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HomeMy WebLinkAboutZ-6120-O Staff AnalysisFILE NO.: Z-6120-0 NAME: Capitol Lakes Estates Governors Manor Lot 10 Revised Long -form PD -R LOCATION: Located North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Rhett C. Gore 38 Pennsylvania Court Little Rock, AR 72210 SURVEYOR: West Land Surveying Inc 420 A HWY 287 Vilonia, AR AREA: 0.25 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 Single-family residential Revised PD -R FT. NEW STREET: 0 LF Single-family residential — Revise a front building line to eliminate an encroachment VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed a proposed preliminary plat application for the area at their April 22, 2004 Public Hearing. The Commission made a recommendation of approval of the proposed preliminary plat, which was then forwarded to the Little Rock Board of Directors for final action on September 7, 2004. The Little Rock Board of Directors denied the requested plat and associated variances and suggested the applicant refile the request as a PD -R through the planned development process. Ordinance No. 19,261 adopted by the Little Rock Board of Directors on January 4, 2005, rezoned the property from R-2, Single-family to PD -R to allow the development of the site with 45 single-family lots. The development indicated the average size of the lots as 50 -feet by 90 -feet. The lots were designed to accommodate "patio" or "garden style" homes with smaller yards. Buildable areas on the lots ranged from 4,600 to 2,150 square feet with the FILE NO.: Z-6120-0 smallest allowable residence to be 1,600 square feet. A density of 4.9 units per acre was approved. The lots were to have a 12.5 -foot front building line, 5 -foot side yard setbacks, and 10 -foot rear yard setback. Each lot would have a minimum of 1,600 square feet of private open space. The applicant requested a reduced front building line, reduced lot depth, a reduced lot width on several of the proposed lots and a reduced minimum lot square footage. The subdivision was designed as a gated community but the gates would not be installed with the initial development. 1,327 linear feet of private streets, built to City standard was approved. U APPLICANT'S STATEMENT/PROPOSAL REQUEST: The applicant is requesting to amend the current PD -R zoning for this single lot to allow an encroachment of the front brick steps which were constructed crossing the front platted building line. The existing home was constructed with a 12.5 -foot front building line with the brick steps extending from the house to the public right of way. There are no other modifications proposed for the lot. B. EXISTING CONDITIONS: The basic infrastructure for the subdivision has been installed and a number of new homes have been constructed. A multi -family apartment complex is located to the south of the site. The multi -family development is proposed in three (3) phases with the first phase complete. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the request. All residents who could be identified located within 300 -feet of the site, the Spring Valley Manor Homeowners Association and all owners of property located within 200 -feet of the site were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: No comment received - Center -Point Energy: No comment received. 2 FILE NO.: Z-6120-0 (Cont. F G H AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. County Plannina: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Planned Residential Development to allow a building line revision. The request does not require a change to the Land Use Plan. Master Street Plan: Capitol Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Capitol Hills Boulevard since it is a Minor Arterial. Pennsylvania Court is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (January 15, 2009) The applicant was not present. Staff presented an overview of the request stating there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding issues raised at the January 15, 2009, Subdivision Committee meeting in need of addressing. The request is an amendment to a PD -R zoning to allow an encroachment of the front brick steps which were constructed 3 FILE NO.: Z-6120-0 Cont. crossing the front platted building line. The existing home has been constructed with a 12.5 -foot front building line as approved by the original PD -R zoning. As stated, the brick steps were constructed extending from the house across the previously platted front building line to the public right of way. The ordinance typically does not allow structures or encroachments into the front building setback without prior approval. A structure is defined as anything over 12 -inches in height measured from the adjacent ground level. If the Planning Commission and the Little Rock Board of Directors approve the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the front platted building line for the existing steps. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. To staffs knowledge there are no outstanding technical issues associated with the request. Staff recommends approval of the request. Staff believes the proposed front setback and building line encroachment will have no adverse impact on the adjacent properties or the neighborhood. There are no other modifications proposed for the lot. STAFF RECOMMENDATION - 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 and the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Planning Commission and the Little Rock Board of Directors. PLANNING COMMISSION ACTION: (FEBRUARY 5, 2009) The applicant was present. There were no 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 and the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Planning Commission and the Little Rock Board of Directors. There was no further discussion of the item. The Chair entertained a motion for approval of the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 2 February 5, 2009 ITEM NO.: 5 FILE NO.: Z-6120-0 NAME: Capitol Lakes Estates Governors Manor Lot 10 Revised Long -form PD -R LOCATION: located North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Rhett C. Gore 38 Pennsylvania Court Little Rock, AR 72210 I IR\/FynR West Land Surveying Inc 420 A HWY 287 Vilonia, AR AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD -R PROPOSED USE: Single-family residential — Revise a front building line to eliminate an encroachment VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed a proposed preliminary plat application for the area at their April 22, 2004 Public Hearing. The Commission made a recommendation of approval of the proposed preliminary plat, which was then forwarded to the Little Rock Board of Directors for final action on September 7, 2004. The Little Rock Board of Directors denied the requested plat and associated variances and suggested the applicant refile the request as a PD -R through the planned development process. Ordinance No. 19,261 adopted by the Little Rock Board of Directors on January 4, 2005, rezoned the property from R-2, Single-family to PD -R to allow the development of the site with 45 single-family lots. The development indicated the average size of the lots as 50 -feet by 90 -feet. The lots were designed to accommodate "patio" or "garden style" homes with smaller yards. Buildable areas on the lots ranged from 4,600 to 2,150 square feet with the smallest allowable residence to be 1,600 square feet. A density of 4.9 units per acre was approved. The lots were to have a 12.5 -foot front building February 5, 2009 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO, Z-6120-0 line, 5 -foot side yard setbacks, and 10 -foot rear yard setback. Each lot would have a minimum of 1,600 square feet of private open space. The applicant requested a reduced front building line, reduced lot depth, a reduced lot width on several of the proposed lots and a reduced minimum lot square footage. The subdivision was designed as a gated community but the gates would not be installed with the initial development. 1,327 linear feet of private streets, built to City standard was approved. A. APPLICANT'S STATEMENT/PROPOSAL REQUEST: The applicant is requesting to amend the current PD -R zoning for this single lot to allow an encroachment of the front brick steps which were constructed crossing the front platted building line. The existing home was constructed with a 12.5 -foot front building line with the brick steps extending from the house to the public right of way. There are no other modifications proposed for the lot. B. EXISTING CONDITIONS: The basic infrastructure for the subdivision has been installed and a number of new homes have been constructed. A multi -family apartment complex is located to the south of the site. The multi -family development is proposed in three (3) phases with the first phase complete. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the request. All residents who could be identified located within 300 -feet of the site, the Spring Valley Manor Homeowners Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: No objection. Entergy: No comment received. Center -Point Enemy: No comment received. 2 February 5, 2009 SUBDIVISION F G NO.: 5 (Cont. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. County Plannina: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN- FILE NO.: Z-61 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Planned Residential Development to allow a building line revision. The request does not require a change to the Land Use Plan. Master Street Plan: Capitol Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Capitol Hills Boulevard since it is a Minor Arterial. Pennsylvania Court is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan:This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (January 15, 2009) The applicant was not present. Staff presented an overview of the request stating there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 February 5, 2009 SUBDIVISION ITEM NO.: 5 (Cont. H. ANALYSIS: FILE NO.: Z-6120-0 There were no outstanding issues raised at the January 15, 2009, Subdivision Committee meeting in need of addressing. The request is an amendment to a PD -R zoning to allow an encroachment of the front brick steps which were constructed crossing the front platted building line. The existing home has been constructed with a 12.5 -foot front building line as approved by the original PD -R zoning. As stated, the brick steps were constructed extending from the house across the previously platted front building line to the public right of way. The ordinance typically does not allow structures or encroachments into the front building setback without prior approval. A structure is defined as anything over 12 -inches in height measured from the adjacent ground level. If the Planning Commission and the Little Rock Board of Directors approve the building line variance, the applicant will have to complete a ane -lot replat reflecting the change in the front platted building line for the existing steps. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. To staffs knowledge there are no outstanding technical issues associated with the request. Staff recommends approval of the request. Staff believes the proposed front setback and building line encroachment will have no adverse impact on the adjacent properties or the neighborhood. There are no other modifications proposed for the lot. STAFF RECOMMENDATION: 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 and the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Planning Commission and the Little Rock Board of Directors. PLANNING COMMISSION ACTION: (FEBRUARY 5, 2009) The applicant was present. There were no 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 and the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Planning Commission and the Little Rock Board of Directors. There was no further discussion of the item. The Chair entertained a motion for approval of the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. .,1 ITEM NO: 5 Z-6120-0 NAME: Governor's Manor Revised PD -R LOCATION: 38 Pennsylvania Court Planning Staff Comments: 1. Notification has been completed. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: No objection. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Planned Residential Development. The request does not require a change to the Land Use Plan. Master Street Plan: Capitol Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Capitol Hills since it is a Minor Arterial. Pennsylvania Court is shown as a Local Street. 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 Item # 5. as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: No comment. 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, January 21, 2009. Item # 5.