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HomeMy WebLinkAboutZ-7328 Staff AnalysisE NO.: Z - NAME: EmbraSuen, LLC Short -form PD -R LOCATION: On the northwest corner of Woodlawn Street and North Taylor Street DEVELOPER: ENGINEER: EmbraSuen, LLC Dixion Surveying 5410 Stonewall Road 306 North Springfield Little Rock, AR 72207 Plummerville, AR 72127 AREA: 0.38 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family district ALLOW -ED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to replat four lots (Lots 11, .12, 13 & 14) into two (2) lots (Lots 11 R & 11 RR) Block 20, Lincoln Park Subdivision. The proposed Lot 11 R contains an existing single-family structure and would become 120 -feet by 90 -feet and will remain facing east towards Taylor Street. The proposed Lot 11 RR would be 50 -foot by 120 -foot and would face Woodlawn. The proposed replat would result in a 7.1 foot rear yard setback from the west property line for the existing residence on proposed Lot 11 R. ILE NO.: Z-7328 (Cont. The applicant proposes to leave the existing structure (including existing ingress) in tact on proposed Lot 11 R. The applicant is proposing to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a west side yard setback of 9.2 feet and an east side yard setback of 8.8 feet. The proposed driveway for the property will be from the south, off Woodlawn. The applicant is proposing a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence is proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. B. EXISTING CONDITIONS: The site contains two single-family structures, one a guesthouse and the other occupied as single-family. There is a drainage ditch located along the west property line with the secondary house located adjacent to the property line and a one and one-half (1.5) foot setback rear yard setback. The guesthouse structure is a wooden structure in good repair. The second structure, the primary structure is a brick and frame house located on the corner of these streets facing Taylor Street. The structure has a double car carport with the loading from Taylor Street. Woodlawn has been constructed with curb and gutter in place and no sidewalks. Taylor is a narrow roadway with ditch swales for drainage. The road surface is chip seal and no sidewalks are in place. There is a church immediately east of the site across Taylor and a duplex immediately south of the site across Woodlawn. The remainder of the area is primarily single-family with a scattering of duplex units. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and the Hillcrest Residents Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Public Works: No comment. 2 FILE NO.: Z-7328 Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, to serve 604 North Taylor Street. Contact Little Rock Wastewater Utility at 688-1414 for additional details. ENTERGY: No comment received. Center -Point EneLq No comment received. Southwestern Bell: Southwestern Bell has buried cable in the north right-of-way of Woodlawn. Locate all utilities before excavating. Contact South Western Bell Telephone Company at 373-5112 for additional details. Central Arkansas Water: Lot 11 RR must take water service off the existing water main in Woodlawn Street. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA:Site is located on Bus Route #8 and is near Routes #1 and #12 but has no effect on bus radius, turnout and route. F. ISSU ESITECH N ICAL/DESIGN: 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 Residential Development for single family uses. The request is consistent with the Land Use of Single Family. 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 Hillcrest are encourages the use of Planned Unit Developments to address issues such as area/site ratio, density, height regulations, and set backs in order to preserve the unique character of the Hillcrest neighborhood. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Ms. Julie Embra was present representing the application. Staff presented an overview of the proposed development indicating additional information was needed on the proposed site plan. Staff stated the applicant should indicate on the site plan any existing fencing which was to remain along with the type 3 FILE NO.- Z-7328 (Cont material and height. Staff also stated their recommendation was to leave the structure at the 25 -foot building line and sacrifice the tree since 15 -feet would not allow for sufficient automobile parking in the driveway. Staff also suggested the applicant consider the placement of a double driveway since Woodlawn did not allow for street parking. Staff noted the comment from Little Rock Wastewater. Staff indicated the applicant should contact wastewater to try and resolve this issue. Staff stated in most situations wastewater would not allow the crossing of private property with a service line to serve another residence. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted revised plans to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a two (2) car drive on Lot 11 RR as requested by Staff. The applicant has also indicted a 24 -foot building line for Lot 11 RR which is somewhat consistent with the current required building line. Staff is supportive of the requested building line since most of the structures along Woodlawn are nearer the street and with the 24 -foot building line there is sufficient room for parking in the proposed driveway. The applicant proposes to replat the four (4) lots into two (2) lots. The proposed Lot 11 R contains an existing - single-family structure and the dimension would become 120 -foot by 90 -foot. The lot will maintain access from Taylor Street. The proposed Lot 11 RR would be 50 -foot by 120 -foot and access will be from Woodlawn. The proposed lot sizes are consistent with minimum required square footages of R-3 zoned properties (5000 square feet minimum). The proposed replat would result in a 7.1 foot rear yard setback from the west property line of the existing residence on proposed Lot 11 R. Rear yard setbacks are a requirement of the Zoning Ordinance thus would not require a variance to the Subdivision Ordinance. The applicant proposes to leave the existing structure (including existing ingress) in tact on proposed Lot 11 R. The applicant is proposing to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a west side yard setback of 9.2 feet and an east side yard setback of 8.8 feet. Proposed ingress to the property will be from the south, off Woodlawn, via a two car driveway. The applicant is proposing a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence is proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. 2 FILE NO.: Z-7328 Cont. To Staff's knowledge, there are no outstanding issues associated with the proposed request for rezoning or the request to replat the lots into two individual lots, each to contain a single-family structure. The area is predominately single- family on smaller lots and the applicant is proposing a plan consistent with the development pattern of the area. Staff feels the proposed development should have minimal, if any, adverse impact on the surrounding neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the proposed planned development as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the proposed replat of the property. The applicant will be required to submit a final plat prior to obtaining a building permit for the structure located on Lot 11 RR. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was present representing the application. There were no objectors present., Staff presented a recommendation of approval of the proposed planned development as filed subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also presented a recommendation of approval of the proposed replat of the property. Staff stated the applicant would be required to submit a final plat prior to obtaining a building permit for the structure located on Lot 11 RR. There was no further discussion. The application was placed on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 December 19, 2002 ND : 7 FILE NO.: Z-7328 NAME: EmbraSuen, LLC Short -form PD -R LOCATION: On the northwest corner of Woodlawn Street and North Taylor Street DEVELOPER: ENGINEER: EmbraSuen, LLC Dixion Surveying 5410 Stonewall Road 306 North Springfield Little Rock, AR 72207 Plummerville, AR 72127 AREA: 0.38 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family district ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential VARIANCES/VVAIVERS REQUESTED: None requested. A. PROPOSALIREQUEST: The applicant proposes to replat four lots (Lots 11, 12, 13 & 14) into two (2) lots (Lots 11 R & 11 RR) Block 20, Lincoln Park Subdivision. The proposed Lot 11 R contains an existing single-family structure and would become 120 -feet by 90 -feet and will remain facing east towards Taylor Street. The proposed Lot 11 RR would be 50 -foot by 1207foot and would face Woodlawn. The proposed replat would result in a 7.1 foot rear yard setback from the west property line for the existing residence on proposed Lot 11 R. December 19, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7328 The applicant proposes to leave the existing structure (including existing ingress) in tact on proposed Lot 11 R. The applicant is proposing to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a west side yard setback of 9.2 feet and an east side yard setback of 8.8 feet. The proposed driveway for the property will be from the south, off Woodlawn. The applicant is proposing a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence is proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. B. EXISTING CONDITIONS: The site contains two single-family structures, one a guesthouse and the other occupied as single-family. There is a drainage ditch located along the west property line with the secondary house located adjacent to the property line and a one and one-half (1.5) foot setback rear yard setback. The guesthouse structure is a wooden structure iii good repair. The second structure, the primary structure is a brick and frame house located on the corner of these streets facing Taylor Street. The structure has a double car carport with the loading from Taylor Street. Woodlawn has been constructed with curb and gutter in place and no sidewalks. Taylor is a narrow roadway with ditch swales for drainage. The road surface is chip seal and no sidewalks are in place. There is a church immediately east of the site across Taylor and a duplex immediately south of the site across Woodlawn. The remainder of the area is primarily single-family with a scattering of duplex units. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not... received any comment from area residents. All property owners within 200 feetof the site, all residents within 300 feet of the site, who could be identified and the Hillcrest Residents Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Public Works: No comment. 2 December 19, 2002 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-7328 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, to serve 604 North Taylor Street. Contact Little Rock Wastewater Utility at 688-1414 for additional details. ENTERGY: No comment received. Center -Point Energy No comment received. Southwestern Bell: Southwestern Bell has buried cable in the north right-of-way of Woodlawn. Locate all utilities before excavating. Contact South Western Bell Telephone Company at 373-5112 for additional details. Central Arkansas Water: Lot 11 RR must take water service off the existing water main in Woodlawn Street. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA:Site is located on Bus Route #8 and is near Routes #1 and #12 but has no effect on bus radius, turnout and route. F. I SSUES/TECH N ICAUD ESIGN: 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 Residential Development for single family uses. The request is consistent with the Land Use of Single Family. 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 Hillcrest are encourages the use of Planned Unit Developments to address issues such as area/site ratio, density, height regulations, and set backs in order to preserve the unique character of the Hillcrest neighborhood. Landscape: No comment. 3 December 19, 2002 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-7328 G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Ms. Julie Embra was present representing the application. Staff presented an overview of the proposed development indicating additional information was needed on the proposed site plan. Staff stated the applicant should indicate on the site plan any existing fencing which was to remain along with the type material and height. Staff also stated their recommendation was to leave the structure at the 25 -foot building line and sacrifice the tree since 15 -feet would not allow for sufficient automobile parking in the driveway. Staff also suggested the applicant consider the placement of a double driveway since Woodlawn did not allow for street parking. Staff noted the comment from Little Rock Wastewater. Staff indicated the applicant should contact wastewater to try and resolve this issue. Staff stated in most situations wastewater would not allow the crossing of private property with a service line to serve another residence. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted revised plans to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a two (2) car drive on Lot 11 RR as requested by Staff. The applicant has also indicted a 24 -foot building line for Lot 11 RR which is somewhat consistent with the current required building line. Staff is supportive of the requested building line since most of the structures along Woodlawn are nearer the street and with the 24 -foot building line there is sufficient room for parking in the proposed driveway. The applicant proposes to replat the four (4) lots into two (2) lots. The proposed Lot 11R contains an existing single-family structure and the dimension would become 120 -foot by 90 -foot. The lot will maintain access from Taylor Street. The proposed Lot 11 RR would be 50 -foot by 120 -foot and access will be from Woodlawn. The proposed lot sizes are consistent with minimum required square footages of R-3 zoned properties (5000 square feet minimum). The proposed replat would result in a 7.1 foot rear yard setback from the west property line of the existing residence on proposed Lot 11 R. Rear yard setbacks are a requirement of the Zoning Ordinance thus would not require a variance to the Subdivision Ordinance. 4 December 19, 2002 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-7328 The applicant proposes to leave the existing structure (including existing ingress) in tact on proposed Lot 11 R. The applicant is proposing to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a west side yard setback of 9.2 feet and an east side yard setback of 8.8 feet. Proposed ingress to the property will be from the south, off Woodlawn, via a two car driveway. The applicant is proposing a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence is proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. To Staff's knowledge, there are no outstanding issues associated with the proposed request for rezoning or the request to replat the lots into two individual lots, each to contain a single-family structure. The area is predominately single- family on smaller lots and the applicant is proposing a plan consistent with the development pattern of the area. Staff feels the proposed development should have minimal, if any, adverse impact on the surrounding neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the proposed planned development as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the proposed replat of the property. The applicant will be required to submit a final plat prior to obtaining a building permit for the structure located on Lot 11 RR. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was present representing the application. There were no objectors present. Staff presented a recommendation of approval of the proposed planned development as filed subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also presented a recommendation of approval of the proposed replat of the property. Staff stated the applicant would be required to submit a final plat prior to obtaining a building permit for the structure located on Lot 11 RR. There was no further discussion. The application was placed on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 December 19, 2002 ITEM NO.: 7 FILE NO.: Z - NAME: EmbraSuen, LLC Short -form PD -R LOCATION: On the northwest corner of Woodlawn Street and North Taylor Street DEVELOPER: ENGINEER: EmbraSuen, LLC Dixion Surveying 5410 Stonewall Road 306 North Springfield Little Rock, AR 72207 Plummerville, AR 72127 AREA: 0.38 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING R-3, Single-family district ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to replat four lots (Lots 11, 12, 13 & 14) into two (2) lots (Lots 11 R & 11 RR) Block 20, Lincoln Park Subdivision. The proposed Lot 11 R contains an existing single-family structure and would become 120 -feet by 90 -feet and will remain facing east towards Taylor Street. The proposed Lot 11 RR would be 50 -foot by 1207foot and would face Woodlawn. The proposed replat would result in a 7.1 foot rear yard setback from the west property line for the existing residence on proposed Lot 11 R. December 19, 2002 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-7328 The applicant proposes to leave the existing structure (including existing ingress) in tact on proposed Lot 11 R. The applicant is proposing to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a west side yard setback of 9.2 feet and an east side yard setback of 8.8 feet. The proposed driveway for the property will be from the south, off Woodlawn. The applicant is proposing a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence is proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. B. EXISTING CONDITIONS: The site contains two single-family structures, one a guesthouse and the other occupied as single-family. There is a drainage ditch located along the west property line with the secondary house located adjacent to the property line and a one and one-half (1.5) foot setback rear yard setback. The guesthouse structure is a wooden structure ih good repair. The second structure, the primary structure is a brick and frame house located on the corner of these streets facing Taylor Street. The structure has a double car carport with the loading from Taylor Street. Woodlawn has been constructed with curb and gutter in place and no sidewalks. Taylor is a narrow roadway with ditch swales for drainage. The road surface is chip seal and no sidewalks are in place. There is a church immediately east of the site across Taylor and a duplex immediately south of the site across Woodlawn. The remainder of the area is primarily single-family with a scattering of duplex units. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and the Hillcrest Residents Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Public Works: No comment. 2 December 19, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) _ FILE NO.: Z-7328 E UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, to serve 604 North Taylor Street. Contact Little Rock Wastewater Utility at 688-1414 for additional details. ENTERGY: No comment received. Center -Point Energy_; No comment received. Southwestern Bell: Southwestern Bell has buried cable in the north right-of-way of Woodlawn. Locate all utilities before excavating. Contact South Western Bell Telephone Company at 373-5112 for additional details. Central Arkansas Water: Lot 11 RR must take water service off the existing water main in Woodlawn Street. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning No comment received. CATA:Site is located on Bus Route #8 and is near Routes #1 and #12 but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAUDESIGN: 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 Residential Development for single family uses. The request is consistent with the Land Use of Single Family. 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 Hillcrest are encourages the use of Planned Unit Developments to address issues such as area/site ratio, density, height regulations, and set backs in order to preserve the unique character of the Hillcrest neighborhood. Landscape: No comment. 3 December 19, 2002 SUBDIVISION ITEM NO.: 7 (Cont) FILE NO.: Z-7328 G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Ms. Julie Embra was present representing the application. Staff presented an overview of the proposed development indicating additional information was needed on the proposed site plan. Staff stated the applicant should indicate on the site plan any existing fencing which was to remain along with the type material and height. Staff also stated their recommendation was to leave the structure at the 25 -foot building line and sacrifice the tree since 15 -feet would not allow for sufficient automobile parking in the driveway. Staff also suggested the applicant consider the placement of a double driveway since Woodlawn did not allow for street parking. Staff noted the comment from Little Rock Wastewater. Staff indicated the applicant should contact wastewater to try and resolve this issue. Staff stated in most situations wastewater would not allow the crossing of private property with a service line to serve another residence. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted revised plans to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a two (2) car drive on Lot 11 RR as requested by Staff. The applicant has also indicted a 24 -foot building line for Lot 11 RR which is somewhat consistent with the current required building line. Staff is supportive of the requested building line since most of the structures along Woodlawn are nearer the street and with the 24 -foot building line there is sufficient room for parking in the proposed driveway. The applicant proposes to replat the four (4) lots into two (2) lots. The proposed Lot 11R contains an existing single-family structure and the dimension would become 120 -foot by 90 -foot. The lot will maintain access from Taylor Street. The proposed Lot 11 RR would be 50 -foot by 120 -foot and access will be from Woodlawn. The proposed lot sizes are consistent with minimum required square footages of R-3 zoned properties (5000 square feet minimum). The proposed replat would result in a 7.1 foot rear yard setback from the west property line of the existing residence on proposed Lot 11 R. Rear yard setbacks are a requirement of the Zoning Ordinance thus would not require a variance to the Subdivision Ordinance. 4 December 19, 2002 SUBDIVISION ITEM NO.: 7 FILE NO.: Z-7328 The applicant proposes to leave the existing structure (including existing ingress) in tact on proposed Lot 11 R. The applicant is proposing to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a west side yard setback of 9.2 feet and an east side yard setback of 8.8 feet. Proposed ingress to the property will be from the south, off Woodlawn, via a two car driveway. The applicant is proposing a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence is proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. To Staff's knowledge, there are no outstanding issues associated with the proposed request for rezoning or the request to replat the lots into two individual lots, each to contain a single-family structure. The area is predominately single- family on smaller lots and the applicant is proposing a plan consistent with the development pattern of the area. Staff feels the proposed development should have minimal, if any, adverse impact on the surrounding neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the proposed planned development as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the proposed replat of the property. The applicant will be required to submit a final plat prior to obtaining a building permit for the structure located on Lot 11 RR. 5