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HomeMy WebLinkAboutZ-4607-B Staff AnalysisFILE NO.: Z -4607-B NAME: Boyd 15th and Izard Streets Short -form PD -R LOCATION: Located on the Southeast corner of 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 ROPOSED ZONING: NUMBER OF LOTS: 6 R-4, Two Family District FT. NEW STREET: 0 LF Single-family and Two Family Residences .m PROPOSED USE: Single-family 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. On July 5, 2007, the Little Rock Planning Commission approved a request to rezone the site from R-4, Two-family District to PD -R. On August 6, 2007, the Little Rock Board of Directors denied this request. The proposal was to allow five single-family homes and one apartmentlofficelgarage constructed on a sixth proposed lot. The area was proposed for subdivision into five (5) 30 -feet by 100 -feet lots and one (1) 40 -foot by 50 -foot lot. Five homes were proposed along Izard Street and one FILE NO.: Z -4607-B (Cont. a pa rtment/office/ga rage was proposed on a 40 -foot by 50 -foot lot located adjacent to an existing alley. Each of the homes would have a two car garage and the loft/office would have parking for three cars as well as parking located off the existing alley. A six (6) foot wood fence was proposed along the eastern and southern perimeters of the site. The homes were proposed with 1,500 square feet of heated and cooled space. The units were 20 -feet wide and 62 -feet in length. A two car attached garage was proposed for each unit. A side yard setback of 4 -feet was proposed on the south side of each house and a 13 -foot front yard setback. The rear yard setback was indicated at 25 -feet and the side yard setback along the northern property line was proposed at 5 -feet. A. PROPOSAL/REQUEST: The development is now proposed with five single-family homes facing Izard Street with rear loaded garages. The homes are proposed with 1,500 square feet of heated and cooled space and a two car attached garage. The units will be 20 -feet wide and 62 -feet in length. The units are proposed with a maximum building height of 35 -feet. Each unit will have a front porch of 8 -feet by 20 -feet located behind the front setback. A single access drive is proposed from West 15th Street. The lots are proposed as 30 -feet by 100 -feet with a total of 3,000 square feet. Lots 4 and 5 are 30 -feet by 150 -feet for a total of 4,500 square feet. Setbacks are proposed as 4 -feet along the south side of each home and 5 -feet along the north side of each home. The front setback is indicated at 13 -feet from the edge of the sidewalk or front property line. A 25 -foot rear yard setback is proposed. Homes 1 — 3 will have 760 square feet of usable private open space, home 4 will have 1,560 square feet of usable private open space and home 5 has 1,960 square feet of usable private open space. A total of 3,750 square feet of common open space in a 25 -foot by 150 -foot access and utility easement is indicated. The Original City of Little Rock subdivision bill of assurance is not legible (or is out of date). The Pulaski County Circuit Clerk's office provided the original records, but no specific information was found that would be useful to this zoning request. 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. FA FILE NO.: Z -4607-B (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. Repair or replace any curb and gutter or sidewalk that is damaged in- the public right-of-way prior to occupancy. 2. A 20 foot radial dedication of right -of --way is required at the intersection of West 15th Street and South Izard Street. 3. All driveways shall be concrete aprons per City Ordinance and not exceed 20 feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: 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 meters. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIG 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 Short form PD -R. The request does not require a change to the Land Use Plan. Kj FILE NO.: Z -4607-B Cont. Master Street Plan: Izard and 15th Streets are both 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. Bicycle Plan: There are no bike routes in the immediate vicinity. Nei hborhood Action Plan: This area is covered under the Downtown Neighborhood Action Plan. The Housing goal states: "Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are needed along both West 15th Streets and along South Izard Streets. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was not present. Staff presented an overview stating there were no outstanding technical issues associated with the request in need of addressing. Commissioner Yates questioned if the application was substantially different than the application recently denied by the Board of Directors. Staff stated by removing the apartment/office/garage the application was substantially different. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS. There were no technical issues in need of addressing raised at the October 18, 2007, Subdivision Committee meeting. The applicant is proposing the development of this site with five single-family homes constructed on lots 3,000 square feet in area. 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 Y2 bath and the second floor contains three bedrooms and two baths. M FILE NO.: Z -4607-B Cont. 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 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. A screening fence will be placed along the southern and eastern perimeters of the site and a four foot fence will be placed along the street sides of the development. Staff is supportive of the development of the five single-family homes as proposed. 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 staffs opinion diversity in housing types enhances the area and also encourages growth in an area. To staff's knowledge there are no outstanding technical issues associated with the request. !. STAFF RECOMMENDATIONS: 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: (NOVEMBER 8, 2007) 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. Ms. Tina Boyd addressed the Commission on the merits of her request. She stated the development was single-family and her desire was to add new homes through in -fill development to the downtown area. Ms. Barbra Brown addressed the Commission in opposition of the request. She stated the development was proposed to dense for the area. She stated the development would look like the 1950 shot -gun houses and felt the site should be developed with a 5 FILE NO.: Z -4607-B (Cont. lesser number than was being proposed. She stated the site would allow for the development of two duplex units or four units. She stated the development of five units was too intense. She stated the neighborhood wanted new development but wanted quality development. Ms. Boyd stated the units would be two story units. She stated based on the present lot configuration she could develop the property with six units of duplex housing. She stated the development was different that the previous proposal in that the apartment was no longer being requested. She stated the development would be owner occupied new single-family homes with setbacks similar to the new homes being constructed in the downtown area. 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 11 ayes, 0 noes and 0 absent. [:1 November 8, 2007 ITEM NO_: 10 FILE NO.: Z -4607-B NAME: Boyd 15th and Izard Streets Short -form PD -R LOCATION: Located on the Southeast corner of 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 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. On July 5, 2007, the Little Rock Planning Commission approved a request to rezone the site from R-4, Two-family District to PD -R. On August 6, 2007, the Little Rock Board of Directors denied this request. The proposal was to allow five single-family homes and one apartment/office/garage constructed on a sixth proposed lot. The area was proposed for subdivision into five (5) 30 -feet by 100 -feet lots and one (1) 40 -foot by 50 -foot lot. Five homes were proposed along Izard Street and one November 8, 2007 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4607-B apartment/office/garage was proposed on a 40 -foot by 50 -foot lot located adjacent to an existing alley. Each of the homes would have a two car garage and the loft/office would have parking for three cars as well as parking located off the existing alley. A six (6) foot wood fence was proposed along the eastern and southern perimeters of the site. The homes were proposed with 1,500 square feet of heated and cooled space. The units were 20 -feet wide and 62 -feet in length. A two car attached garage was proposed for each unit. A side yard setback of 4 -feet was proposed on the south side of each house and a 13 -foot front yard setback. The rear yard setback was indicated at 25 -feet and the side yard setback along the northern property line was proposed at 5 -feet. A. PROPOSAUREQUEST: The development is now proposed with five single-family homes facing Izard Street with rear loaded garages. The homes are proposed with 1,500 square feet of heated and cooled space and a two car attached garage. The units will be 20 -feet wide and 62 -feet in length. The units are proposed with a maximum building height of 35 -feet. Each unit will have a front porch of 8 -feet by 20 -feet located behind the front setback. A single access drive is proposed from West 15th Street. The lots are proposed as 30 -feet by 100 -feet with a total of 3,000 square feet. Lots 4 and 5 are 30 -feet by 150 -feet for a total of 4,500 square feet. Setbacks are proposed as 4 -feet along the south side of each home and 5 -feet along the north side of each home. The front setback is indicated at 13 -feet from the edge of the sidewalk or front property line. A 25 -foot rear yard setback is proposed. Homes 1 — 3 will have 760 square feet of usable private open space, home 4 will have 1,560 square feet of usable private open space and home 5 has 1,960 square feet of usable private open space. A total of 3,750 square feet of common open space in a 25 -foot by 150 -foot access and utility easement is indicated. The Original City of Little Rock subdivision bill of assurance is not legible (or is out of date). The Pulaski County Circuit Clerk's office provided the original records, but no specific information was found that would be useful to this zoning request. 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. 2 November 8, 2007 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4607-B 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 15th Street and South Izard Street. 3. All driveways shall be concrete aprons per City Ordinance and not exceed 20 feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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 meters. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planninq 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 Short form PD -R. 3 November 8, 2007 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4607-B The request does not require a change to the Land Use Plan. Master Street Plan: Izard and 15th Streets are both 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. Bicycle Plan: There are no bike routes in the immediate vicinity. Nei hborhood Action Plan: This area is covered under the Downtown Neighborhood Action Plan. The Housing goal states: "Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are needed along both West 15th Streets and along South Izard Streets. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was not present. Staff presented an overview stating there were no outstanding technical issues associated with the request in need of addressing. Commissioner Yates questioned if the application was substantially different than the application recently denied by the Board of Directors. Staff stated by removing the apartment/office/garage the application was substantially different. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 0 November 8, 2007 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4607-B H. ANALYSIS: There were no technical issues in need of addressing raised at the October 18, 2007, Subdivision Committee meeting. The applicant is proposing the development of this site with five single-family homes constructed on lots 3,000 square feet in area. 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 %2 bath and the second floor contains three bedrooms and two baths. 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 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. A screening fence will be placed along the southern and eastern perimeters of the site and a four foot fence will be placed along the street sides of the development. Staff is supportive of the development of the five single-family homes as proposed. 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 staffs opinion diversity in housing types enhances the area and also encourages growth in an area_ To staff's knowledge there are no outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: 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. A r { November 8, 2007 SUBDIVISION ITEM NO.: 10 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -4607-B (NOVEMBER 8, 2007) 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. Ms. Tina Boyd addressed the Commission on the merits of her request. She stated the development was single-family and her desire was to add new homes through in -fill development to the downtown area. Ms. Barbra Brown addressed the Commission in opposition of the request. She stated the development was proposed to dense for the area. She stated the development would look like the 1950 shot -gun houses and felt the site should be developed with a lesser number than was being proposed. She stated the site would allow for the development of two duplex units or four units. She stated the development of five units was too intense. She stated the neighborhood wanted new development but wanted quality development. Ms. Boyd stated the units would be two story units. She stated based on the present lot configuration she could develop the property with six units of duplex housing. She stated the development was different that the previous proposal in that the apartment was no longer being requested. She stated the development would be owner occupied new single-family homes with setbacks similar to the new homes being constructed in the downtown area. 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 11 ayes, 0 noes and 0 absent. L ITEM NO.: 10. Z -4607-B NAME: Boyd 15th and Izard Streets Short -form PD -R LOCATION: located on the Southeast corner of 15th and Izard Streets Plannina Staff Comments: 1. Provide notification of all property owners located within 200 -feet 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 October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 15th Street and South Izard Street. 3. All driveways shall be concrete aprons per City Ordinance and not exceed 20 feet in width. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enera : 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 meters. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 10 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 Short form PD -R. The request does not require a change to the Land Use Plan. Master Street Plan: Izard and 15th Streets are both 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. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered under the Downtown Neighborhood Action Plan. The Housing goal states: "Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are needed along both West 15th Streets and along South Izard Streets. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 10