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HomeMy WebLinkAboutZ-7898 Staff AnalysisFILE NO.: Z-7898 NAME: Cross Street Elderly Housing Short -form PD -R LOCATION: Located at 1022 South Cross Street DEVELOPER: Clarshun Beyah 1903 Marshall Street P.O. Box 166002 Little Rock, AR 72216 ENGINEER: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 0.51 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two Family Residential District Single-family and Two Family Residences -I - Two Duplex Units VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of three lots located on the northwest corner of 11th Street and Cross Street from R-4 to PD -R to allow the development of four units of elderly housing contained in two duplex structures. The development will occur on two of the lots with the remaining lot being left vacant for future development. The applicant has indicated single-family or two family as possible future uses for the vacant lot. The applicant has indicated the lots are in the midst of one of Little Rock's most historic neighborhoods. The applicant has indicated the developer is concerned FILE NO.: Z-7898 Cant. with the demise of this once high quality mix of historic residential homes in this and many neighborhoods throughout downtown area. The applicant's cover letter indicates they feel the planned development will address the concerns of undeveloped vacant lots by the use of a unique and character -defining architectural and planning solution to the needs of elderly citizens in the planned development which can be much more appreciated and useful in this quiet and peaceful neighborhood. The applicant has indicated the overall design intent is to provide a private and relaxing setting for the specific needs of the elderly tenants. The applicant indicates the site is relatively flat with various components of the project to be geared toward accommodating an elderly tenant in a manner whereby the circulation and functional requirements are met in a safe, accessible, and secure manner. The applicant has indicted each unit will have a drive to accommodate handicap vans; the access to the units shall be on a flat or ramped concreted surface; and each unit shall have a front porch, with wood post and railing, to allow the tenant to sit and relax. The applicant has indicated a white picket fence will be located around the site to provide a sense of privacy and a good feeling of aesthetics in the downtown neighborhood. The applicant has indicated within the fenced areas, a new landscaping scheme, including shade trees, irrigated lawns and shrubs and a tenant vegetable garden is planned. The applicant has also indicated a garden shed will be constructed for relaxation and shelter from the elements. The overall structure of the units will be constructed of wood frame on a flat poured in place concrete slab. The applicant has indicated the profile of the unit will be one-story units (maximum 25 -feet to roof ridge) and resemble a typical single residential wood frame house with a steep gable roof over the house and front porch. The cladding will be painted wood lap siding in a narrow pattern with accentuated colors between the roof eave and window surrounds. The applicant has indicated the architectural style is best replicated in the historical character of the neighborhood in the 1930's or before. The applicant has indicated the front facade of each unit will have ornamental features. The applicant has indicated the roof finish will be sheathed in architectural shingles with pronounced profiles to best create a unique shadow effect across the roof surface. The applicant has also indicated guttering and downspouts will be copper or finished similar to copper. The windows will be double hung vinyl clad windows with raised muntins. The entire project will be designed in accordance with current energy codes, with further investigation to determine if LEED energy saving components is feasible. The applicant has indicated four one story one bedroom private residential living units designed specifically for elderly tenants will be constructed. According to K FILE NO.: Z-7898 (Cont. the applicant each unit shall be approximately 900 square feet, with living/dining, kitchen, one bedroom/storage and bathroom. The applicant has indicated each of the units will be constructed handicap accessible. The overall project shall be designed with a strong sense of safety and security, energy consciousness and privacy — all acting in a coordinated manner to realize a successful and uniquely interesting housing development. B. EXISTING CONDITIONS: The site is vacant and grass covered. The site is located in an area, which is predominately single-family with a scattering of two family homes. Most of the homes appear to be occupied with only one or two boarded. The area appears to be a stable residential neighborhood. Other uses in the area include a church, an elementary school, office and commercial uses all located to the northeast and northwest of the site along West 10th Street abutting 1-630. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several letters of opposition and phone calls in opposition of the development of the site with four units. The Downtown Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site 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. On Cross Street, entire sections of curb and sidewalk will need replacement 2. All driveways shall be concrete aprons per City Ordinance. 3. A 20 feet radial dedication of right-of-way is required at the intersection of streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. 3 FILE NO.: Z-7898 (Cont.) SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding the size and location of the water meter(s). Fire Department: Additional fire hydrant may be required. 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. F. ISSUES/TECHNICAUDESIGN: Planning- Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-4 (Two Family District) to PD -R (Planned Development —Residential) for construction of four residential living units specifically designed for the elderly. Since this application is on two lots, four units are allowed under the current zoning. This application does not have a significant effect on the Land Use Plan requiring an amendment. Master Street Plan: Cross Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Cross Street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the "Downtown Neighborhoods Plan for the Future " neighborhood action plan. The Housing Goal indicates a desire to "Promote downtown living." New residential units in this area should be compatible with surrounding historic properties and will represent new investment downtown. A PRD should include design requirements to assure compatibility with nearby residences. Landscape: A six-foot tall opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was not present. Staff presented an overview of the proposed development to the committee members. Staff stated they would meet with the 4 FILE NO.: Z-7898 Cont. applicant individually to resolve staff's concerns. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff and the applicant met to discuss concerns raised from the originally submitted site plan. The original site plan included the placement of four units on three lots. The applicant's revised site plan incorporates two duplex units on the site with the remaining third lot vacant. The applicant indicated there are no immediate development plans for the third lot. The applicant stated the desire is to construct a new single-family home or a duplex in the future. The applicant has indicated the units will be maintained under her ownership and rented to elderly tenants. The site is currently zoned R-4, Two-family residential which would allow the development of the indicated duplex units. The ordinance would typically require building setbacks of 25 -feet on the front and rear and 5 -feet on the side yards. The applicant's site plan meets the required setbacks with the exception of the rear yard setback on Lot 8. The applicant has indicated an eight -foot rear yard setback on this lot. Lots 7 and 8 were previously replatted to remove a portion of the lot area, which is now contained in the lot located to the west. The applicant has indicated without the reduced setback, the lot would be difficult to develop. Staff is supportive of allowing the reduced rear yard setback. The applicant has indicated open space to the north of the lot with a tenant vegetable garden and garden shed to allow residents ample outdoor living area. The applicant has indicated landscaping screening will be added to the property's northern and western perimeters near the tenant vegetable garden. The applicant has indicated the desire of the development is to blend into the community and has indicated fencing is not desirable. The applicant has also indicated based on the architectural style the homes will resemble single-family residences and not multi -family units. Staff is supportive of the applicant's requested rezoning. The applicant has indicted a development consistent with the current zoning with the exception of the allowance of a reduced rear yard setback for one of the indicated lots. Staff feels if the site develops with a single-family home or a duplex structure a reduced setback will be required to allow the construction of a new home on the site. Staff does not feel this reduced rear yard setback will have a negative impact on the adjoining properties if developed as proposed. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. A FILE NO.: Z-7898 PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the proposal had changed from the original filing of the request. Staff stated the previous proposal included the placement of a four plex on the site. Staff stated the current proposal was two duplex units. Staff stated based on the current zoning the applicant would be allowed to develop the site with duplex units but one of the units would require a reduced rear yard setback. Ms. Tajuana Russell addressed the Commission. She stated her opposition was to the development of the site with a four plex. She stated she was not opposed to duplex units to serve as elderly housing. She stated she would like the applicant to define elderly to ensure everyone was aware of the ages that could occupy the new units. Ms. Farreshine Russell addressed the Commission. She stated she felt the neighborhood should have been renotified when the proposed development changed. There was a general discussion concerning the definition of elderly. Staff stated this was not defined by the code but was defined by federal statue. The Commission questioned the applicant as to the target age they would be seeking. The applicant stated they would consider persons 55 and older as potential residents. A motion was made to approve the request to include the limiting the occupancy of the units to persons ages 55 and over. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. FIR August 18, 2005 ITEM NO.: 16 FILE NO.: Z-7898 NAME: Cross Street Elderly Housing Short -form PD -R LOCATION: Located at 1022 South Cross Street DEVELOPER: Clarshun Beyah 1903 Marshall Street P.O. Box 166002 Little Rock, AR 72216 ENGINEER: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 0.51 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two Family Residential District Single-family and Two Family Residences Two Duplex Units VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of three lots located on the northwest corner of 11th Street and Cross Street from R-4 to PD -R to allow the development of four units of elderly housing contained in two duplex structures. The development will occur on two of the lots with the remaining lot being left vacant for future development. The applicant has indicated single-family or two family as possible future uses for the vacant lot. The applicant has indicated the lots are in the midst of one of Little Rock's most historic neighborhoods. The applicant has indicated the developer is concerned August 18, 2005 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-78 with the demise of this once high quality mix of historic residential homes in this and many neighborhoods throughout downtown area. The applicant's cover letter indicates they feel the planned development will address the concerns of undeveloped vacant lots by the use of a unique and character -defining architectural and planning solution to the needs of elderly citizens in the planned development which can be much more appreciated and useful in this quiet and peaceful neighborhood. The applicant has indicated the overall design intent is to provide a private and relaxing setting for the specific needs of the elderly tenants. The applicant indicates the site is relatively flat with various components of the project to be geared toward accommodating an elderly tenant in a manner whereby the circulation and functional requirements are met in a safe, accessible, and secure manner. The applicant has indicted each unit will have a drive to accommodate handicap vans; the access to the units shall be on a flat or ramped concreted surface; and each unit shall have a front porch, with wood post and railing, to allow the tenant to sit and relax. The applicant has indicated a white picket fence will be located around the site to provide a sense of privacy and a good feeling of aesthetics in the downtown neighborhood. The applicant has indicated within the fenced areas, a new landscaping scheme, including shade trees, irrigated lawns and shrubs and a tenant vegetable garden is planned. The applicant has also indicated a garden shed will be constructed for relaxation and shelter from the elements. The overall structure of the units will be constructed of wood frame on a flat poured in place concrete slab. The applicant has indicated the profile of the unit will be one-story units (maximum 25 -feet to roof ridge) and resemble a typical single residential wood frame house with a steep gable roof over the house and front porch. The cladding will be painted wood lap siding in a narrow pattern with accentuated colors between the roof eave and window surrounds. The applicant has indicated the architectural style is best replicated in the historical character of the neighborhood in the 1930's or before. The applicant has indicated the front fagade of each unit will have ornamental features. The applicant has indicated the roof finish will be sheathed in architectural shingles with pronounced profiles to best create a unique shadow effect across the roof surface. The applicant has also indicated guttering and downspouts will be copper or finished similar to copper. The windows will be double hung vinyl clad windows with raised muntins. The entire project will be designed in accordance with current energy codes, with further investigation to determine if LEED energy saving components is feasible. 4 August 18, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7898 The applicant has indicated four one story one bedroom private residential living units designed specifically for elderly tenants will be constructed. According to the applicant each unit shall be approximately 900 square feet, with living/dining, kitchen, one bedroom/storage and bathroom. The applicant has indicated each of the units will be constructed handicap accessible. The overall project shall be designed with a strong sense of safety and security, energy consciousness and privacy — all acting in a coordinated manner to realize a successful and uniquely interesting housing development. B. EXISTING CONDITIONS: The site is vacant and grass covered. The site is located in an area, which is predominately single-family with a scattering of two family homes. Most of the homes appear to be occupied with only one or two boarded. The area appears to be a stable residential neighborhood. Other uses in the area include a church, an elementary school, office and commercial uses all located to the northeast and northwest of the site along West 10th Street abutting 1-630. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several letters of opposition and phone calls in opposition of the development of the site with four units. The Downtown Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site 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. On Cross Street, entire sections of curb and sidewalk will need replacement 2. All driveways shall be concrete aprons per City Ordinance. 3. A 20 feet radial dedication of right-of-way is required at the intersection of streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. K, August 18, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7898 Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding the size and location of the water meter(s). Fire Department: Additional fire hydrant may be required. 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. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-4 (Two Family District) to PD -R (Planned Development —Residential) for construction of four residential living units specifically designed for the elderly. Since this application is on two lots, four units are allowed under the current zoning. This application does not have a significant effect on the Land Use Plan requiring an amendment. Master Street Plan: Cross Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Cross Street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Cily Recognized Neighborhood Action Plan: The property under review is located in an area covered by the "Downtown Neighborhoods Plan for the Future " neighborhood action plan. The Housing Goal indicates a desire to "Promote downtown living." New residential units in this area should be compatible with surrounding historic properties and will represent new investment downtown. A PRD should include design requirements to assure compatibility with nearby residences. Landscape: A six-foot tall opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern and western perimeters. 4 August 18, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7898 G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was not present. Staff presented an overview of the proposed development to the committee members. Staff stated they would meet with the applicant individually to resolve staff's concerns. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff and the applicant met to discuss concerns raised from the originally submitted site plan. The original site plan included the placement of four units on three lots. The applicant's revised site plan incorporates two duplex units on the site with the remaining third lot vacant. The applicant indicated there are no immediate development plans for the third lot. The applicant stated the desire is to construct a new single-family home or a duplex in the future. The applicant has indicated the units will be maintained under her ownership and rented to elderly tenants. The site is currently zoned R-4, Two-family residential which would allow the development of the indicated duplex units. The ordinance would typically require building setbacks of 25 -feet on the front and rear and 5 -feet on the side yards. The applicant's site plan meets the required setbacks with the exception of the rear yard setback on Lot 8. The applicant has indicated an eight -foot rear yard setback on this lot. Lots 7 and 8 were previously replatted to remove a portion of the lot area, which is now contained in the lot located to the west. The applicant has indicated without the reduced setback, the lot would be difficult to develop. Staff is supportive of allowing the reduced rear yard setback. The applicant has indicated open space to the north of the lot with a tenant vegetable garden and garden shed to allow residents ample outdoor living area. The applicant has indicated landscaping screening will be added to the property's northern and western perimeters near the tenant vegetable garden. The applicant has indicated the desire of the development is to blend into the community and has indicated fencing is not desirable. The applicant has also indicated based on the architectural style the homes will resemble single-family residences and not multi -family units. Staff is supportive of the applicant's requested rezoning. The applicant has indicted a development consistent with the current zoning with the exception of the allowance of a reduced rear yard setback for one of the indicated lots. Staff feels if the site develops with a single-family home or a duplex structure a k, August 18, 2005 SUBDIVISION ITEM NO_: 15 (Cont.) FILE NO.: Z-7898 reduced setback will be required to allow the construction of a new home on the site. Staff does not feel this reduced rear yard setback will have a negative impact on the adjoining properties if developed as proposed. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the proposal had changed from the original filing of the request. Staff stated the previous proposal included the placement of a four plex on the site. Staff stated the current proposal was two duplex units. Staff stated based on the current zoning the applicant would be allowed to develop the site with duplex units but one of the units would require a reduced rear yard setback. Ms. Tajuana Russell addressed the Commission. She stated her opposition was to the development of the site with a four plex. She stated she was not opposed to duplex units to serve as elderly housing. She stated she would like the applicant to define elderly to ensure everyone was aware of the ages that could occupy the new units. Ms. Farreshine Russell addressed the Commission. She stated she felt the neighborhood should have been renotified when the proposed development changed. There was a general discussion concerning the definition of elderly. Staff stated this was not defined by the code but was defined by federal statue. The Commission questioned the applicant as to the target age they would be seeking. The applicant stated they would consider persons 55 and older as potential residents. A motion was made to approve the request to include the limiting the occupancy of the units to persons ages 55 and over. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. L