet of heated and cooled space with an additional 600 square feet of unheated garage area. The middle unit is proposed with an additional 680 square feet of heated and cooled area on the second level. All exterior materials will be a combination of stucco and rock. The units will have slate roofs. The driveways will be concrete extending from the alley to the rear yard area of the units. A 20 -foot platted access easement will be included on the plat to allow access to the garages from the alley. Fencing is proposed as a decorative wrought iron fence at the rear of the property. The maximum building height proposed is 34 -feet. Staff is supportive of the request. The previous approval allowed for three (3) units and the current request includes three (3) units in a different orientation. Staff feels the construction of the units fronting Kavanaugh Boulevard is appropriate for the site. 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: (MAY 15, 2014) The applicant was present. There were 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. 5 May 15, 2014 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z -6316-A Mr. Jack Hartsell was present representing the development. He stated he would yield his time to the opposition. Mr. Gregory Sharp addressed the Commission in opposition of the request. He stated a lot had changed in 17 -years from the original approval date. He stated the property values in the area had gone through the roof. He stated residents paid a premium to live in the Heights. He stated the lot was a 90 -foot by 150 -foot residential lot. He stated the lot was over sized and contained 1/3 of an acre. He stated the residential classification allowed development of homes at six (6) units per acre. He stated this lot was suited to two homes at a max. He stated the development was a triplex with three (3) shotgun type homes. He stated the buildings were built property line to property line with no livability. He stated there were no decks, patios, no porches and no green space because there was no place for them. He stated the alley was narrow and did not lend itself to access for three (3) units. He stated the homes were to be located on individual lots 27 -feet wide which was out of character for the Heights neighborhood. Mr. Ben McMinn addressed the Commission in opposition of the request. He stated he was the original applicant of the PD -R zoning. He stated the intent was to build an office building for Mr. Blackman and he would build the three (3) homes. He stated the office was built but the single-family was not constructed. He stated three (3) detached single-family homes could be constructed on the site and save the existing trees. He stated to allow three (3) additional homes on the site would generate traffic beyond the limits of the alley. Mr. Hartsell stated he felt the trees would be removed regardless of what was constructed on the site. He stated the alley would be widened to accommodate the additional traffic. He stated there was no net gain in the number of units. There was a general discussion concerning the development and access to the proposed units. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. A ITEM NO.: 11. NAME: Blackman Revised Short -form PD -R Z-631 LOCATION: located on the Southeast corner of Kavanaugh Boulevard and Polk Street Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 30, 2014. The Office of Planning and Development must receive the proof of notice no later than May 9, 2014. 2. Provide the proposed construction materials for the buildings including the proposed roofing material. 3. Provide the proposed building elevations for the proposed structures. 4. Provide details of any proposed fencing located along the perimeters. 5. Provide the maximum building height and the number of stories of the proposed structures. 6. Provide the total square footage of the proposed units. 7. Will the development be allowed home occupations as defined in Section 36-523 (b)(6)? VariancelWaivers: 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. 2. The existing curb cut on Kavanaugh Boulevard should be closed with curb and gutter. 3. The area at the intersection of the Kavanaugh Boulevard and the alley should be constructed with an alley apron as shown by City of Little Rock Detail PW -35. 4. A large oak tree is located within the alley on City property. What is the proposed plan for this tree? 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to provide service to Lot 10 & Lot 11. Lot 12 has sewer service available. Item # 11. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planninct: No comment. CATA: Directly on bus route #1. Parks and Recreation: No comment received. Building Code: The demising wall between the residential dwelling units is a zero lot line `Party Wall' and must be constructed in a manner to meet the fire ratings of the International Residential Code. For information on meeting the requirements of the rated walls, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyC�littlerock. orq or Mark Alderfer at 501.371.4875; malderfer@littlerock.ora. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows 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 applicant has applied for a rezoning from PRD (Planned Residential District) to PDR (Planned District Residential) to allow for development of three residential units on this site in a different design than previously approved. Item # 11. Master Street Plan: Kavanaugh Boulevard is a Collector and Polk Street is a Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 is a Class III Bike Route shown along Kavanaugh Boulevard. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: No comment on this single-family development. 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, April 30, 2014. Item # I I .