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HomeMy WebLinkAboutZ-7113-A Staff AnalysisFILE NO.: Z -7113-A NAME: Covenant Cove Revised PD -R LOCATION: Located on Covenant Lane and Courtney Cove DEVELOPER: Faithland Residential Properties No. 10 LLC Pam Courtney Agent 10 Otter Creek Court, Suite 200 Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite 200 Little Rock, AR 72210 AREA: 0.72 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 7 -M Single-family residential Revised PD -R FT. NEW STREET: 0 LF Single-family residential adjust buildable areas on 7 lots VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,663 adopted by the Little Rock Board of Directors on March 19, 2002, rezoned the site from R-2, Single-family to PD -R to allow the subdivision of 10.33 -acres into 52 single-family residential lots. The average lot size approved was 5,200 square feet. The subdivision was to have access from Romine Road and Lehigh Drive. The interior street was approved as a 50 -foot private access and utility easement. The lots were proposed with a rear access within a 35 -foot access and utility easement. Setbacks were established with the approved site plan to allow a 15 -foot setbacks adjacent to the abutting streets. FILE NO.: Z -7113-A Cont. 0 C C E PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to amend the previously approved Planned Residential Development for seven (7) of the previously final platted lots and a tract of open space within the Covenant Cove Subdivision. The applicant is requesting six (6) lots which have a side yard relationship to the private street or an alley to be reduced from a fifteen (15) foot setback to a ten (10) foot setback. L IF 39R is located adjacent to the tract of open space. The developer is 0 proposing to extend the northern lot line of Lot 39R by five (5) feet reducing the area previously identified as open space. The applicant has indicated the desire to allow for a larger buildable area for these seven (7) lots. All other lots within the subdivision will remain as were originally platted. EXISTING CONDITIONS: There are a number of homes under construction in various stages of completion. The area is predominately single-family with a very limited scattering of vacant lots. Several blocks to the north of this site is Baptist Hospital and several blocks south of the site on Romine Road is an elementary school. South of the site is a multi -family development located on West 36th Street. West of the site several blocks is Good Shepard, a retirement center accessed from Aldersgate Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer is available to this project. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. 2 FILE NO.: Z -7113-A Cont. F G Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to revise a previously approved Planned Residential Development to allow reduced side yard setbacks. Single family residences are an appropriate use in Residential Low Density. This area is covered by the John Barrow Neighborhood Action Plan. The Housing Revitalization Goal states that all new construction design "should be aesthetically pleasing and compatible with existing architecture in the area." Master Street Plan: Covenant Lane and Courtney Cove are Local Streets. 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 in the immediate vicinity. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request stating the developers desired to reduced the previously identified side yard setback for seven (7) of the previously final platted lots. Staff stated the lots were final platted with a fifteen (15) foot side yard setback and the developer was now proposing to place a ten (10) foot setback. 3 FILE NO.: Z -7113-A (Cont. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way would require replacement prior to the issuance of the final certificate of occupancy. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the request in need of addressing related to the site plan raised at the March 18, 2010, Subdivision Committee meeting. The request is to amend the previously approved PRD for seven (7) of the previously final platted lots and a tract of open space within the Covenant Cove Subdivision to allow the side yard setback to be reduced by five (5) feet. Six (6) of the lots have a side yard relationship to the private streets or alleys. The request would allow the final platted fifteen (15) foot side yard setback to be reduced to ten (10) feet. Proposed Lot 39R is located adjacent to a tract of open space previously identified as a pocket park. The developer is proposing to extend the northern lot line of proposed Lot 39R by five (5) feet reducing the area within the pocket park by 611 square feet leaving approximately 4,200 square feet for the park area. The park has not developed but the original approval proposed the placement of picnic tables within the open space upon completion of the subdivision. The applicant has indicated the need for the revision is to allow a larger buildable area for these seven (7) lots. The developer has indicated a desire to maintain the homes as single -story homes. Based on the square footages of homes in the area the larger buildable area will allow the homes to be more competitive in the market area. All other lots within the subdivision will remain as were originally platted. Staff is supportive of the request. Staff feels the revision to the PRD to expand the buildable area for the lots as proposed should not adversely impact the development or the area. The lots proposed for revision are interior to the subdivision and should not have an impact on the adjacent homes. 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. I:I FILE NO.: Z -7113-A (Cont. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Pat McGetrick of McGetrick Engineers was present representing the owners. There was one registered objector present. Staff presented the item stating the request was to increase the buildable area on seven of the lots within the subdivision. Staff presented 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. Mr. Eddie Callaway addressed the Commission in opposition of the request. He stated he felt it important for him to address the Commission with his concerns. He stated his concerns were fairness, traffic and property values. He stated the developer had not lived up to the promises made when the zoning was approved. He stated the homes were to be sold but the developer was leasing the homes. He stated the development only had two entrances and one was across from his home. He stated the developer had clear-cut the site. He stated the developer had also damaged his yard and sidewalk and no one would fix the damage. He stated the development was too intense. Mr. Callaway stated the homes were located to close together and should not be allowed to increase the buildable area. He stated the homes did not have yards and the additional building area would only lessen the amount of yard area within the development. He stated the developer should be held to the original approval and be required to construct hones for sale in the manner as was promised to the neighborhood during the original approval process. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated within the current economy the developer was unable to sell the homes. He stated the homes were available for sale but so far there had been little interest in buying the homes. He stated the rents for the homes was between $1,000 and $1,300 per month. He stated the developer wanted to construct larger homes on the seven lots to allow diversity of homes within the subdivision. Commissioner Nunnley stated he remembered when the site came through for approval. He stated the development was out of context with the neighborhood. He stated the homes within the subdivision were 1,500 square feet and the homes in the area were much larger. Mr. McGetrick stated with the additional square footage the house size could be increased by 500 to 600 square feet. There was a general discussion by the Commission concerning the cost per unit and sales prices within the area. The Commission questioned if the existing homes in the subdivision were not sellable why the developer wanted to increase the size. Mr. McGetrick stated the larger homes would allow diversity within the neighborhoods and give the developer an additional product for sale and/or lease. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. 5 April 8, 2010 TEM NO.: 11 NAME: Covenant Cove Revised PD -R LOCATION: Located on Covenant Lane and Courtney Cove DEVELOPER- Faithland Residential Properties No. 10 LLC Pam Courtney Agent 10 Otter Creek Court, Suite 200 Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite 200 Little Rock, AR 72210 AREA: 0.72 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 7 .M Single-family residential Revised PD -R FILE NO.: Z-7 FT. NEW STREET: 0 LF PROPOSED USE: Single-family residential adjust buildable areas on 7 lots VARIANCES WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,663 adopted by the Little Rock Board of Directors on March 19, 2002, rezoned the site from R-2, Single-family to PD -R to allow the subdivision of 10.33 -acres into 52 single-family residential lots. The average lot size approved was 5,200 square feet. The subdivision was to have access from Romine Road and Lehigh Drive. The interior street was.approved as a 50 -foot private access and utility easement. The lots were proposed with a rear access within a 35 -foot access and utility easement. Setbacks were established with the approved site plan to allow a 15 -foot setbacks adjacent to the abutting streets. April 8, 2010 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.. Z -7113-A A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to amend the previously approved Planned Residential Development for seven (7) of the previously final platted lots and a tract of open space within the Covenant Cove Subdivision. The applicant is requesting six (6) lots which have a side yard relationship to the private street or an alley to be reduced from a fifteen (15) foot setback to a ten (10) foot setback. Lot 39R is located adjacent to the tract of open space. The developer is proposing to extend the northern lot line of Lot 39R by five (5) feet reducing the area previously identified as open space. The applicant has indicated the desire to allow for a larger buildable area for these seven (7) lots. All other lots within the subdivision will remain as were originally platted. B. EXISTING CONDITIONS: There are a number of homes under construction in various stages of completion. The area is predominately single-family with a very limited scattering of vacant lots. Several blocks to the north of this site is Baptist Hospital and several blocks south of the site on Romine Road is an elementary school. South of the site is a multi -family development located on West 36th Street. West of the site several blocks is Good Shepard, a retirement center accessed from Aldersgate Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Energy: No comment received. E April 8, 2010 SUBDIVISION M NO.: 11 (Cont.) FILE NO.: Z -7113-A AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to revise a previously approved Planned Residential Development to allow reduced side yard setbacks. Single family residences are an appropriate use in Residential Low Density. This area is covered by the John Barrow Neighborhood Action Plan. The Housing Revitalization Goal states that all new construction design "should be aesthetically pleasing and compatible with existing architecture in the area." Master Street Plan: Covenant Lane and Courtney Cove are Local Streets. 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 in the immediate vicinity. Landscape: No comment. 3 April 8, 2010 SUB )]VISION ITEM NO.: 11(Cont. FILE NO.: Z-71 13-A G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request stating the developers desired to reduced the previously identified side yard setback for seven (7) of the previously final platted lots. Staff stated the lots were final platted with a fifteen (15) foot side yard setback and the developer was now proposing to place a ten (10) foot setback. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way would require replacement prior to the issuance of the final certificate of occupancy. Staff noted comments from the other reporting departments and agencies suggesting the applicant of the itemact the�l TheaCammittee the forwarded clarification. the There was no further discussion item to the full Commission for final action. H. ANA YSIS: There were no outstanding issues associated with the request in need of addressing related to the site plan raised at the March 18, 2010, Subdivision Committee meeting. The request is to amend the previously approved PRD for seven (7) of the previously final platted lots and a tract of open space within the Covenant Cove Subdivision to allow the side yard setback to be reduced by five (5) feet. Six (5) of thelots would allow relationshipa side yard w the f nal plattedf fifteen the (1 }rivate streets alleys. The request foot side d setback to be reduced to ten (10) feet. Proposed Lot 39R is located adjacent to a tract of open space previously identified as a pocket park. The developer et proposing to extend the northern lot line of proposed Lot 39R by five (5) reducing the area within the pocket park by 511 square feet leaving approximately 4,200 square feet for the park area. The park has not developed but the original approval proposed the placement of picnic tables within the open space upon completion of the subdivision. The applicant has indicated the need for the revision is to allow a larger buildable area for these seven (7) lots. shegas dn thesquare footages of homesinthe oohas amaintain the homes as single -story home area the larger buildable area will allow the homes to be more competitive in the market area. All other lots within the subdivision will remain as were originally platted. Staff is supportive of the request. Staff feels the revision to the PRD to expand the buildable area for the lots as proposed should not adversely impact the S April 8, 2010 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -7113—A development or the area. The lots proposed for revision are interior to the subdivision and should not have an impact on the adjacent homes. 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. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Pat McGetrick of McGetrick Engineers was present representing the owners. There was one registered objector present. Staff presented the item stating the request was to increase the buildable area on seven of the lots within the subdivision. Staff presented 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. Mr. Eddie Callaway addressed the Commission in opposition of the request. He stated he felt it important for him to address the Commission with his concerns. He stated his concerns were fairness, traffic and property values. He stated the developer had not lived up to the promises made when the zoning was approved. He stated the homes were to be sold but the developer was leasing the homes. He stated the development only had two entrances and one was across from his home. He stated the developer had clear-cut the site. He stated the developer had also damaged his yard and sidewalk and no one would fix the damage. He stated the development was too intense. Mr. Callaway stated the homes were located to close together and should not be allowed to increase the buildable area. He stated the homes did not have yards and the additional building area would only lessen the amount of yard area within the development. He stated the developer should be held to the original approval and be required to construct homes for sale in the manner as was promised to the neighborhood during the original approval process. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated within the current economy the developer was unable to sell the homes. He stated the homes were available for sale but so far there had been little interest in buying the homes. He stated the rents for the homes was between $1,000 and $1,300 per month. He stated the developer wanted to construct larger homes on the seven lots to allow diversity of homes within the subdivision. Commissioner Nunnley stated he remembered when the site came through for approval. He stated the development was out of context with the neighborhood. He stated the homes within the subdivision wE:re 1,500 square feet and the homes in the April 8, 2010 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z -7113-A area were much larger. Mr. McGetrick stated with the additional square footage the house size could be increased by 500 to 600 square feet. There was a general discussion by the Commission concerning the cost per unit and sales prices within the area. The Commission questioned if the existing homes in the subdivision were not sellable why the developer wanted to increase the size. Mr. McGetrick stated the larger homes would allow diversity within the neighborhoods and give the developer an additional product for sale and/or lease. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. no ITEM NO.: 11. Z -7113-A NAME: Covenant Cove Revised PD -R LOCATION: located on Covenant Lane and Courtney Cove 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. The notice must be mailed no later than March 24, 2010, The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. Variance/Waivers: None requested. Public Works Conditions.- 1. onditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Item # 11. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to revise a previously approved Planned Residential Development to allow reduced side yard setbacks. Single family residences are an appropriate use in Residential Low Density. This area is covered by the John Barrow Neighborhood Action Plan. The Housing Revitalization Goal states that all new construction design "should be aesthetically pleasing and compatible with existing architecture in the area." Master Street Plan: Covenant Lane and Courtney Cove are Local Streets. 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 in the immediate vicinity. 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, March 24, 2010. Item # 11.