HomeMy WebLinkAboutZ-5661 Staff AnalysisFILE NO.: Z -5661-A
NAME: Gray - PD -R Re-establishment
LOCATION: 2016 N. Van Buren Street
DEVELOPER:
ENGINEER:
James H. Gray 011en Dee Wilson
and Nancy P. Wade 2523 N. Willow Street
2016 N. Van Buren Street N. Little Rock, AR 72114
Little Rock, AR 72207
AREA: 0.161 Acres
NUMBER OF LOTS:
2
FT. NEW
STREET: 0
ZONING: R-2
ALLOWED USES:
Two
Single -Family
Residences
PROPOSED USE: Two Single -Family Residences
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
On April 20, 1993, the Board of Directors approved Ordinance
#16,403 establishing the Gray -- Short -Form PD -R. The proposal
was to divide the single 50 foot by 140 foot lot, on which two
single family residences are presently situated, to allow
separate financing and ownership of the two residences. The
developer also was approved for a building addition to the
southernmost structure.
A. PROPOSAL/RE VEST:
The previous PD -R has expired and the applicant is
requesting to re-establish it. This is due to the fact that
the lots were not final platted nor was the building
addition done.
The proposed site plan is the same as previously approved
with one exception. The proposed building addition to the
southernmost residence is approximately 50 percent less than
was previously approved.
FILE NO.: Z -5661-A Cont.
B.
C.
FoR
E.
F.
EXISTING CONDITIONS:
The site contains two single family residences. There are
single-family residences to the north, east and west.
Commercial uses exist to the south, along Kavanaugh Blvd.
NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Heights Neighborhood Association was notified
of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show FIRM Community Panel #050181 0004E, effective
November 3, 1993 flood zone on plat.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Appropriate handicap ramps will be required per current
ADA standards.
4. Obtain permits for improvements within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
5. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer main located on south property line.
Contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planningr : No Comment.
LATA: The site is within one block of Central Arkansas
Transit's bus route's #1 (Pulaski Height) and #21 (Pleasant
Valley).
ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Heights/Hillcrest
District. The Plan recommends Single Family. There is no
Plan issue.
2
FILE NO.: z -5661-A Cont.
Landscape Issues: No Comment.
G. ANALYSIS•
There are no outstanding issues associated with the site
plan. Public Works has withdrawn the request for a 20 foot
radial dedication, as it has been determined that adequate
right-of-way currently exists. Parking exists on the site
to serve the southernmost dwelling. The occupants of the
other dwelling will continue to utilize on -street parking as
they have for a number of years. There should be no parking
problems.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -R with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Wastewater Comment
3. Both lots must be final platted.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
James Gray and Nancy Wade were present, representing the
application. Staff gave a brief description of the proposal.
The main topic of discussion was the required 20 foot radial
dedication. The applicants indicated that a waiver would be
requested. However Public Works has withdrawn the request for
dedication as noted above.
There being no further issues for discussion, the Committee
forwarded the issue to the Commission for resolution.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
11 ayes and 0 nays.
3
Commission for inclusion
as recommended by staff.
motion passed by a vote of
April 30, 1998
ITEM NO.: 10 FILE NO.: Z -5661-A
NAME: Gray - PRD Re-establishment
LOCATION: 2016 N. Van Buren Street
DEVELOPER: ENGINEER:
James H. Gray 011en Dee Wilson
and Nancy P. Wade 2523 N. Willow Street
2016 N. Van Buren Street N. Little Rock, AR 72114
Little Rock, AR 72207
AREA: 0.161 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Two Single -Family Residences
PROPOSED USE:
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
Two Single -Family Residences
On April 20, 1993, the Board of Directors approved Ordinance
#16,403 establishing the Gray -- Short -Form PRD. The proposal
was to divide the single 50 foot by 140 foot lot, on which two
single family residences are presently situated, to allow
separate financing and ownership of the two residences. The
developer also was approved for a building addition to the
southernmost structure.
A. PROPOSAL/REQUEST:
The previous PRD has expired and the applicant is requesting
to re-establish it. This is due to the fact that the lots
were not final platted nor was the building addition done.
The proposed site plan is the same as previously approved
with one exception. The proposed building addition to the
southernmost residence is approximately 50 percent less than
was previously approved.
April 30, 1998
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -5651-A
B. EXISTING CONDITIONS:
The site contains two single family residences. There are
single-family residences to the north, east and west.
Commercial uses exist to the south, along Kavanaugh Blvd.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. The Heights Neighborhood Association was notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show FIRM Community Panel #050181 0004E, effective
November 3, 1993 flood zone on plat.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Appropriate handicap ramps will be required per current
ADA standards.
4. Obtain permits for improvements within proposed or
existing right-of-way from Traffic Engineering prior to
construction in right-of-way.
5. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located on south property line.
Contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment.
CATA: The site is within one block of Central Arkansas
Transit's bus route's #1 (Pulaski Height) and #21 (Pleasant
Valley).
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is in the Heights/Hillcrest
District. The Plan recommends Single Family. There is no
Plan issue.
2
April 30, 1998
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -5661-A
Landscape Issues: No Comment.
G. ANALYSIS•
There are no outstanding issues associated with the site
plan. Public Works has withdrawn the request for a 20 foot
radial dedication, as it has been determined that adequate
right-of-way currently exists. Parking exists on the site
to serve the southernmost dwelling. The occupants of the
other dwelling will continue to utilize on -street parking as
they have for a number of years. There should be no parking
problems.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PRD with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Wastewater Comment
3. Both lots must be final platted.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 9, 1998)
James Gray and Nancy Wade were present, representing the
application. Staff gave a brief description of the proposal.
The main topic of discussion was the required 20 foot radial
dedication. The applicants indicated that a waiver would be
requested. However Public Works has withdrawn the request for
dedication as noted above.
There being no further issues for discussion, the Committee
forwarded the issue to the Commission for resolution.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
it ayes and 0 nays.
3
Commission for inclusion
as recommended by staff.
motion passed by a vote of
FILE NO.• Z-5661
NAME: Gray - PRD Short -form
LOCATION: Southwest corner of North Van Buren Street and Stonewall
Road
DEVELOPER: ENGINEER:
JIM GRAY AND VAL HANSEN OLLEN DEE. WILSON
1824 North Hughes 2523 North Willow Street
Little Rock, AR 72207 North Little Rock, AR 72114
663-7813 758-8333
AREA: 0.161 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2 to PRD
PLANNING DISTRICT: 4
CENSUS TRACT• 16
VARIANCES REQUESTED:
STATEMENT OF PRQPOSAL:
PROPOSED USS: Single Family Residential
None
This developer proposes to divide a single 50 foot by 140 foot lot
on which two single family residences are presently situated to
allow separate financing and ownership of the two residences. The
residence facing North Van Buren, identified as 2016 North Van
Buren, has an existing single car garage and concrete drive. The
residence facing Stonewall Road, identified as 5101 Stonewall, does
not currently have off-street parking provided to it; however, the
developer proposes to construct a driveway off Stonewall Road along
the west property line.
The developer proposes to construct an addition to the rear
residence, 2016 North Van Buren, which would wrap around the west
and south faces of the existing residence. The addition would
maintain a 6 foot setback from the west and south property lines.
A. PROPQSALIRE UEST:
The applicAut proposes the creation of two 50 foot by 70 foot
residential lots in lieu of a single 50 foot by 140 foot
residential lot. The lot on the north portion of the parcel
would contain the existing residence at 5101 Stonewall Road;
the lot on the south would contain 2016 North Van Buren.
Adequate off-street parking exists for 2016 North Van Buren.
It is proposed that the construction of a parking pad and
driveway along the west parking line would provide the off-
street parking requirements for 5101 Stonewall Road.
FILE NO.: Z-5661(Cont.)
B. EXISTING CONDITIONS:
The residence at 5101 Stonewall was the originally constructed
residence on the property. The developer relates that in the
1940's the rear structure was added to the property. Over the
past several years, the two houses have been used as rental
property.
The rear residence abuts a C-3 zoning; Cheers Restaurant at
2010 North Van Buren occupies the abutting property. Other
property to the east, north and.west are single family
residences. The lot across the street on Stonewall, at the
northwest corner of Stonewall and Van Buren is, like the
subject property, occupied by two single family residences on
one lot, one facing the Stonewall on the south and one facing
the east onto Van Buren. The roadways are established curb
and gutter streets.
C. ENGINEERING/UTILITY CObMNT:
AP&L, Arkla, Southwestern Bell Telephone Company, Little Rock
Municipal Water Works, Little Rock Waste Water Utility and
Public Works all responded that there were no objections or
"no comment" on the proposed item.
D. ISSUE LEGAL TECH ICAL DESIGN:
Since, according to the present Subdivision Ordinance, the
minimum single family lot size is 60 feet by 100 feet, to
accomplish what the applicant wants to do (i.e., to divide the
property so separate financing can be obtained on the
dwellings). The PRD was the technique chosen by the applicant
to accomplish this.
The following needs to be included on the plat:
1. The dimensions of each of the proposed new lots.
2. Show the existing driveway to 2016 North Van Buren and
designate the location of the garage.
3. Show the location, to scale, of the proposed driveway to
5101 Stonewall Road.
E. ANALYSIS•
The situation of the two residences on one nonconforming lot
has been in existence on this site for approximately 50 years.
There is a similar situation across the street. Commercial
property lies adjacent to the property to the south. The
applicant intends to improve the property with a major
addition and renovation of 2016 North Van Buren, then intends
2
FILE NO.: Z-5661 Cont.
to live in 2016 North Van Buren. Allowing the nonconforming
use to continue does not appear to have negative ramifications
for the neighborhood; in fact, approving the applicant's
request would seem to have the positive effect of solidifying
the neighborhood as residential and forestalling any further
encroachment of commercial development into the residential
neighborhood.
F. STAFF RECOMMENDATIONS:
The staff recommends approval of the application contingent
upon the Engineering providing the information requested and
amending the plat as indicated.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 1993)
Mr. James Gray was present to present his case. After a brief
presentation by Mr. Gray and staff, then a discussion by members of
the Subdivision Committee, the Committee recommended forwarding
this item to the Commission for approval.
PLANNING COMMISSION ACTION: (MARCH 9, 1993)
The applicant, Mr. Jim Gray, was present. There was no one else
present, either for or against the issue, who made their presence
known.
Staff presented the item, recommending approval of the item, but
indicating that there had been deviation from Planning Commission
Bylaws on the part of the applicant in the notification protocol.
Staff explained that Mr. Gray had reported that his partner's
secretary could not produce evidence that she had mailed the
notices to the property owners within 200 feet. Mr. Gray was asked
to expand on this explanation.
Mr. Gray said that, indeed, he had gives the list of property
owners he had gotten from Beach Abstract to the secretary with
instructions to mail them "Certified, Return Receipt Requested"
fifteen days prior to the hearing date. when he had asked for the
white retained slips and/or returned "green cards", she could not
produce either.. She aired him that she had mailed them as
instructed, Mr. Gray added. Mr. Gray produced one of the mailed
certified envelopes given to him by one of the property owners.
Staff had also heard from one of the residents who had gotten a
letter of notification. Mr. Gray reported that, at staff's
suggestion, he had made, over the previous week -end, personal
contact with nearly all the property owners on the list prepared by
Beach Abstract. Only those with post office box addresses which he
could not locate were not contacted. He confirmed that the
required sign was posted. Mr. Gray asked the Commission to waive
the bylaw requirement for notification by certified mail and
recommend to the Board of Directors approval of the "PRD".
3
FILF Z-5661 n
A motion was made and seconded to waive the bylaw requirement for
notification by certified mail. The motion carried with
9 ayes, 1 nay and 1 absent.
A motion was made and seconded to recommend to the Board of
Directors the approval of the "PRD". The motion passed with
9 ayes, 1 nay and 1 absent.
4
1. Meeting Date: April 20, 1993
2. Case No.: Z-5661
3. Request: Approval of Gray PRD
4. Location: Southwest corner of North Van Buren Street
and Stonewall Road
5. Owner/Applicant: Jim Gray and Val Hansen
6. Existing Status: Existing property contains two single
family residences.
7. Proposed ❑se: Existing residences to remain. South
residence to be remodeled and have add-on constructed
to extend to building lines on west and south.
8. Staff_ Recommendation: Approval
9. Planning Commission Recommendation: Approval
10. Conditions or Issues Remaining to be Resolved: None
11. Right -of -Way Issues: None
12. Recommendation Forwarded With: N/A
13. Cb�ectors: None
14. Neighborhood Plan: Hillcrest (4)
INFORMATION RELATIVE TO PLANNING COMMISSION
FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING
ON APRIL 20, 1993
ITEM NO.: Z-5661 REQUEST: Approval of the Gray PRD at
southwest corner of North Van
Buren and Stonewall Road.
Planning
Staff
Recommends: Approval
Planning
Commission
Recommends: Approval
Remaining issues: None
Vote: 9 Ayes IA� Noes 1 Absent
ITEM NO.: REQUEST:
Planning
Staff
Recommends:
Planning
Commission
Recommends:
Abstention
Remaining issues:
Vote: Ayes Noes Absent Abstention
ITEM NO.: REQUEST:
Planning
Staff
Recommends:
Planning
Commission
Recommends:
Remaining issues:
Vote: Ayes Noes Absent Abstention
-t March 9, '1993
ITEM NO.: 4 FILE NO.: Z-5661
NAME: Gray - PRD Short -form
LOCATION: Southwest corner of North Van Buren Street and Stonewall
Road
DEVELOPER: ENGINEER•
JIM GRAY AND VAL HANSEN OLLEN DEE WILSON
1824 North Hughes 2523 North Willow Street
Little Rock, AR 72207 North Little Rock, AR 72114
663-7813 758-8333
AREA: 0.161 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2 to PRD PROPOSED USES:
PLANNING DISTRICT: 4
CENSUS TRACT: 16
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
Single Family Residential
This developer proposes to divide a single 50 foot by 140 foot lot
on which two single family residences are presently situated to
allow separate financing and ownership of the two residences. The
residence facing North Van Buren, identified as 2016 North Van
Buren, has -an existing single car garage and concrete drive. The
residence facing Stonewall Road, identified as 5101 Stonewall, does
not currently have off-street parking provided to it; however, the
developer proposes to construct a driveway off Stonewall Road along
the west property line.
The developer proposes to construct an addition to the rear
residence, 2016 North Van Buren, which would wrap around the west
and south faces of the existing residence. The addition would
maintain a 6 foot setback from the west and south property lines.
A. PROPOSAL/REQUEST:
The applicant proposes the creation of two 50 foot by 70 foot
residential lots in lieu of a single 50 foot by 140 foot
residential lot. The lot on the north portion of the parcel
would contain the existing residence at 5101 Stonewall Road;
the lot on the south would contain 2016 North Van Buren.
C
March 9, 1993
SUBDIVISION
ITEM NO.: 4 Cont. FILE NO.: z-5561
E. ANALYSIS•
The situation of the two residences on one nonconforming lot
has been in existence on this site for approximately 50 years.
There is a similar situation across the street. Commercial
property lies adjacent to the property to the south. The
applicant intends to improve the property with a major
addition and renovation of 2016 North Van Buren, then intends
to live in 2016 North Van Buren. Allowing the nonconforming
use to continue does not appear to have negative ramifications
for the neighborhood; in fact, approving the applicant's
request would seem to have the positive effect of solidifying
the neighborhood as residential and forestalling any further
encroachment of commercial development into the residential
neighborhood.
F. STAFF RECOMMENDATIONS:
The staff recommends approval of the application contingent
upon the Engineering providing the information requested and
amending the plat as indicated.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 1993)
Mr. James Gray was present to present his case. After a brief
presentation by Mr. Gray and staff, then a discussion by members of
the Subdivision Committee, the Committee recommended forwarding
this item to the Commission for approval.
PLANNING COMMISSION ACTION: (MARCH 9, 1993)
The applicant, Mr. Jim Gray, was present. There was no one else
present, either for or against the issue, who made their presence
known.
Staff presented the item, recommending approval of the item, but
indicating that there had been deviation from Planning Commission
Bylaws on the part of the applicant in the notification protocol.
Staff explained that Mr. Gray had reported that his partner's
secretary could not produce evidence that she had mailed the
notices to the property owners within 200 feet. Mr. Gray was asked
to expand on this explanation.
Mr. Gray said that, indeed, he had given the list of property
owners he had gotten from Beach Abstract to the secretary with
instructions to mail them "Certified, Return Receipt Requested"
-»- March 9,'1993
SUBDIVISloz�
ITEM N.9.: 4 _ (Cont,) _ FILE NO.: Z-5561
fifteen days prior to the hearing date. when he had asked for the
white retained slips and/or returned "green cards", she could not
produce either. She assured him that she had mailed them as
instructed, Mr. Gray added. Mr. Gray produced one of the mailed
certified envelopes given to him by one of the property owners.
Staff had also heard from one of the residents who had gotten a
letter of notification. Mr. Gray reported that, at staff's
suggestion, he had made, over the previous week -end, personal
contact with nearly all the property owners on the list prepared by
Beach Abstract. Only those with post office box addresses which he
could not locate were not contacted. He confirmed that the
required sign was posted. Mr. Gray asked the Commission to waive
the bylaw requirement for notification by certified mail and
recommend to the Board of Directors approval of the "PRD".
A motion was made and seconded to waive the bylaw requirement for
notification by certified mail. The motion carried with
9 ayes, 1 nay and 1 absent.
A motion was made and seconded to recommend to the Board of
Directors the approval of the "PRD". The motion passed with
9 ayes, 1 nay and 1 absent.
4