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HomeMy WebLinkAboutZ-7328-A Staff AnalysisFILE NO.: Z -7328-A NAME: Lot 11 RR Lincoln Park Subdivision Revised PD -R LOCATION: On the northwest corner of Woodlawn and Taylor Streets DEVELOPER: Michael Love 510 Pine Valley Road Little Rock, AR 72207 ENGINEER: Dixion Surveying 306 North Springfield Plummerville, AR 72127 AREA: 0.38 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 RRENT ZONING: PD -R ALLOWED USES: Single-family PROPOSED ZONING: Revised PD -R PROPOSED USE: A duplex in lieu of a single-family structure VARIAN CESMAIVERS REQUESTED: None requested. FILE NO.: Z-732 BACKGROUND: On December 19, 2002 the Commission reviewed a request to rezone the site from R-3, Single-family to PD -R and create a two lot plat. The applicant proposed to replat four lots (Lots 11, 12, 13 & 14) into two (2) lots (Lots 11R & 11 RR) Block 20, Lincoln Park Subdivision. Lot 11 R contains an existing single- family structure and is 120 -feet by 90 -feet. Lot 11 RR is 50 -foot by 120 -foot and faces Woodlawn. The replat resulted in a 7.1 foot rear yard setback from the west property line for the existing residence on Lot 11 R. The applicant proposed to leave the existing structure (including existing ingress) in tact on Lot 11 R. The applicant proposed 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 would be from the south, off Woodlawn. The applicant proposed a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence was proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. The lots have been final platted and the fence has been installed. A. PROPOSAUREQUEST: The applicant proposes to revise the previously approved PD -R to allow the placement of a duplex unit on the second lot in -lieu of the single-family home. The proposal includes the placement of a 27 -foot three (3) car driveway along Woodlawn Street to meet the parking demand for the site. B. EXISTING CONDITIONS: The site contains a guesthouse with the second lot containing an occupied single-family home. There is a drainage ditch located along the west property line with the guesthouse located adjacent to the property line and a one and one-half (1.5) foot side yard setback. The guesthouse structure is a wooden structure in good repair. 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 single- family homes are located immediately south of the site across Woodlawn. 2 FILE NO.: Z -7328-A (con't.) 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: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 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 at 992-2438 for additional details. Fire Department: Approved as submitted. Countv Plannina: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Singe Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to build a duplex instead of a single-family dwelling. The request does not require a change to the Land Use Plan because the proposed density is not dissimilar to Single Family. 3 FILE NO.: Z -7328-A City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan "A Blueprint of our Community." Two action statements listed under the Housing goal recommend notifying the neighborhood of demolitions and to preserve the eclectic architectural character of the neighborhood. Landscape: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Michael Love was present representing the application. Staff introduced the item indicating this request was to revise a previously approved PD -R to allow the construction of a duplex instead of a single- family home. Staff noted to Mr. Love there were concerns with a duplex fitting the character of the neighborhood. Staff stated the parking should be relocated to three spaces exiting from Woodlawn Street. Staff stated the drive would be wider than was typically recommended but would be allowed to retain the residential character of the structure. Staff requested details concerning the architectural design of the building. Staff stated the design should match the existing architecture in the area by being craftsman style. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has revised the plan to include a 27 -foot driveway along Woodlawn Avenue. The applicant has also provided elevations to ensure the structure will fit the architectural style of the neighborhood. Staff feels the development is a good mix for the neighborhood. The site if developed as presented will give the appearance of a single-family home while providing a two-family residential mix to the neighborhood. The area has developed primarily as single-family and the duplex would allow for alternative housing in the area. The proposed parking is sufficient to meet the typical minimum parking demand for a duplex unit (3 spaces typical minimum parking required). Staff feels the proposed development is a quality in -fill development and should the structure presented be constructed it will be a quality C! FILE NO.: Z -7328-A (con't. development in the area while maintaining the integrity of the neighborhood. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff would recommend the site be developed based on the elevation presented. PLANNING COMMISSION ACTION: (JUNE 12, 2003) The applicant was present representing the request. There were no objectors present. Staff stated they had received two phone calls in opposition of the proposed request. Staff stated to their knowledge there were no other outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff stated the recommendation included the site being developed based on the elevation presented. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. y U June 12, 2003 ITEM NO.: 15 FILE NO.: Z -7328-A NAME: Lot 11 RR Lincoln Park Subdivision Revised PD -R LOCATION: On the northwest corner of Woodlawn and Taylor Streets DEVELOPER: Michael Love 510 Pine Valley Road Little Rock, AR 72207 ENGINEER: Dixion Surveying 306 North Springfield Plummerville, AR 72127 AREA: 0.38 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PD -R ALLOWED USES: Single-family PROPOSED ZONING: Revised PD -R PROPOSED USE: A duplex in lieu of a single-family structure VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 19, 2002 the Commission reviewed a request to rezone the site from R-3, Single-family to PD -R and create a two lot plat. The applicant proposed to replat four lots (Lots 11, 12, 13 & 14) into two (2) lots (Lots 11 R & 11 RR) Block 20, Lincoln Park Subdivision. Lot 11 R contains an existing single- family structure and is 120 -feet by 90 -feet. Lot 11 RR is 50 -foot by 120 -foot and faces Woodlawn. The replat resulted in a 7.1 foot rear yard setback from the west property line for the existing residence on Lot 11 R. The applicant proposed to leave the existing structure (including existing ingress) in tact on Lot 11 R. The applicant proposed to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a June 12, 2003 SUBDIVISION ITEM NO.: 15 (con't.) FILE NO.: Z -7328-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 would be from the south, off Woodlawn. The applicant proposed a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence was proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. The lots have been final platted and the fence has been installed. A. PROPOSAUREQUEST: The applicant proposes to revise the previously approved PD -R to allow the placement of a duplex unit on the second lot in -lieu of the single-family home. The proposal includes the placement of a 27 -foot three (3) car driveway along Woodlawn Street to meet the parking demand for the site. B. EXISTING CONDITIONS: The site contains a guesthouse with the second lot containing an occupied single-family home. There is a drainage ditch located along the west property line with the guesthouse located adjacent to the property line and a one and one-half (1.5) foot side yard setback. The guesthouse structure is a wooden structure in good repair. 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 single- family homes are located 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: June 12, 2003 SUBDIVISION ITEM NO.: 15 (con't.) FILE NO.: Z -7328-A PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Ene[g : Approved as submitted. SBC: Approved as submitted. 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 at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Singe Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to build a duplex instead of a single-family dwelling. The request does not require a change to the Land Use Plan because the proposed density is not dissimilar to Single Family. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan "A Blueprint of our Community." Two action statements listed under the Housing goal recommend notifying the neighborhood of demolitions and to preserve the eclectic architectural character of the neighborhood. Landscape: No comment. Building Codes: No comment. 3 June 12, 2003 SUBDIVISION ITEM NO.: 15 con't. FILE NO.: Z -7328-A G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Michael Love was present representing the application. Staff introduced the item indicating this request was to revise a previously approved PD -R to allow the construction of a duplex instead of a single-family home. Staff noted to Mr. Love there were concerns with a duplex fitting the character of the neighborhood. Staff stated the parking should be relocated to three spaces exiting from Woodlawn Street. Staff stated the drive would be wider than was typically recommended but would be allowed to retain the residential character of the structure. Staff requested details concerning the architectural design of the building. Staff stated the design should match the existing architecture in the area by being craftsman style. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has revised the plan to include a 27 -foot driveway along Woodlawn Avenue. The applicant has also provided elevations to ensure the structure will fit the architectural style of the neighborhood. Staff feels the development is a good mix for the neighborhood. The site if developed as presented will give the appearance of a single-family home while providing a two-family residential mix to the neighborhood. The area has developed primarily as single-family and the duplex would allow for alternative housing in the area. The proposed parking is sufficient to meet the typical minimum parking demand for a duplex unit (3 spaces typical minimum parking required). Staff feels the proposed development is a quality in -fill development and should the structure presented be constructed it will be a quality development in the area while maintaining the integrity of the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff would recommend the site be developed based on the elevation presented. T. June 12, 2003 SUBDIVISION ITEM NO.: 15 (con't.) FILE NO.: Z -7328-A PLANNING COMMISSION ACTION: (JUNE 12, 2003) The applicant was present representing the request. There were no objectors present. Staff stated they had received two phone calls in opposition of the proposed request. Staff stated to their knowledge there were no other outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff stated the recommendation included the site being developed based on the elevation presented. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 June 12, 2003 ITEM NO.: 15 FILE NO.: Z -7328-A NAME: Lot 11 RR Lincoln Park Subdivision Revised PD -R LOCATION: On the northwest corner of Woodlawn and Taylor Streets DEVELOPER: Michael Love 510 Pine Valley Road Little Rock, AR 72207 ENGINEER: Dixion Surveying 306 North Springfield Plummerville, AR 72127 AREA: 0.38 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 RRENT ZONING: PD -R ALLOWED USES: Single-family PROPOSED ZONING: Revised PD -R PROPOSED USE: A duplex in lieu of a single-family structure VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On December 19, 2002 the Commission reviewed a request to rezone the site from R-3, Single-family to PD -R and create a two lot plat. The applicant proposed to replat four lots (Lots 11, 12, 13 & 14) into two (2) lots (Lots 11R & 11 RR) Block 20, Lincoln Park Subdivision. Lot 11 R contains an existing single- family structure and is 120 -feet by 90 -feet. Lot 11 RR is 50 -foot by 120 -foot and faces Woodlawn. The replat resulted in a 7.1 foot rear yard setback from the west property line for the existing residence on Lot 11 R. The applicant proposed to leave the existing structure (including existing ingress) in tact on Lot 11 R. The applicant proposed to remove the structure on proposed Lot 11 RR and construct a 1615 square foot two-story, frame residence with a June 12, 2003 SUBDIVISION ITEM NO.: 15 (con't.) _ FILE NO.: Z -7328-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 would be from the south, off Woodlawn. The applicant proposed a wooden fence to separate the two properties along the common property line of Lots 11 R and 11 RR. The fence was proposed at four (4) feet within the building setback and six (6) feet along the remainder of the property line. The lots have been final platted and the fence has been installed. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PD -R to allow the placement of a duplex unit on the second lot in -lieu of the single-family home. The proposal includes the placement of a 27 -foot three (3) car driveway along Woodlawn Street to meet the parking demand for the site. B. EXISTING CONDITIONS: The site contains a guesthouse with the second lot containing an occupied single-family home. There is a drainage ditch located along the west property line with the guesthouse located adjacent to the property line and a one and one-half (1.5) foot side yard setback. The guesthouse structure is a wooden structure in good repair. 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 single- family homes are located 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: W, June 12, 2003 SUBDIVISION ITEM NO.: 15 con't. FILE NO.: Z -7328-A PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 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 at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Singe Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to build a duplex instead of a single-family dwelling. The request does not require a change to the Land Use Plan because the proposed density is not dissimilar to Single Family. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan "A Blueprint of our Community." Two action statements listed under the Housing goal recommend notifying the neighborhood of demolitions and to preserve the eclectic architectural character of the neighborhood. Landscape: No comment. Building Codes: No comment. 3 June 12, 2003 SUBDIVISION ITEM NO.: 15 (con't. FILE NO.: Z -7328-A G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Michael Love was present representing the application. Staff introduced the item indicating this request was to revise a previously approved PD -R to allow the construction of a duplex instead of a single-family home. Staff noted to Mr. Love there were concerns with a duplex fitting the character of the neighborhood. Staff stated the parking should be relocated to three spaces exiting from Woodlawn Street. Staff stated the drive would be wider than was typically recommended but would be allowed to retain the residential character of the structure. Staff requested details concerning the architectural design of the building. Staff stated the design should match the existing architecture in the area by being craftsman style. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has revised the plan to include a 27 -foot driveway along Woodlawn Avenue. The applicant has also provided elevations to ensure the structure will fit the architectural style of the neighborhood. Staff feels the development is a good mix for the neighborhood. The site if developed as presented will give the appearance of a single-family home while providing a two-family residential mix to the neighborhood. The area has developed primarily as single-family and the duplex would allow for alternative housing in the area. The proposed parking is sufficient to meet the typical minimum parking demand for a duplex unit (3 spaces typical minimum parking required). Staff feels the proposed development is a quality in -fill development and should the structure presented be constructed it will be a quality development in the area while maintaining the integrity of the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff would recommend the site be developed based on the elevation presented. 4 Subdivision Committee Comments ITEM NO.: 15 NAME: Lot 11 RR Lincoln Park Subdivision Revised PD -R May 22, 2003 FILE NO.: Z -7328-A LOCATION: On the northwest corner of Woodlawn and Taylor Streets Planninq Staff Comments: 1. Provide notification of property owners located within 200 -feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Redesign the site plan to include a driveway/parking pad along Woodlawn sufficient to park three (3) cars. (Provide three (3) nine foot spaces for a total driveway width of 27 feet.) 3. Provide details concerning roof design, porches and entries. Will the structure be architecturally compatible to the surrounding neighborhood? (Craftsman/Bungalow) Variance/Waivers: 1. None requested. Public Works: No comments. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 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 at 992-2438 for additional details. Fire De artment: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, May 28, 2003.