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HomeMy WebLinkAboutZ-6090-B Staff AnalysisFILE NO.: Z -6090-B NAME: Indiana Avenue Revised Short -form PD -R LOCATION: Located at 7208 and 7212 Indiana Street DEVELOPER: Flagship Homes, LLC 11200 Mara Lynn #2 Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.688 acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF R-2, Single-family and PD -R (two-family residential) Single-family and two family residences PROPOSED ZONING: Revised PD -R PROPOSED USE: Two-family residential VARIANCES/WAIVERS REQUESTED: An in -lieu contribution for the required storm water detention facility. BACKGROUND: On March 14, 1996, the Planning Commission denied a request for a Conditional Use Permit to place a doublewide manufactured home on this site. On June 3, 2004, the Little Rock Planning Commission approved a rezoning for the western two of the proposed four lots to PD -R. The applicant proposed the construction of two duplex units; each on individual lots. The units were to share a common drive from lndiana Avenue and the proposed parking was located in the rear of the structures. The applicant indicated five parking spaces per structure. The building footprint would be approximately 1,024 square feet and the building was proposed as a two-story FILE NO.: Z -6090-B building. The proposed site plan the eastern and western lot lines Little Rock Board of Directors Street Short -form PD -R. A. PROPOSAL/REQUEST: included a reduced side yard setback of five feet on of the proposed development. On July 20, 2004, the adopted Ordinance No. 19,139 establishing Indiana The applicant now proposes the construction of two additional duplex units; each located on individual lots, to the east of the previously approved PD -R. The units will share a common 16 -foot drive from Indiana Avenue accessing the proposed parking 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. The proposed site plan includes a reduced side yard setback of one foot on the western lot lines of the proposed new development. The applicant is requesting the allowance of an in -lieu contribution for the required storm water detention facility. 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: 1. The proposed right-of-way dedication does requirement for a minor commercial street. 2. Provide design of the street conforming to Construct one-half street improvement to the 2 not meet Master Street Plan Master Street Plan standard. street. Reconstruction of 'h of FILE NO.: Z -6090-B the street may be required to address an existing drainage problem caused by the lack of crown in the road at this location. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan and the drainage path for the discharge. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener- : No comment received. SBC: No comment received. Central Arkansas Water: No objection to expansion of previously approved site. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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, a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW must complete successful tests of the assembly. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a revision to a PDR (Planned Development - Residential) to add additional duplexes to the site plan. The request does not require a change to the Land Use Plan. Master Street Plan: Florida and Indiana Avenues are shown as Local Streets on the Master Street Plan. These streets may require street and sidewalk improvements at the entrance to the parking area. 3 FIL G. H Z -6090 - Bic cle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The Infrastructure goal is to "maintain and enhance infrastructure to serve existing and new residents and promote revitalization of the neighborhood," and has an action statement that specifically addresses a need for maintenance and improvements on both Florida and Indiana Avenues. Construction of the driveway should not harm the area's street or sidewalk infrastructure. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. A six-foot high opaque screen, either a wood fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the request was to place two duplex units on two individual lots. Staff 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. Staff 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 to Indiana street. Landscaping comments were addressed. Staff stated screening would be required along the eastern perimeter of the site. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. 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 issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has worked with staff to resolve concerns of the required storm water detention and staff is agreeable to the applicant's request for an in -lieu contribution. The applicant has indicated an access easement through a deed instrument will be placed on the site to resolve staff concerns of a potential conflict with access to the rear parking area. 0 FILE NO.: Z -6090-B The applicant is requesting a waiver of the required screening to the east of the site. The applicant has indicated landscaping will be placed along the eastern perimeter of the site but has indicated the desire is to maintain a single-family characteristic of the site. Staff is supportive of this request. The area has developed with a mixture of uses both single-family and two family residences. Staff does not feel with the placement of the duplex unit on the site will adversely impact the adjoining property to the point additional screening is required. Staff is supportive of the request. The applicant is proposing to expand a previously approved PD -R to increase the total number of lots to four. The applicant is proposing the construction of two duplex units in two phases. The applicant has indicated the western most lot will be developed in the first phase along with a 12 -foot driveway to access the rear parking area (five parking spaces). The applicant has indicated in the second phase four additional feet will be added to the driveway and five additional parking spaces will be placed on the second lot. The applicant has met with the Little Rock Fire Department and they have indicated support for the applicant's indicated phasing plan. The applicant has indicated five parking spaces per structure. The typical minimum parking required for the units would be three parking spaces per lot. The indicated parking is more than adequate to meet the typical minimum parking required for a duplex unit. The building footprint will be approximately 1,024 square feet and the building is proposed as a two-story building with a maximum height of 35 -feet. The proposed site plan includes a reduced side yard setback of one foot on the western lot lines of the proposed new development. The side yard setback has been reduced due to the location of an existing sewer main. The main was located entirely on the lot to the west. Although the side yard setback will be set at one foot the building separation is 9 -feet. Staff is supportive of the applicant's indicated setbacks. As indicated staff is supportive of the applicant's request. Staff feels the proposed development should have limited impact on the adjoining properties if developed as proposed. There is a great deal of R-4 zoning in the area, which would allow for the construction of duplex units on the individual lots. Staff does not feel the applicant's proposal out of character with the existing neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the applicant's request for an in -lieu contribution for the required storm water detention facility. 5 FILE NO.. Z -6090-B PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was 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 agenda staff report. Staff also stated Public Works comments were being amended to include the placement of a sidewalk along the property frontage. Staff presented a recommendation of approval of the applicant's request for an in -lieu contribution for the required storm water detention facility. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. L August 18, 2005 ITEM NO.: ❑ FILE NO.: Z -6090-B NAME: Indiana Avenue Revised Short -form PD -R LOCATION: Located at 7208 and 7212 Indiana Street DEVELOPER: Flagship Homes, LLC 11200 Mara Lynn #2 Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.688 acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF R-2, Single-family and PD -R (two-family residential) Single-family and two family residences PROPOSED ZONING: Revised PD -R PROPOSED USE: Two-family residential VARIAN CESMAIVERS REQUESTED: An in -lieu contribution for the required storm water detention facility. BACKGROUND: On March 14, 1996, the Planning Commission denied a request for a Conditional Use Permit to place a doublewide manufactured home on this site. On June 3, 2004, the Little Rock Planning Commission approved a rezoning for the western two of the proposed four lots to PD -R. The applicant proposed the construction of two duplex units; each on individual lots. The units were to share a common drive from Indiana Avenue and the proposed parking was located in the rear of the structures. The applicant indicated five parking spaces per structure. The building footprint would be approximately 1,024 square feet and the building was proposed as a two-story August 18, 2005 SUBDIVISION ITEM NO.: D FILE NO.: Z -6090-B building. The proposed site plan included a reduced side yard setback of five feet on the eastern and western lot lines of the proposed development. On July 20, 2004, the Little Rock Board of Directors adopted Ordinance No. 19,139 establishing Indiana Street Short -form PD -R. A. PROPOSAL/REQUEST: The applicant now proposes the construction of two additional duplex units; each located on individual lots, to the east of the previously approved PD -R. The units will share a common 16 -foot drive from Indiana Avenue accessing the proposed parking 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. The proposed site plan includes a reduced side yard setback of one foot on the western lot lines of the proposed new development. The applicant is requesting the allowance of an in -lieu contribution for the required storm water detention facility. 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: The proposed right-of-way dedication does not meet Master Street Plan requirement for a minor commercial street. 2 August 18, 2005 SUBDIVISION ITEM NO.: D FILE NO.: Z 2. Provide design of the street conforming to Master Street Plan standard. Construct one-half street improvement to the street. Reconstruction of '/2 of the street may be required to address an existing drainage problem caused by the lack of crown in the road at this location. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan and the drainage path for the discharge. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point En_e_rgy: No comment received. SBC: No comment received. Central Arkansas Water: No objection to expansion of previously approved site. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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, a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW must complete successful tests of the assembly. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSU ES/TECH N ICAUDESI GN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a revision to a PDR (Planned Development - Residential) to add additional duplexes to the site plan. The request does not require a change to the Land Use Plan. 3 August 18, 2005 SUBDIVISION ITEM NO.: FILE NO.: Z -6090-B Master Street Plan: Florida and Indiana Avenues are shown as Local Streets on the Master Street Plan. These streets may require street and sidewalk improvements at the entrance to the parking area. Bicycle Plan: Existing or proposed Class I, Il, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The Infrastructure goal is to "maintain and enhance infrastructure to serve existing and new residents and promote revitalization of the neighborhood," and has an action statement that specifically addresses a need for maintenance and improvements on both Florida and Indiana Avenues. Construction of the driveway should not harm the area's street or sidewalk infrastructure. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. A six-foot high opaque screen, either a wood fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the request was to place two duplex units on two individual lots. Staff 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. Staff 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 to Indiana street. Landscaping comments were addressed. Staff stated screening would be required along the eastern perimeter of the site. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 August 18, 2005 SUBDIVISION ITEM NO.: D FILE NO.: Z -6090-B H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has worked with staff to resolve concerns of the required storm water detention and staff is agreeable to the applicant's request for an in -lieu contribution. The applicant has indicated an access easement through a deed instrument will be placed on the site to resolve staff concerns of a potential conflict with access to the rear parking area. The applicant is requesting a waiver of the required screening to the east of the site. The applicant has indicated landscaping will be placed along the eastern perimeter of the site but has indicated the desire is to maintain a single-family characteristic of the site. Staff is supportive of this request. The area has developed with a mixture of uses both single-family and two family residences. Staff does not feel with the placement of the duplex unit on the site will adversely impact the adjoining property to the point additional screening is required. Staff is supportive of the request. The applicant is proposing to expand a previously approved PD -R to increase the total number of lots to four. The applicant is proposing the construction of two duplex units in two phases. The applicant has indicated the western most lot will be developed in the first phase along with a 12 -foot driveway to access the rear parking area (five parking spaces). The applicant has indicated in the second phase four additional feet will be added to the driveway and five additional parking spaces will be placed on the second lot. The applicant has met with the Little Rock Fire Department and they have indicated support for the applicant's indicated phasing plan. The applicant has indicated five parking spaces per structure. The typical minimum parking required for the units would be three parking spaces per lot. The indicated parking is more than adequate to meet the typical minimum parking required for a duplex unit. The building footprint will be approximately 1,024 square feet and the building is proposed as a two-story building with a maximum height of 35 -feet. The proposed site plan includes a reduced side yard setback of one foot on the western lot lines of the proposed new development. The side yard setback has been reduced due to the location of an existing sewer main. The main was located entirely on the lot to the west. Although the side yard setback will be set at one foot the building separation is 9 -feet. Staff is supportive of the applicant's indicated setbacks. As indicated staff is supportive of the applicant's request. Staff feels the proposed development should have limited impact on the adjoining properties if W August 18, 2005 SUBDIVISION ITEM NO.: ❑ FILE NO.: Z -6490-B developed as proposed. There is a great deal of R-4 zoning in the area, which would allow for the construction of duplex units on the individual lots. Staff does not feel the applicant's proposal out of character with the existing neighborhood. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the applicant's request for an in -lieu contribution for the required storm water detention facility. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was 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 agenda staff report. Staff also stated Public Works comments were being amended to include the placement of a sidewalk along the property frontage. Staff presented a recommendation of approval of the applicant's request for an in -lieu contribution for the required storm water detention facility. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 6 ITEM NO.: 2 FILE NO.: Z -6090-B NAME: Indiana Avenue Revised Short -form PD -R LOCATION: located at 7208 and 7212 Indiana Street 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. 2. Provide the previously approved PD -R located to the west of the site on the proposed drawing. 3. Provide the building separation along the western property line. 4. How will the garbage collection be handled? If the site will contain a dumpster provide the location along with the required screening. If individual garbage cans are to be utilized provide the location of the proposed can storage. 5. Provide details of proposed screening along the eastern perimeter of the site. 6. The request includes the development of Lot 21 independent of Lot 22. Based on the current design this does not work. The indicated drive to service the parking is only ten feet in width and is located on the property line, which does not allow for adequate screening of the adjoining parcel. Redesign the building layout and driveway placement to allow for adequate screening should Lot 22 develop as currently zoned. Variance/Waivers: None requested. Public Works Conditions: 1. The proposed right-of-way dedication does not meet Master Street Plan requirement for a minor commercial street. 2. Provide design of the street conforming to Master Street Plan standard. Construct one-half street improvement to the street. Reconstruction of 'h of the street may be required to address an existing drainage problem caused by the lack of crown in the road at this location. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan and the drainage path for the discharge. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection to expansion of previously approved site. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA bus route. Planning Division: Landscape_ Areas set-aside for buffers and landscaping meet with ordinance requirements. A six foot high opaque screen, either a wood fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, March 30, 2005.