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HomeMy WebLinkAboutZ-4052-C Staff AnalysisFILE NO.: S-1 550 NAME: Herron -Horton Subdivision Site Plan Review and PCD Revocation LOCATION: Located on the Northeast corner of East 13th and Spring Streets DEVELOPER: Herron Horton Architects 300 South Spring Street, Suite 720 Little Rock, AR 72201 ENGINEER: Brooks Surveying. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.79 Acres CURRENT ZONING ALLOWED USE: PROPOSED ZONING PROPOSED USES NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 Tropical Plant Galleries and C/M Restoration PCD and UU Tropical Plant Galleries and C/M Restoration and Single-family PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 8 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced rear yard setback. BACKGROUND: The site was originally considered by the Executive Committee of the Mansion Area Advisory Committee (CZD) and deferred to the City, since the Committee was afraid of the long-term implications of the Central Little Rock Zoning Ordinance. The site was considered by the Little Rock Planning Commission for rezoning from "HR" High Density Residential to "GB" and the request was denied at the July 26, 1983 Planning Commission Public Hearing. FILE NO.: S-1550 (Cont The applicant later submitted a request for a PCD for the site. The request was approved by the Commission at the September 13, 1983 Public Hearing and by the Board of Directors on December 6, 1983 (Ordinance No. 14,555). This ordinance was modified on May 21, 1996 by an ordinance reaffirming previously approved single use planned unit developments (Ordinance No. 17,190). The approved request allows for the site to develop as Tropical Plant Galleries. The site was to be utilized by the applicant for storage of live plant materials. The applicant proposed the placement of the distribution center for servicing the accounts in Arkansas and the surrounding states. The development plan included the rebuilding of a portion of a fire -damaged, frame and brick building for office space, the installation of a large metal door on the Spring Street side, which would enable trucks to pull completely inside the building for loading and unloading and the provision for 14 parking spaces shielded by a 14 -foot brick wall. Ordinance No. 18,899 adopted by the Little Rock board of'Directors on July 15, 2003, revised the previously approved PCD to allow multiple tenants to occupy the space at 315 West 12th Street. On the site was a 10,066 square foot building occupied by Tropical Plant Galleries. The applicant proposed to allow C/M Restoration to operate from the location as well. C/M restores older homes in the Quapaw and Hillcrest neighborhoods and the facility was to be used as a workshop for restoration projects associated with their business. All operations and storage of materials were proposed to take place indoors. Also approved was the placement of trailers in the rear of the building located on a gravel surface. The applicant did not propose the placement of a hard surface parking area due to the limited moving of the trailers and the applicant did not desire to damage the root system of the several significant trees located on the site. A. PROPOSAL/REQUEST: Lot 6, Block 195, Original City of Little Rock, Pulaski County, Arkansas is currently a vacant lot located within a previously approved Planned Commercial Development. The developers propose a revocation of Lot 6 from the PCD allowing the property to be rezoned to the UU — the Urban Use District zoning classification. Lot 6 is bounded by Spring Street on the west, a vacant lot on the adjacent north, an alley on the east and West 13th Street on the south. The applicants propose the construction of a single-family U-shaped residence with a courtyard oriented to the north and a detached garage/storage building to the east of the principal structure. The garage/storage building is connected to the principal structure with a covered, unenclosed walkway. The principal structure is located 5 -feet from the east and south property lines, located 3 -feet from the north property line and 45 -feet from the east property line. The garage/storage structure is located 5 -feet from the south property line, 21 -feet from the north property line and located on the property line at the east. 2 FILE NO.: S-1550 (Cont. A six foot privacy fence is located between the garage and principal structure, on the east property line and partially on the north property line. A six foot privacy wall at the north property line approximately 42 -feet in length at the courtyard area is also proposed. The landscaped areas will be at the courtyard and between the principal structure and the garage/storage building as indicated on the site plan. The cover letter indicates a request to allow the option of a standing seam metal material for the roof and partial siding. The applicants have indicated they feel the materials are appropriate construction materials for the area due to the adjacent commercial properties. The adjacent commercial properties are clad in corrugated metal siding with a metal or flat build-up roof. B. EXISTING CONDITIONS: The PCD zoned area is currently being used by the Tropical Plant Galleries located in a large warehouse building. The uses in the area include a mix of residential and non-residential uses. There are large warehousing activities to the west and a building to the east being restored by EMOBA. The area being considered for this proposal is a vacant lot with vacant area located to the north of the site. To the south across West 13th Street there are single-family homes and vacant/depleted buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site and the Downtown 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. The sidewalk adjacent to this property is damaged and should be repaired. 2. Since the property is adjacent to an alley, the alley should be repaved from the street to the north property line with at least 18 feet of asphalt. 3 FILE NO.: S-1550 (Cont. E F G. H UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Ener : No comment received. 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 regarding the size and location of the water meter(s). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. SUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating there were no technical issues remaining outstanding associated with the request. Staff stated the request included a partial revocation of the PCD zoning and a site plan review for the development of a single-family residence and a garage on the site. Staff stated the UU Zoning District did not have provisions for accessory structures which was the reason for the site plan review. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS - There were no outstanding technical issues associated with the request remaining from the November 16, 2006, Subdivision Committee meeting. The request includes a revocation of the existing PCD zoning for Lot 6, Block 195 Original City of Little Rock, rezoning the site to UU, Urban Use District and a site plan review for the placement of a residential structure and an accessory structure on the site. Staff is supportive of the revocation request. The lot was originally zoned PCD as part of a larger ownership of property. The site is vacant and has been for a number of years. In staff's opinion, the revocation of the PCD FILE NO.: S-1550 (Cont. for this one lot and the rezoning of the site to UU should have minimal impact on the adjoining properties since the majority of the area is currently zoned UU. The applicant is proposing the construction of a single-family residence in a U -shape with a central courtyard oriented to the north and a detached garage/storage building to the east of the principal structure. The garage/storage building is connected to the principal structure with a covered, unenclosed walkway. The principal structure is located 5 -feet from the east and south property lines, located 3 -feet from the north property line and 45 -feet from the east property line. The garage/storage structure is located 5 -feet from the south property line, 21 -feet from the north property line and located on the property line at the east. The UU District typically does not require a front yard building setback except in specific areas along Capitol Avenue and along Chester Street, a 25 -foot rear yard setback when adjacent to single-family and a four foot side yard setback when adjacent to residential. The request includes a variance to allow a reduced rear yard setback. The garage/storage building is located within the required rear yard setback with a zero setback. Staff is supportive of the variance request. The structure is located adjacent to a 20 -foot platted alley and staff does not feel the placement of the garage/storage building within this required setback will adversely impact the adjoining properties. A six foot privacy fence is located between the garage and principal structure, on the east property line and partially on the north property line. A six-foot privacy wall at the north property line approximately 42 -feet in length at the courtyard area is also proposed. The landscaped areas will be at the courtyard and between the principal structure and the garage/storage building as indicated on the site plan. Staff is supportive of the fencing as proposed. The request includes the use of facade materials inconsistent with typical ordinance standards. The applicant is requesting the option to place corrugated or ribbed materials on the fagade of the structure. Staff is not supportive of the request. The ordinance for building materials is very specific which states the facade material may be any standard material, except corrugated or ribbed materials. Staff feels this minimum ordinance standards should be met. Although staff is supportive of the revocation request and the construction of a new single-family home on the site including a garage/storage building, staff is not supportive of the allowance of construction materials inconsistent with the typical ordinance standard. Staff feels the building materials should comply with the ordinance and the applicant should not be allowed the use of corrugated or ribbed material on the facade of the structure. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. FILE NO.: S-1550 Cont.) PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had provided them with the proposed construction materials and a letter committing to the proposed architectural details of the structures. Staff stated based on the letter of commitment and the proposed construction materials they felt the developers were meeting the intent of the ordinance. Staff presented 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. Staff also presented a recommendation of approval of the variance request to allow a reduced rear yard setback. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0