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HomeMy WebLinkAboutZ-7256-A Staff AnalysisFILE NO.: Z -7256-A NAME: Kincaid's Short -form PD -R LOCATION: Northwest Corner of Kavanaugh Boulevard and Midland Street DEVELOPER: Johnny Kincaid 100 Morgan Keegan Drive Little Rock, AR 72202 AREA: 0.28 Acres NUMBER OF LOTS: 2 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The existing site is approximately 70 -feet wide by 165 -feet deep. The site contains a single-family residence facing Hill Road and is the rear yard and vacant to Kavanaugh Boulevard. The applicant proposes to subdivide the lot into two single-family lots to allow the development of a second single-family residence on the site facing Kavanaugh Boulevard. The northern lot would be approximately 70 feet by 90 feet and the southern lot would be approximately 70 feet by 75 feet. The northern lot will have approximately a 40 -foot rear property line setback (for the existing home). The southern lot would have a front yard setback of 10 -feet, side yard setback along Midland Street of 5 -feet and a rear yard setback (adjacent to the existing residential structure) of 5 -feet. FILE NO.: Z -7256-A Cont. B. EXISTING CONDITIONS: i The site is a steep site sloping extremely from Hill Road to Kavanaugh Boulevard and contains a single-family structure facing Hill Road. The site is grass covered with a scattering of trees. Uses in the area include a duplex across Midland Street and multi -family one lot removed to the west (a pair of two-story duplexes). Across Valentine Street there is a multi -family structure containing 6 units fronting onto Kavanaugh Boulevard. The remainder of the area appears to be single-family. Midland Street is an unimproved roadway with no sidewalk and open ditches for drainage. Kavanaugh Boulevard has sidewalks on both sides of the road and curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call concerning the application. The Hillcrest Residents Neighborhood Association, all property owners within 200 -feet of the site and all residents, who could be identified, within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Water meter serving the existing residence may need to be relocated at developer's expense. Contact Central Arkansas Water for additional details at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is located on dedicated Bus Route #1 and #8 and has no effect on bus radius, turnout and route. K FILE NO.: Z -7255-A Cont. F. I SS U ESJEC HN I CAUDESI GN : G W Plannin Division: This request is located in the HeightslHillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Residential for residential uses. Gi!y Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Housing goal of establishing design guidelines for the construction of new housing in the Hillcrest area is supported by an objective of regulating construction and redevelopment by using Planned Unit Developments as recommended in one of the action statements. Landscape: No comment. Building Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated wastewater had concerns with the sewer service serving the lot adjacent to Hill Road" being accessed across the lot adjacent to Kavanaugh Boulevard. Staff stated the applicant should work with wastewater to resolve this issue. Staff stated the only other issue was that the site plan indicated the property would be owned under a horizontal property regime. Staff questioned if this would be the case or if the lots would be final platted as two separate lots. The Committee then determined there were no further issues to discuss and the item was then forwarded to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has reached an agreement with the Little Rock Wastewater Utility concerning sewer line availability and the use of an easement to service the lot facing Hill Road. Staff is supportive of the application. The applicant proposes to establish lot sizes and building setbacks through the Planned Development process. Although, the proposed lots sizes are not consistent with the minimum lot size required for R-2 zoned property, the proposed lot sizes are similar to the lot size in the area. 3 FILE NO.: Z -7256-A (Cont. Otherwise, to Staff's knowledge there are no outstanding issues associated with the proposed development. The proposed development should have no adverse impact on the surrounding neighborhood if developed as planned. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Development subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed rezoning. Staff presented a positive recommendation of the PD -R subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and 0 absent. 4 September 19, 2002 TEM NO.: 13 FILE NO NAME: Kincaid's Short -form PD -R LOCATION: Northwest Corner of Kavanaugh Boulevard and Midland Street DEVELOPER: Johnny Kincaid 100 Morgan Keegan Drive Little Rock, AR 72202 AREA: 0.28 Acres NUMBER OF LOTS: 2 FWrel M20:10 White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential FT. NEW STREET: 0 VARIANCESANAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: -7256-A The existing site is approximately 70 -feet wide by 165 -feet deep. The site contains a single-family residence facing Hill Road and is the rear yard and vacant to Kavanaugh Boulevard. The applicant proposes to subdivide the lot into two single-family lots to allow the development of a second single-family residence on the site facing Kavanaugh Boulevard. The northern lot would be approximately 70 feet by 90 feet and the southern lot would be approximately 70 feet by 75 feet. September 19, 2002 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7256-A The northern lot will have approximately a 40 -foot rear property line setback (for the existing home). The southern lot would have a front yard setback of 10 -feet, side yard setback along Midland Street of 5 -feet and a rear yard setback (adjacent to the existing residential structure) of 5 -feet. B. EXISTING CONDITIONS: The site is a steep site sloping extremely from Hill Road to Kavanaugh Boulevard and contains a single-family structure facing Hill Road. The site is grass covered with a scattering of trees. Uses in the area include a duplex across Midland Street and multi -family one lot removed to the west (a pair of two-story duplexes). Across Valentine Street there is a multi -family structure containing 6 units fronting onto Kavanaugh Boulevard. The remainder of the area appears to be single-family. Midland Street is an unimproved roadway with no sidewalk and open ditches for drainage. Kavanaugh Boulevard has sidewalks on both sides of the road and curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call concerning the application. The Hillcrest Residents Neighborhood Association, all property owners within 200 -feet of the site and all residents, who could be identified, within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Water meter serving the existing residence may need to be relocated at developer's expense. Contact Central Arkansas Water for additional details at 992-2438. 2 September 19, 2002 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -725E -A Fire De artment: Approved as submitted. Coun!y Planning: No comment received. CATA: Site is located on dedicated Bus Route #1 and #8 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: G. H Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development — Residential for residential uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Housing goal of establishing design guidelines for the construction of new housing in the Hillcrest area is supported by an objective of regulating construction and redevelopment by using Planned Unit Developments as recommended in one of the action statements. Landscape: No comment. Buildin Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated wastewater had concerns with the sewer service serving the lot adjacent to Hill Road being accessed across the lot adjacent to Kavanaugh Boulevard. Staff stated the applicant should work with wastewater to resolve this issue. Staff stated the only other issue was that the site plan indicated the property would be owned under a horizontal property regime. Staff questioned if this would be the case or if the lots would be final platted as two separate lots. The Committee then determined there were no further issues to discuss and the item was then forwarded to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has reached an agreement with the Little Rock Wastewater Utility concerning sewer line availability and the use of an easement to service the lot facing Hill Road. 3 September 19, 2002 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7256-A Staff is supportive of the application. The applicant proposes to establish lot sizes and building setbacks through the Planned Development process. Although, the proposed lots sizes are not consistent with the minimum lot size required for R-2 zoned property, the proposed lot sizes are similar to the lot size in the area. Otherwise, to Staff's knowledge there are no outstanding issues associated with the proposed development. The proposed development should have no adverse impact on the surrounding neighborhood if developed as planned. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Development subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed rezoning. Staff presented a positive recommendation of the PD -R subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and 0 absent. 0 September 19, 2002 ITEM NO.: 13 FILE NO.: Z -7256-A NAME: Kincaid's Short -form PD -R LOCATION: Northwest Corner of Kavanaugh Boulevard and Midland Street DEVELOPER: Johnny Kincaid 100 Morgan Keegan Drive Little Rock, AR 72202 AREA: 0.28 Acres NUMBER OF LOTS: 2 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential FT. NEW STREET: 0 VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The existing site is approximately 70 -feet wide by 165 -feet deep. The site contains a single-family residence facing Hill Road and is the rear yard and vacant to Kavanaugh Boulevard. The applicant proposes to subdivide the lot into two single-family lots to allow the development of a second single-family residence on the site facing Kavanaugh Boulevard. The northern lot would be approximately 70 feet by 90 feet and the southern lot would be approximately 70 feet by 75 feet. September 19, 2002 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7256-A The northern lot will have approximately a 40 -foot rear property line setback (for the existing home). The southern lot would have a front yard setback of 10 -feet, side yard setback along Midland Street of 5 -feet and a rear yard setback (adjacent to the existing residential structure) of 5 -feet. B. EXISTING CONDITIONS: The site is a steep site sloping extremely from Hill Road to Kavanaugh Boulevard and contains a single-family structure facing Hill Road. The site is grass covered with a scattering of trees. Uses in the area include a duplex across Midland Street and multi -family one lot removed to the west (a pair of two-story duplexes). Across Valentine Street there is a multi -family structure containing 6 units fronting onto Kavanaugh Boulevard. The remainder of the area appears to be single-family. Midland Street is an unimproved roadway with no sidewalk and open ditches for drainage. Kavanaugh Boulevard has sidewalks on both sides of the road and curb and gutter. C. NEIGHBORHOOD COMMENTS: FBI As of this writing, Staff has received one informational phone call concerning the application. The Hillcrest Residents Neighborhood Association, all property owners within 200 -feet of the site and all residents, who could be identified, within 300 -feet of the site were notified of the public hearing. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Water meter serving the existing residence may need to be relocated at _developer's expense. Contact Central Arkansas Water for additional details at 992-2438. 2 September 19, 2002 SUBDIVISION ITEM NO.: 13 Cant. FILE NO.: 7-725 -A Fire De artment: Approved as submitted. County Plannin No comment received. CATA: Site is located on dedicated Bus Route #1 and #8 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: G H Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development — Residential for residential uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Housing goal of establishing design guidelines for the construction of new housing in the Hillcrest area is supported by an objective of regulating construction and redevelopment by using Planned Unit Developments as recommended in one of the action statements. Landscape: No comment. Building Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated wastewater had concerns with the sewer service serving the lot adjacent to Hill Road being accessed across the lot adjacent to Kavanaugh Boulevard. Staff stated the applicant should work with wastewater to resolve this issue. Staff stated the only other issue was that the site plan indicated the property would be owned under a horizontal property regime. Staff questioned if this would be the case or if the lots would be final platted as two separate lots. The Committee then determined there were no further issues to discuss and the item was then forwarded to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has reached an agreement with the Little Rack Wastewater Utility concerning sewer line availability and the use of an easement to service the lot facing Hill Road. 3 September 19, 2002 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z -7256-A Staff is supportive of the application. The applicant proposes to establish lot sizes and building setbacks through the Planned Development process. Although, the proposed lots sizes are not consistent with the minimum lot size required for R-2 zoned property, the proposed lot sizes are similar to the lot size in the area. Otherwise, to Staff's knowledge there are no outstanding issues associated with the proposed development. The proposed development should have no adverse impact on the surrounding neighborhood if developed as planned. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Development subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. C!