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HomeMy WebLinkAboutZ-6090-A Staff AnalysisFILE NO.: Z -6090-A NAME: Indiana Short -form PD -R LOCATION: near 7300 Indiana Avenue DEVELOPER: Jim Harney 11200 Mara Lynn #2 Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 0.32 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential -M - Duplex housing FT. NEW STREET: 0 VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: On March 14, 1996, the Planning Commission denied a request for a Conditional Use Permit to place a double -wide manufactured home on this site. A. PROPOSAL/REQUEST: The applicant proposes the construction of two duplex units; each on individual lots. The units will share a common drive from Indiana Avenue and the proposed parking is located in the rear of the structures. The applicant has indicated five parking spaces per structure. The building footprint will be approximately 1,024 square feet and the building is proposed as a two story building. FILE NO.: Z -6090-A [Cont. The proposed site plan includes a reduced side yard setback of five feet on the eastern and western lot lines of the proposed development. As indicated the development will share an 18 -foot private drive and access easement to access the proposed parking. B. EXISTING CONDITIONS: The neighborhood is comprised of single-family, two-family and multi -family residential uses and zonings. The property immediately to the west is zoned R-2 and contains a single-family residential structure with several two-family residences further west (zoned R-4). The property immediately east of this site is zoned R-2 and contains a single-family residential structure. The property further east is zoned R -4/R-5 and contains two-family and multi -family residential uses. The properties to the north of this site are zoned R -5/R-2 and contain a mixture of single-family, two family and multi -family residential uses as well as a pre- school. The property to the south, across Indiana Avenue, is zoned R-4 and contains two-family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Meriwether Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. A shared driveway access easement should be platted with the proposed development. 2. The proposed right-of-way dedication meets Master Street Plan requirements. 3. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Paint Eneraw: Approved as submitted. SBC: No comment received. 2 FILE NO.: Z -5090-A Cont. Central Arkansas Water: If units do not have individual water meters, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Residential Development for the location of duplexes. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The Housing goal states: To maintain and enhance overall quality and value of housing. There are no objectives that fit this application. Landscape: The plan submitted does not provide for the required nine -foot wide land use buffer east and west of the proposed structure. However, since the duplex -zoned property only requires a five-foot side yard setback, staff believes the extra buffer width may be deemed unnecessary. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites eastern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Jim Harney and Mr. Pat McGetrick were present representing the request. Staff stated the request was to place two duplex units on two individual lots. Mr. Harney stated the request also indicated the placement of the parking in the 3 FILE NO.: Z -6090-A (Cont. rear of the structure to allow the units to maintain a single-family character. Mr. Harney also stated the units would possibly be two story units and indicated a maximum building height of 35 -feet. Public Works Comments were addressed. Staff stated a shared driveway access easement should be platted with the proposed development. Mr. McGetrick stated a deed instrument would be filed to resolve any potential problems. Staff also noted one-half street improvements would be required. Landscaping comments were addressed. Staff stated screening would be required along the eastern and western perimeters of the site. Mr. Harney stated this would be addressed. 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 plan to staff addressing most of the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicated on the proposed site plan the maximum building height of two story and thirty-five feet in height. The applicant has also indicated parking in the rear of the structure. The site plan includes a total of ten parking spaces or five spaces per unit. The typical minimum parking required for two-family dwellings is one and one-half spaces per unit or six parking spaces. The indicated parking is more than adequate to meet the minimum parking demand per the ordinance. The proposed site plan indicates the shared driveway as an access easement. The applicant has indicated a deed instrument will be filed to dedicate the access easement and avoid any potential inconveniences or disputes concerning access. The applicant has indicated dedication of right-of-way and street improvements will be put in place for Indiana Street per the Master Street Plan. Staff is supportive of the indicated improvements. Staff is supportive of the proposed request. The applicant has indicated a five- foot side yard setback and land use buffer. The ordinance typically requires a land use buffer of nine feet between single-family and multi -family uses. Staff does not feel the required nine -foot buffer is necessary. To the north of the site is R-5 zoned property and to the south of the site is R-4 zoned property. Typically duplex -zoned property only requires a five-foot side yard setback. The applicant has indicated a six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, along the sites eastern and western perimeters on the proposed site plan. Staff feels with the screening this will negate any negative impacts of the reduced buffering. 4 FILE NO.: Z -6090-A (Cont.) To staff's knowledge there are no other outstanding issues associated with the proposed request. Staff feels if the development is constructed as proposed the development will have minimal to no adverse impact on adjoining properties. The area has a mixture of residential types ranging from single-family to large apartment complexes. Staff feels the addition of two duplex units . is an appropriate use for the site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Pat McGetrick and Mr. Jim Harney were present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff also stated the request would take a waiver of the By-laws with regard to notification both for delivery of notices and the time frame for notification. A motion was made to waive the By-laws with regard to notification. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. y June 3, 2004 ITEM NO.: 11 FILE NO.: Z -6094-A NAME: Indiana Short -form PD -R LOCATION: near 7300 Indiana Avenue DEVELOPER: Jim Harney 11200 Mara Lynn #2 Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 0.32 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential -m Duplex housing FT, NEW STREET: 0 VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: On March 14, 1996, the Planning Commission denied a request for a Conditional Use Permit to place a double -wide manufactured home on this site. A. PROPOSAUREQUEST: The applicant proposes the construction of two duplex units; each on individual lots. The units will share a common drive from Indiana Avenue and the proposed parking is located in the rear of the structures. The applicant has indicated five parking spaces per structure. The building footprint will be approximately 1,024 square feet and the building is proposed as a two story building. June 3, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6090-A The proposed site plan includes a reduced side yard setback of five feet on the eastern and western lot lines of the proposed development. As indicated the development will share an 18 -foot private drive and access easement to access the proposed parking. B. EXISTING CONDITIONS: The neighborhood is comprised of single-family, two-family and multi -family residential uses and zonings. The property immediately to the west is zoned R-2 and contains a single-family residential structure with several two-family residences further west (zoned R-4). The property immediately east of this site is zoned R-2 and contains a single-family residential structure. The property further east is zoned R -4/R-5 and contains two-family and multi -family residential uses. The properties to the north of this site are zoned R -5/R-2 and contain a mixture of single-family, two family and multi -family residential uses as well as a pre- school. The property to the south, across Indiana Avenue, is zoned R-4 and contains two-family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Meriwether Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. A shared driveway access easement should be platted with the proposed development. 2. The proposed right-of-way dedication meets Master Street Plan requirements. 3. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter- : No comment received. Center -Point Energy: Approved as submitted. 2 June 3, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6090-A SBC: No comment received. Central Arkansas Water: If units do not have individual water meters, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESYTECHNICAUDESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Residential Development for the location of duplexes. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The Housing goal states: To maintain and enhance overall quality and value of housing. There are no objectives that fit this application. Landscape: The plan submitted does not provide for the required nine foot wide land use buffer east and west of the proposed structure. However, since the duplex -zoned property only requires a five-foot side yard setback, staff believes the extra buffer width may be deemed unnecessary. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites eastern and western perimeters. 3 June 3, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6090-A G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Jim Harney and Mr. Pat McGetrick were present representing the request. Staff stated the request was to place two duplex units on two individual lots. Mr. Harney stated the request also indicated the placement of the parking in the rear of the structure to allow the units to maintain a single-family character. Mr. Harney also stated the units would possibly be two story units and indicated a maximum building height of 35 -feet. Public Works Comments were addressed. Staff stated a shared driveway access easement should be platted with the proposed development. Mr. McGetrick stated a deed instrument would be filed to resolve any potential problems. Staff also noted one-half street improvements would be required. Landscaping comments were addressed. Staff stated screening would be required along the eastern and western perimeters of the site. Mr. Harney stated this would be addressed. 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 plan to staff addressing most of the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicated on the proposed site plan the maximum building height of two story and thirty-five feet in height. The applicant has also indicated parking in the rear of the structure. The site plan includes a total of ten parking spaces or five spaces per unit. The typical minimum parking required for two-family dwellings is one and one-half spaces per unit or six parking spaces. The indicated parking is more than adequate to meet the minimum parking demand per the ordinance. The proposed site plan indicates the shared driveway as an access easement. The applicant has indicated a deed instrument will be filed to dedicate the access easement and avoid any potential inconveniences or disputes concerning access. The applicant has indicated dedication of right-of-way and street improvements will be put in place for Indiana Street per the Master Street Plan. Staff is supportive of the indicated improvements. Staff is supportive of the proposed request. The applicant has indicated a five- foot side yard setback and land use buffer. The ordinance typically requires a land use buffer of nine feet between single-family and multi -family uses. Staff 4 June 3, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6090-A does not feel the required nine -foot buffer is necessary. To the north of the site is R-5 zoned property and to the south of the site is R-4 zoned property. Typically duplex -zoned property only requires a five-foot side yard setback. The applicant has indicated a six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, along the sites eastern and western perimeters on the proposed site plan. Staff feels with the screening this will negate any negative impacts of the reduced buffering. To staff's knowledge there are no other outstanding issues associated with the proposed request. Staff feels if the development is constructed as proposed the development will have minimal to no adverse impact on adjoining properties. The area has a mixture of residential types ranging from single-family to large apartment complexes. Staff feels the addition of two duplex units is an appropriate use for the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 61 � + s ITEM NO.: 11 "S FILE FILE NO.: Z -5090-A NAME: Indiana Short -form PD -R z LOCATION: Near 7300 Indiana Avenue �� ; f �.'� Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. Public Works:1 �_ �` S� 1; A shared driveway access easement should be platted with the proposed development. 2. 'The proposed right-of-way dedication meets Master Street Plan requirements. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street. rv� Utilities and Fire DepartmendCaunty Planning: Wastewater: Sewer available, not adversely affected. Enter : No comment received. �a e � Center -Point Energy: Approved as submitted.61, SBC: No comment received. /IV Central Arkansas Water: If units do not have individual water meters, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division_: This request is located in the West Little Rock Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Residential Development for the location of duplexes. The request does not require a change to the Land Use Plan. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The Housing goal states: To maintain and enhance overall quality and value of housing. There are no objectives that fit thi lication. Landscape: The plan submitted does not provide for the required nine -foot wide & land- use buffer east and west of the proposed structure. However, since the duplex zoned property only requires a five-foot side yard setback, staff believes the extra buffer L width may be deemed unnecessary. .1� \4 A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites eastern and western perimeters. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004. ITEM NO.: 11 FILE NO.: Z -6090-A NAME: Indiana Short -form PD -R LOCATION: Near 7300 Indiana Avenue Planning Staff Comments. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. Public Works: 1. A shared driveway access easement should be platted with the proposed development. 2. The proposed right-of-way dedication meets Master Street Plan requirements. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: If units do not have individual water meters, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. .'�T County Plannin : No comment received. CATA: No comment received. PlanningDivision: This request is located in the West Little Rock Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Residential Development for the location of duplexes. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The Housing goal states: To maintain and enhance overall quality and value of housing. There are no objectives that fit this application. Landscape: The plan submitted does not provide for the required nine -foot wide land use buffer east and west of the proposed structure. However, since the duplex zoned property only requires a five-foot side yard setback, staff believes the extra buffer width may be deemed unnecessary. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites eastern and western perimeters. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004.