Loading...
HomeMy WebLinkAboutZ-7898-A Staff AnalysisFILE NO.: NAME: Cross Street Elderly Housing Revised Short -form PD -R LOCATION: Located at 1022 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 NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two Family Residential District Single-family and Two Family Residences -m PROPOSED USE: Two Duplex Units VARIAN CESM/AIVERS REQUESTED: None requested. BACKGROUND. Ordinance No. 19,406 adopted by the Little Rock Board of Directors on September 20, 2005, established Cross Street Elderly Housing Short -form PD -R. The applicant proposed 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 would occur on two of the lots with the remaining lot being left vacant for future development. The applicant indicated single-family or two family as possible future uses for the vacant lot. A tenant vegetable garden was proposed as a part of the development. FILE NO.: Z -7898-A Cont.) A. PROPOSAL: The applicant is now proposing a revision to the previously approved PD -R to allow a small portion of the site to be removed from the overall approval area. The property is a 42.5 -foot by 64 -foot area located along the eastern portion of the site. The approved site plan indicates this area as a tenant vegetable garden for the residents of the duplex units. The property owner located to the north of the garden area is seeking to purchase this land area and include the area in their existing lot through a replat. All other portions of the PD -R will remain as were previously approved. 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 being 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 informational phone calls from area residents. 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: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Cross and 11th Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. K FILE NO.: Z -7898-A (Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding connection of these sites to water. Fire Department: Approved as submitted. 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 revision to a PD -R. The request does not require a change to the Land Use Plan. Master Street Plan: Cross and 11th Streets are shown as local streets on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class II route is shown along MILK and a Class III routes are shown along Daisy Bates and State Streets. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing goal has this objective relevant to this case: Increase owner -occupied homes from 37 percent to 60 percent of our residential housing units. This reversion to R-2 single family could increase home ownership. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Street trees are recommended along both South Cross Street and West 11tH Street. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present. Staff presented the item indicating there were no outstanding technical issues associated with the request. Staff stated the request was a partial revocation of the previous PD -R zoning to allow an adjoining property owner to purchase a portion of the site to increase their rear yard area. There was no further 3 FILE NO.: Z -7898-A (Cont. discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS. There were no outstanding technical issues associated with the request remaining from the August 24, 2006, Subdivision Committee meeting. The proposal is to allow a portion of the approved PD -R land area to be removed from the approved site plan and allow for future sale of the area to an adjoining property owner. An area identified as the east 64 feet of Lot 9 will be sold to the property owner of Lot 6 to be included in their existing lot through a replat. The existing lot contains 3,200 square feet and the additional area contains 2,720 square feet. Staff is supportive of the request. Staff does not feel the removal of the open space area will negatively impact the future residents of the proposed duplex units. Per the PD -R Zoning District (Section 36-460(h)(1)) a minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. The site plan indicates Lot 7 as undeveloped which contains approximately 4,300 square feet. Per Section 36-460(h)(2)) single-family, duplex, zero lot line and townhouse developments shall have a minimum of five hundred square feet of usable private open space per unit. Each of the proposed units have a front yard area and a small side and rear yard area designated as open space. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the removal of the proposed garden area will have minimal impact on the residents of the development and each have adequate open space and outdoor living area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. rd September 14, 2006 ITEM NO.: 18. NAME: Cross Street Elderly Housing Revised Short -form PD -R LOCATION: located at 1022 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 NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF URRENT ZONING: R-4, Two Family Residential District ALLOWED USES: Single-family and Two Family Residences PROPOSED ZONING: PD -R PROPOSED USE: Two Duplex Units VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,406 adopted by the Little Rock Board of Directors on September 20, 2005, established Cross Street Elderly Housing Short -form PD -R. The applicant proposed 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 would occur on two of the lots with the remaining lot being left vacant for future development. The applicant indicated single-family or two family as possible future uses for the vacant lot. A tenant vegetable garden was proposed as a part of the development. September 14, 2006 SUBDIVISION ITEM NO.: 18 (CO A. PROPOSAL: FILE NO.: Z -7898-A The applicant is now proposing a revision to the previously approved PD -R to allow a small portion of the site to be removed from the overall approval area. The property is a 42.5 -foot by 64 -foot area located along the eastern portion of the site. The approved site plan indicates this area as a tenant vegetable garden for the residents of the duplex units. The property owner located to the north of the garden area is seeking to purchase this land area and include the area in their existing lot through a replat. All other portions of the PD -R will remain as were previously approved. 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 being 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 informational phone calls from area residents. 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: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Cross and 11th Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. 2 September 14, 2006 SUBDIVISION ITEM NO.: 18 (CONT) FILE NO.: Z -7898-A AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding connection of these sites to water. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planninq 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 revision to a PD -R. The request does not require a change to the Land Use Plan. Master Street Plan: Cross and 11th Streets are shown as local streets on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class II route is shown along MLK and a Class III routes are shown along Daisy Bates and State Streets. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing goal has this objective relevant to this case: Increase owner -occupied homes from 37 percent to 60 percent of our residential housing units. This reversion to R-2 single family could increase home ownership. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Street trees are recommended along both South Cross Street and West 11th Street. M September 14, 2006 SUBDIVISION ITEM NO.: 18 (CONT) FILE NO.: Z -7898-A G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present. Staff presented the item indicating there were no outstanding technical issues associated with the request. Staff stated the request was a partial revocation of the previous PD -R zoning to allow an adjoining property owner to purchase a portion of the site to increase their rear yard area. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request remaining from the August 24, 2006, Subdivision Committee meeting. The proposal is to allow a portion of the approved PD -R land area to be removed from the approved site plan and allow for future sale of the area to an adjoining property owner. An area identified as the east 64 feet of Lot 9 will be sold to the property owner of Lot 6 to be included in their existing lot through a replat. The existing lot contains 3,200 square feet and the additional area contains 2,720 square feet. Staff is supportive of the request. Staff does not feel the removal of the open space area will negatively impact the future residents of the proposed duplex units. Per the PD -R Zoning District (Section 36-460(h)(1)) a minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. The site plan indicates Lot 7 as undeveloped which contains approximately 4,300 square feet. Per Section 36-460(h)(2)) single-family, duplex, zero lot line and townhouse developments shall have a minimum of five hundred square feet of usable private open space per unit. Each of the proposed units have a front yard area and a small side and rear yard area designated as open space. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the removal of the proposed garden area will have minimal impact on the residents of the development and each have adequate open space and outdoor living area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. 0 September 14, 2006 SUBDIVISION ITEM NO.: 18 (CO FILE NO.: Z -7898-A There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 18. NAME: Cross Street Elderly Housing Revised Short -form PD -R LOCATION: located at 1022 Cross Street Plannina Staff Comments: Z -7898-A 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. All applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. Variance/Waivers: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Cross and 11 th Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding connection of these sites to water. Fire Department: Approved as submitted. County Planning: No comment. Item # 18 CATA: The site is not located on a dedicated CATA Bus Route. 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 revision to a PD -R. The request does not require a change to the Land Use Plan. Master Street Plan: Cross and 11th Streets are shown as local streets on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, Il, or III Bikeways are not in the immediate vicinity of the development. A Class II route is shown along MLK and a Class III routes are shown along Daisy Bates and State Streets. CitT Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing goal has this objective relevant to this case: Increase owner -occupied homes from 37 percent to 60 percent of our residential housing units. This reversion to R-2 single family could increase home ownership. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Street trees are recommended along both South Cross Street and West 11tH Street. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 18