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HomeMy WebLinkAboutZ-4607-A Staff AnalysisFILE NO.: Z -4607-A NAME: Boyd Homes Short -form PD -R LOCATION: Located on the Southeast corner of West 15th and Izard Streets DEVELOPER: Tina Boyd Boyd Homes, Inc. 617 Cumberland Street Little Rock, AR 72202 SURVEYOR: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115-0604 AREA: 0.39 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 6 R-4, Two Family District FT. NEW STREET: 0 LF Single-family and Two Family Residences -m Single-family and Apartment/Office/Garage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: An application to rezone this site to C-1, Neighborhood Commercial District was denied by the Planning Commission at their March 25, 1986, public hearing. The action was not appealed to the Board of Directors. A. PROPOSAL/REQUEST: The proposal is to allow five single-family homes and one a pa rtment/offi ce/ga rage constructed on six proposed lots. The existing lot is 100 -feet by 150 -feet. The area is proposed for subdivision into five (5) 30 -feet by 100 -feet lots and one (1) 40 -foot by 50 -foot lot. Five homes are proposed along lzard Street and one apartment/office/garage is proposed on a 40 -foot by 50 -foot lot located adjacent to an existing alley. Each of the homes will have a two car FILE NO.. Z -4607-A (Cont garage and the loft/office will have parking for three cars as well as parking located off the existing alley. A six (6) foot wood fence is proposed along the eastern and southern perimeters of the site. A four foot picket fence is proposed along the street sides in the front yard areas. The homes are proposed with 1,500 square feet of heated and cooled space. The units are 20 -feet wide and 62 -feet in length. A two car attached garage is proposed for each unit. A side yard setback of 4 -feet is proposed on the south side of each house and a 13 -foot front yard setback. The rear yard setback is indicated at 25 -feet and the side yard setback along the northern property line is proposed at 5 -feet. The site plan indicates the apartment/office/3-car garage containing 800 square feet of heated and cooled space. The unit is proposed with one or two bedrooms, one bath, a kitchen and laundry facilities. The applicant has indicated the developers will maintain ownership of this structure and the potential uses include a small office for one to five employees of Boyd Homes, Inc. The applicant has indicated the intent is to provide desk space for future employees. General office duties such as accounts payable, billing, payroll, planning and product selection will be conducted on the site. Construction, manufacturing, sales and client meetings will not be conducted in the office space or garage area. Five dedicated off-street parking spaces have been indicated on the site plan. Each of the five homes has a minimum usable private open space area of at least 760 square feet. The a pa rtmentloffice/ga rage has 400 square feet of usable private open space. The site plan indicates 3,750 square feet of common opens space in a 25 -foot by 150 -foot access/utility easement. Parking is not permitted within this space, however it is paved and is used as the driveway for all six buildings. Access to the homes and apartmeniloffice/garage will be from a curb -cut on 15th Street and an access/utility easement. The driveway and parking area behind each garage will be designated as access and utility easements. A six foot fence will be placed between each house along with the entire access and utility easement except for the 15th Street entrance. Three sides of the a pa rtment/office/ga rage will be fenced with six foot privacy fencing. The purpose of the fencing is to provide privacy, a sense of community, prevent walk-through traffic and prevent residents of the new development from parking in the alley. Construction materials proposed are brick foundation, alcoa or equivalent siding — 5" smooth lap, aluminum soffit/fascia, vinyl windows, wood or stain -grade fiberglass front door, fiberglass doors on side and back and architectural shingles. B. EXISTING CONDITIONS: There is a vacant duplex structure located on the site. To the east and south of the site are single-family homes. There are a number of uses in the area including Philander Smith College, Little Rock Public Schools, a branch of the Central Arkansas Library, a church, one and two family residences, office and commercial uses. The property to the west of the site is currently vacant. The area was formerly an apartment complex. K FILE NO.: Z -4607-A Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Downtown Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of West 15th Street and South Izard Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Pave the alley adjacent to the property providing at least 20 feet of asphalt. 4. Show proposed curb cut and curb radius on a revised plan to be used for access to residences. All driveways shall be concrete aprons per City Ordinance. The driveway must be designed for handicap access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension is required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 FILE NO.: Z -4607-A Cont. F. 1 SS UESITECHN ICAL/DESIGN: Building Code: If the building to be constructed is between 0 and 4 feet from the property line, that portion of the structure is required to be of one-hour fire resistance construction. Openings in that wall are restricted to varying degrees however, no openings are allowed in walls closer than 3 feet from the property line. An exception is that if there is a dedicated, platted, side yard building line which effectively serves as the permanent separation distance [for adjacent properties as well], which can not be amended or moved, the development must comply with the provisions of R104.11, 2006 IRC. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential Development to allow the creation of six single-family lots on a site formerly platted as two single family lots. A land use plan amendment for a change to Multi Family is a separate item on this agenda (LU07-08-01). Master Street Plan: Both Izard and 15th Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: According to the Master Street Plan Bicycle Section, a Class III bike route is planned for both Chester Street and Daisy Bates Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Reco sized Neighborhood Action Plan: The application area is included in the Downtown Neighborhood Action Plan. The Community Preservation Goal states: "Double our population from 7,000 to 14,000 in the next 15 years." Additional housing in this area is one way to bring new residents downtown. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a six foot, nine inch land use buffer next to residentially zoned property. Seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". M FILE NO.: Z -4607-A (Cont. G H 3. Any property zoned residential around this site will require a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, between this property and the residential area(s). 4. Street trees are required to be planted every thirty (30) linear foot along any/all streets. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMME (June 14, 2007) The applicant was not present. Staff presented an overview of the proposed development stating they would contact the applicant to resolve any questions and concerns raised during the preliminary review process. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the concerns raised during the initial review process. The applicant has indicated no dumpster will be located on the site, provided a building elevation for the proposed structure and indicated the total height for the proposed structures in the general notes section of the site plan. The applicant has indicated a screening fence will be placed along the southern and eastern perimeters of the site. In addition a four foot fence will be placed along the street sides of the development. The units are proposed as two story units with a maximum building height of 35 -feet. Although the site is not located within either the Central City Redevelopment Corridor Design Overlay District (CCRC) or the Capitol Zoning District the site is located very near each of these Districts. The applicant has indicated construction materials similar to the requirements of both these Districts containing wood, brick or a material that resembles wood. The CCRC requires buildings to be oriented consistent with that of other structures on the developed block face. A large portion of this area is vacant and there is not a true pattern to the developed block face in this area. The site plan indicates the placement of five single-family lots and one apartment/office/garage on the site. The single-family lots are proposed as 30 -foot by 100 -foot lots with a total lot area of 3,000 square feet. The apartment/office/garage is indicated on a 40 -foot by 50 -foot lot adjacent to an existing substandard alley. The homes are proposed with a 13 -foot front yard setback, 4 -foot side yard setback on the north and a 5 -foot side yard setback on the south sides of the structure and a 25 -foot rear yard setback. The entirety of the rear yard setback is located with a 15 -foot access easement with an additional 10 -foot access and 5 FILE NO.: Z -4607-A (Cont. utility easement. To allow for adequate maneuvering within the rear yard area, the majority of this area will be paved. The homes are proposed as 20 -feet wide and 60 -feet long. The heated and cooled space proposed is 1,496 square feet with a 400 square foot two car garage and 2,080 square feet under roof. The main floor contains the living area with a Yz bath and the second floor contains three bedrooms and two baths. Staff is supportive of the development of the five single-family homes as proposed. Staff is not supportive of allowing the apartment/office garage to locate on the site. Staff does not feel this is an appropriate location for an office serving one to five employees. In addition, staff feels with the placement of the office/a pa rtment/ga rage structure on the site, it appears to be over -building the site. Staff feels this 50 -foot by 40 -foot area would be better used as a common open space for the residents since each of the homes is limited in open space. The Downtown Neighborhood Action plan states a goal to double the population within the area in the next ten to fifteen years. The construction of new homes is a way to encourage the desired growth in the area. In addition this is an area under redevelopment and in staff's opinion diversity in housing types enhances the area and also encourages growth in an area. As stated staff feels the development of five homes on this site is an appropriate development for the site. Staff is not supportive of allow the apartment/office/garage. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Ms. Tina Boyd addressed the Commission on the merits of the request. She stated her desire was to include the development of the site as proposed to allow the development to be profitable. She stated her desire was to provide a property owners association to maintain the yard areas for the units. She stated without the sixth unit this was not possible. She stated she would provide the Commission with the numbers that indicated the funds necessary to provide the maintenance of landscaped areas. She provided the Commission with photos of the units she had built in the downtown area and the existing condition of the site. She stated her desire was to construct a quality home in the downtown area, which did not include a large yard area to maintain and the homes would be energy efficient. Mr. Gerald Turner had to leave but Chairman Stebbins read his comments into the record. Mr. Turner stated he supported the current Boyd Home development. He stated Boyd homes had become a staple to the downtown community through their development of both market and affordable homes. He stated essential to the continued momentum downtown, dense development will allow for the development of homes that provide needed in -fill development. Allowing the development provides a 0 FILE NO.: Z -4607-A (Cont. development incentive, which is essential to encouraging development in transitional neighborhoods. Ms. Barbara Smith addressed the Commission in opposition. She stated her home was located at 1515 Izard Street just south of the proposed development. She stated the neighbors were working to keep the area safe and did not desire low-income housing in the area. She stated the police department had worked with the neighborhood to clean up the area. She stated the previous owner and the present owner did not mow the site routinely. She stated she did not oppose development in the area. She stated she did oppose the development as proposed. Ms. Boyd stated the homes would not be low-income housing. She stated the homes would be marketed between $175,000 and $200,000. She stated each lot would contain a single home. She stated the development was not multi -family. There was a general discussion by the Commission as to the current uses as allowed. Staff stated presently the site was two lots and the site was zoned R-4, Two Family, which would allow for four units. The Commission questioned Ms. Boyd if she was willing to limit the number of units to five. Ms. Boyd stated she needed the sixth unit to make the project feasible. She stated the development was not multi -family but was single-family. The Commission stated based on the number of units per acre the development density was multi -family. Staff stated the sixth unit pushed the development over the threshold for low density residential. There was a general discussion concerning the office portion of the request. Staff stated this was an either or situation. The unit would be an apartment or an office for up to five employees. Ms. Boyd stated she was willing to limit the use of the office to Boyd Homes only and not allow any other office user to locate on the site. The Commission questioned staff if the limit was a part of the application. Staff stated the limit was a part of the applicant's proposal. Staff requested clarification on a statement made by the applicant concerning front porches. Ms. Boyd stated the front porches would be included in the indicated building envelope. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 6 ayes, 3 noes, 1 absent and 1 open position. 7 July 5, 2007 ITEM NO.: 9.1 NAME: Boyd Homes Short -form PD -R FILE NO.: 7-4607-A LOCATION: Located on the Southeast corner of West 15th and Izard Streets DEVELOPER: Tina Boyd Boyd Homes, Inc. 617 Cumberland Street Little Rock, AR 72202 SURVEYOR: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115-0604 AREA: 0.39 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 6 R-4, Two Family District FT. NEW STREET: 0 LF Single-family and Two Family Residences .� . PROPOSED USE: Single-family and Apartment/Office/Garage VARIAN CESMAIVERS REQUESTED: None requested_ BACKGROUND: An application to rezone this site to C-1, Neighborhood Commercial District was denied by the Planning Commission at their March 25, 1986, public hearing. The action was not appealed to the Board of Directors. A. PROPOSAL/REQUEST- The proposal is to allow five single-family homes and one apartment/office/garage constructed on six proposed lots. The existing lot is 100 -feet by 150 -feet. The area is proposed for subdivision into five (5) 30 -feet by 100 -feet lots and one (1 ) 40 -foot by 50 -foot lot. Five homes are proposed along Izard Street and one apartment/office/garage is proposed on a 40 -foot by 50 -foot July 5, 2007 SUBDIVISION ITEM NO.: 9.1 Cont. FILE NO.: Z -4607-A lot located adjacent to an existing alley. Each of the homes will have a two car garage and the loft/office will have parking for three cars as well as parking located off the existing alley. A six (6) foot wood fence is proposed along the eastern and southern perimeters of the site. A four foot picket fence is proposed along the street sides in the front yard areas. The homes are proposed with 1,500 square feet of heated and cooled space. The units are 20 -feet wide and 62 -feet in length. A two car attached garage is proposed for each unit. A side yard setback of 4 -feet is proposed on the south side of each house and a 13 -foot front yard setback. The rear yard setback is indicated at 25 -feet and the side yard setback along the northern property line is proposed at 5 -feet. The site plan indicates the apartment/office/3-car garage containing 800 square feet of heated and cooled space. The unit is proposed with one or two bedrooms, one bath, a kitchen and laundry facilities. The applicant has indicated the developers will maintain ownership of this structure and the potential uses include a small office for one to five employees of Boyd Homes, Inc. The applicant has indicated the intent is to provide desk space for future employees. General office duties such as accounts payable, billing, payroll, planning and product selection will be conducted on the site. Construction, manufacturing, sales and client meetings will not be conducted in the office space or garage area. Five dedicated off-street parking spaces have been indicated on the site plan. Each of the five homes has a minimum usable private open space area of at least 760 square feet. The a pa rtme nVoffice/g a rage has 400 square feet of usable private open space. The site plan indicates 3,750 square feet of common opens space in a 25 -foot by 150 -foot access/utility easement. Parking is not permitted within this space, however it is paved and is used as the driveway for all six buildings. Access to the homes and apartment/office/garage will be from a curb -cut on 15th Street and an access/utility easement. The driveway and parking area behind each garage will be designated as access and utility easements. A six foot fence will be placed between each house along with the entire access and utility easement except for the 15;x' Street entrance. Three sides of the a pa rtment/office/ga rage will be fenced with six foot privacy fencing. The purpose of the fencing is to provide privacy, a sense of community, prevent walk-through traffic and prevent residents of the new development from parking in the alley. Construction materials proposed are brick foundation, alcoa or equivalent siding — 5" smooth lap, aluminum soffit/fascia, vinyl windows, wood or stain -grade fiberglass front door, fiberglass doors on side and back and architectural shingles. B. EXISTING CONDITIONS: There is a vacant duplex structure located on the site. To the east and south of the site are single-family homes. There are a number of uses in the area 2 July 5, 2007 SUBDIVISION ITEM NO.: 9.1 Cont. FILE NO.: Z -4607-A including Philander Smith College, Little Rock Public Schools, a branch of the Central Arkansas Library, a church, one and two family residences, office and commercial uses. The property to the west of the site is currently vacant. The area was formerly an apartment complex. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Downtown Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of West 15th Street and South Izard Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Pave the alley adjacent to the property providing at least 20 feet of asphalt. 4. Show proposed curb cut and curb radius on a revised plan to be used for access to residences. All driveways shall be concrete aprons per City Ordinance. The driveway must be designed for handicap access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension is required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 July 5, 2007 SUBDIVISION ITEM NO.: 9.1 Cont. FILE NO.: Z -4607-A Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: If the building to be constructed is between 0 and 4 feet from the property line, that portion of the structure is required to be of one-hour fire resistance construction. Openings in that wall are restricted to varying degrees however, no openings are allowed in walls closer than 3 feet from the property line. An exception is that if there is a dedicated, platted, side yard building line which effectively serves as the permanent separation distance [for adjacent properties as well], which can not be amended or moved, the development must comply with the provisions of R104.11, 2006 IRC. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential Development to allow the creation of six single-family lots on a site formerly platted as two single family lots. A land use plan amendment for a change to Multi Family is a separate item on this agenda (LU07-08-01). Master Street Plan: Both Izard and 15th Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: According to the Master Street Plan Bicycle Section, a Class III bike route is planned for both Chester Street and Daisy Bates Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recocinized Neighborhood Action Plan: The application area is included in the Downtown Neighborhood Action Plan. The Community Preservation Goal states: "Double our population from 7,000 to 14,000 in the next 15 years." Additional housing in this area is one way to bring new residents downtown. 0 July 5, 2007 SUBDIVISION ITEM NO.: 9.1 Landscape: FILE NO.: Z -4607-A Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a six foot, nine inch land use buffer next to residentially zoned property. Seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". 3. Any property zoned residential around this site will require a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, between this property and the residential area(s). 4. Street trees are required to be planted every thirty (30) linear foot along any/all streets. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was not present. Staff presented an overview of the proposed development stating they would contact the applicant to resolve any questions and concerns raised during the preliminary review process. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the concerns raised during the initial review process. The applicant has indicated no dumpster will be located on the site, provided a building elevation for the proposed structure and indicated the total height for the proposed structures in the general notes section of the site plan. The applicant has indicated a screening fence will be placed along the southern and eastern perimeters of the site. In addition a four foot fence will be placed along the street sides of the development. The units are proposed as two story units with a maximum building height of 35 -feet. Although the site is not located within either the Central City Redevelopment Corridor Design Overlay District (CCRC) or the Capitol Zoning District the site is located very near each of these Districts. The applicant has indicated construction materials similar to the requirements of both these Districts containing wood, brick or a material that resembles wood. The CCRC requires buildings to be oriented consistent with that of other structures on the developed 5 July 5, 2007 SUBDIVISION ITEM NO.: 9.1 (Cont.) FILE NO.: Z -4607-A block face. A large portion of this area is vacant and there is not a true pattern to the developed block face in this area. The site plan indicates the placement of five single-family lots and one apartment/office/garage on the site. The single-family lots are proposed as 30 -foot by 100 -foot lots with a total lot area of 3,000 square feet. The apartment/office/garage is indicated on a 40 -foot by 50 -foot lot adjacent to an existing substandard alley. The homes are proposed with a 13 -foot front yard setback, 4 -foot side yard setback on the north and a 5 -foot side yard setback on the south sides of the structure and a 25 -foot rear yard setback. The entirety of the rear yard setback is located with a 15 -foot access easement with an additional 10 -foot access and utility easement. To allow for adequate maneuvering within the rear yard area, the majority of this area will be paved. The homes are proposed as 20 -feet wide and 60 -feet long. The heated and cooled space proposed is 1,496 square feet with a 400 square foot two car garage and 2,080 square feet under roof. The main floor contains the living area with a Yz bath and the second floor contains three bedrooms and two baths. Staff is supportive of the development of the five single-family homes as proposed. Staff is not supportive of allowing the apartment/office garage to locate on the site. Staff does not feel this is an appropriate location for an office serving one to five employees. In addition, staff feels with the placement of the office/a pa rtment/g a rage structure on the site, it appears to be over -building the site. Staff feels this 50 -foot by 40 -foot area would be better used as a common open space for the residents since each of the homes is limited in open space. The Downtown Neighborhood Action plan states a goal to double the population within the area in the next ten to fifteen years. The construction of new homes is a way to encourage the desired growth in the area. In addition this is an area under redevelopment and in staff's opinion diversity in housing types enhances the area and also encourages growth in an area. As stated staff feels the development of five homes on this site is an appropriate development for the site. Staff is not supportive of allow the apartment/office/garage. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Ms. Tina Boyd addressed the Commission on the merits of the request. She stated her desire was to include the development of the site as proposed to allow the development to be profitable. She stated her desire was to provide a property owners association to 0 July 5, 2007 SUBDIVISION ITEM NO.: 9.1 (Cont. FILE NO.: Z -4607-A maintain the yard areas for the units. She stated without the sixth unit this was not possible. She stated she would provide the Commission with the numbers that indicated the funds necessary to provide the maintenance of landscaped areas. She provided the Commission with photos of the units she had built in the downtown area and the existing condition of the site. She stated her desire was to construct a quality home in the downtown area, which did not include a large yard area to maintain and the homes would be energy efficient. Mr. Gerald Turner had to leave but Chairman Stebbins read his comments into the record. Mr. Turner stated he supported the current Boyd Home development. He stated Boyd homes had become a staple to the downtown community through their development of both market and affordable homes. He stated essential to the continued momentum downtown, dense development will allow for the development of homes that provide needed in -fill development. Allowing the development provides a development incentive, which is essential to encouraging development in transitional neighborhoods. Ms. Barbara Smith addressed the Commission in opposition. She stated her home was located at 1515 Izard Street just south of the proposed development. She stated the neighbors were working to keep the area safe and did not desire low-income housing in the area. She stated the police department had worked with the neighborhood to clean up the area. She stated the previous owner and the present owner did not mow the site routinely. She stated she did not oppose development in the area. She stated she did oppose the development as proposed. Ms. Boyd stated the homes would not be low-income housing. She stated the homes would be marketed between $175,000 and $200,000. She stated each lot would contain a single home. She stated the development was not multi -family. There was a general discussion by the Commission as to the current uses as allowed. Staff stated presently the site was two lots and the site was zoned R-4, Two Family, which would allow for four units. The Commission questioned Ms. Boyd if she was willing to limit the number of units to five. Ms. Boyd stated she needed the sixth unit to make the project feasible. She stated the development was not multi -family but was single-family. The Commission stated based on the number of units per acre the development density was multi -family. Staff stated the sixth unit pushed the development over the threshold for low density residential. There was a general discussion concerning the office portion of the request. Staff stated this was an either or situation. The unit would be an apartment or an office for up to five employees. Ms. Boyd stated she was willing to limit the use of the office to Boyd Homes only and not allow any other office user to locate on the site. The Commission 7 July 5, 2007 SUBDIVISION ITEM NO.: 9.1 (Cont. FILE NO.: Z -4607-A questioned staff if the limit was a part of the application. Staff stated the limit was a part of the applicant's proposal. Staff requested clarification on a statement made by the applicant concerning front porches. Ms. Boyd stated the front porches would be included in the indicated building envelope. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 6 ayes, 3 noes, 1 absent and 1 open position. ITEM NO.: 9.1. Z -4607-A NAME: Boyd Homes Short -form PD -R LOCATION: located on the Southeast corner of West 15th and Izard Streets Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. The cover letter indicates variances being requested. With the proposed site plan being considered a rezoning to PD -R no variances are required. These are variations from the typical minimum ordinance standards. 3. The alley cannot be fenced. How will turn-arounds be handled for persons entering the site? 4. Will there be a dumpster located on the site? If so provide the location for the dumpster and the days and hours of service. 5. Will there be any signage as a part of the development? If so provide the location along with a note indicating the total area and height. 6. Staff feels the development a little too intense as proposed. Consider reducing the number of proposed lots to allow for additional livability for the units. 7. Provide a building elevation for the proposed structures. Variance/Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of West 15th Street and South Izard Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Pave the alley adjacent to the property providing at least 20 feet of asphalt. 4. Show proposed curb cut and curb radius on a revised plan to be used for access to residences. All driveways shall be concrete aprons per City Ordinance. The driveway must be designed for handicap access. Utilities and Fire Department/County Planning: Wastewater: A sewer main extension is required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Item # 9. 1, Center -Point Energy: Approved as submitted. AT and 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential Development to allow the creation of six single family lots on a site formerly platted as two single family lots. A land use plan amendment for a change to Multi Family is a separate item on this agenda (LU07-08-01). Master Street Plan: Both Izard and 15th Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: According to the Master Street Plan Bicycle Section, a Class III bike route is planned for both Chester Street and Daisy Bates Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The application area is included in the Downtown Neighborhood Action Plan. The Community Preservation Goal states: "Double our population from 7,000 to 14,000 in the next 15 years." Additional housing in this area is one way to bring new residents downtown. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Item # 9.1. 2. The access to the rear garages is questionable. 3. The zoning buffer ordinance requires a six foot, nine inch land use buffer next to residentially zoned property. Seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". 4. Any property zoned residential around this site will require a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, between this property and the residential area(s). 5. Street trees are required to be planted every thirty (30) linear foot along any/all streets. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 9.1.