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HomeMy WebLinkAboutZ-7898-B Staff AnalysisFILE NO.: Z -7898-B 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 SURVEYOR: Dee Wilson P.O. Box 604 North Little Rock, AR 72215-0604 ARCHITECT: 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 .� . Two Duplex Units Revised PD -R Add third duplex unit VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF 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 Streets from R-4 to PD -R to allow the development of four units of elderly housing contained in two duplex structures. Only persons 55 and older may be considered as potential residents. The development would occur on two of the lots with the remaining lot being left vacant for future FILE NO.: Z -7898-B (Cont. 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. Ordinance No. 19,612 adopted by the Little Rock Board of Directors on October 17, 2006, revised the previously approved PD -R to allow a small portion of the site to be removed from the overall approval area. The property was a 42.5 -foot by 64 -foot area located along the eastern portion of the site. The approved site plan indicated 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 was seeking to purchase this land area and include the area in their existing lot through a replat. All other portions of the PD -R would remain as were previously approved. None of the development previously approved has occurred. A. PROPOSAL/REQUEST: The applicant is seeking an amendment to the previously approved PD -R to allow the development of the third lot previously identified for future development. The applicant is proposing the construction of a duplex unit on this lot. The original approval indicated the lot would develop as one or two family and prior to development the applicant would seek a revision to the PD -R to establish the building footprint and construction materials. As with the previous approval 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 are planned. 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 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. 2 FILE NO.: Z -7898-B (Cont. 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 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 CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of Cross Street and West 11 th Street. 2. Sidewalks with appropriate handicap ramps are required to be installed on Cross Street and West 11th Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. AT & T: No comment received. 3 FILE NO.: Z -7898-B (Cont. Central Arkansas Water: It appears that the street on the south side of this project is mislabeled and that it should be West 11th Street, rather than West 10th Street. Contact Central Arkansas Water regarding the size and location of the water meter. 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: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a revised Short form PD -R. The request does not require a change to the Land Use Plan. Master Street Plan: Cross and 10th Streets are shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are 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: There are no bike routes shown in the immediate vicinity. Neiahborhood Action Plan: This area is covered by the Downtown Neighborhood Action Plan. The Social Services goal states: "Assure programs assist our elderly residents with necessary transportation, home health care, home maintenance and other programs to enable them to continue living independently in their own homes." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City of Little Rock and the City Beautiful Commission both commend and appreciate saving on site existing trees. 3. Street trees are required along West 10th Street and Cross Streets. 4. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 5. The landscape ordinance and the zoning buffer ordinance requires a six foot nine inch wide (6'-9") landscape strip and buffer strip. Seventy percent (70%) of this area is to remain undisturbed. M FILE NO.: Z -7898-B (Cont. G H 6. The property to the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. T The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was not present. Staff presented the item stating there were few outstanding technical issues associated with the request in need of addressing. Staff stated they would contact the applicant to address any concerns prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no modifications to the site plan in need of addressing raised at the October 18, 2007, Subdivision Committee meeting. The applicant is proposing an amendment to the previously approved PD -R to allow the development of the third lot previously identified for future development with a duplex structure. The original approval indicated the lot would develop as one or two family and prior to development the applicant would seek a revision to the PD -R to establish the building footprint and construction materials. The materials proposed are the same as were approved for the other two lots and the building footprint is also the same as the footprint established for the previous two lots. Staff is supportive of the request. The area is primarily zoned R-4, Two-family District which allows one and two-family construction "by right". The applicant has limited the occupancy to elderly housing with a minimum age of 55 to be allowed for the tenants. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the development as proposed should enhance the neighborhood. 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 agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. 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 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 11 ayes, 0 noes and 0 absent. 5 November 8, 2007 ITEM NO.: 21 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 SURVEYOR.- Dee URVEYOR: Dee Wilson P.O. Box 604 North Little Rock, AR 72215-0604 ARCHITECT: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 FILE NO.: Z -7898-B AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES PROPOSED ZONING PROPOSED USE: Two Duplex Units Revised PD -R Add third duplex unit VARIANCES/WAIVERS 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 Streets from R-4 to PD -R to allow the development of four units of elderly housing contained in two duplex structures. Only persons 55 and older may be considered as potential residents. The November 8, 2007 SUBDIVISION ITEM NO.: 21 (Cont. FILE NO.: Z -7898-B 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. Ordinance No. 19,612 adopted by the Little Rock Board of Directors on October 17, 2006, revised the previously approved PD -R to allow a small portion of the site to be removed from the overall approval area. The property was a 42.5 -foot by 64 -foot area located along the eastern portion of the site. The approved site plan indicated 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 was seeking to purchase this land area and include the area in their existing lot through a replat. All other portions of the PD -R would remain as were previously approved. None of the development previously approved has occurred. A. PROPOSAUREQUEST: The applicant is seeking an amendment to the previously approved PD -R to allow the development of the third lot previously identified for future development. The applicant is proposing the construction of a duplex unit on this lot. The original approval indicated the lot would develop as one or two family and prior to development the applicant would seek a revision to the PD -R to establish the building footprint and construction materials. As with the previous approval 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 are planned. 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. 2 1 November 8, 2007 SUBDIVISION EM NO.: 21 (Cont. FILE NO.: Z -7898-B The applicant has indicated 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 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 CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of Cross Street and West 11 th Street. 2. Sidewalks with appropriate handicap ramps are required to be installed on Cross Street and West 11th Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. 3 November 8, 2007 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -7898-B Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: It appears that the street on the south side of this project is mislabeled and that it should be West 11th Street, rather than West 10th Street. Contact Central Arkansas Water regarding the size and location of the water meter. 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: Planning _Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a revised Short form PD -R. The request does not require a change to the Land Use Plan Master Street Plan: Cross and 10th Streets are shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are 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: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Downtown Neighborhood Action Plan. The Social Services goal states: "Assure programs assist our elderly residents with necessary transportation, home health care, home maintenance and other programs to enable them to continue living independently in their own homes." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 51 November 8, 2007 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z -7898-B 2. The City of Little Rock and the City Beautiful Commission both commend and appreciate saving on site existing trees. G H 3. Street trees are required along West 10th Street and Cross Streets. 4. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 5. The landscape ordinance and the zoning buffer ordinance requires a six foot nine inch wide (6'-9") landscape strip and buffer strip. Seventy percent (70%) of this area is to remain undisturbed. 6. The property to the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was not present. Staff presented the item stating there were few outstanding technical issues associated with the requ stated they would contact the applicant to address hearing. There was no further discussion of the item the item to the full Commission for final action. ANALYSIS: est in need of addressing. Staff any concerns prior to the public . The Committee then forwarded There were no modifications to the site plan in need of addressing raised at the October 18, 2007, Subdivision Committee meeting. The applicant is proposing an amendment to the previously approved PD -R to allow the development of the third lot previously identified for future development with a duplex structure. The original approval indicated the lot would develop as one or two family and prior to development the applicant would seek a revision to the PD -R to establish the building footprint and construction materials. The materials proposed are the same as were approved for the other two lots and the building footprint is also the same as the footprint established for the previous two lots. Staff is supportive of the request. The area is primarily zoned R-4, Two-family District which allows one and two-family construction "by right". The applicant has limited the occupancy to elderly housing with a minimum age of 55 to be allowed for the tenants. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the development as proposed should enhance the neighborhood. 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 agenda staff report. R November 8, 2007 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z -7898-B PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. 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 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 11 ayes, 0 noes and 0 absent. ITEM NO.: 21 NAME: Cross Street Elderly Housing Revised Short -form PD -R LOCATION: located at 1022 Cross Street Planning Staff Comments: 1. Provide notification of all 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 October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. The site plan indicates the structure on 10th Street. The street should be indicated as 11 th Street. 3. Will the previous conditions related to age apply to the new development? 4. Provide construction materials proposed for the new structure. Variance/Waivers: blic Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Cross Street and West 11 th Street. 2. Sidewalks with appropriate handicap ramps are required to be installed on Cross Street and West 11th Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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: It appears that the street on the south side of this project is mislabeled and that it should be West 11th Street, rather than West 10th Street. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. Item # 21 County Planning: No comment. 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 Public Institutional for this property. The applicant has applied for a revised Short form PD -R. The request does not require a change to the Land Use Plan. Master Street Plan: Cross and 10th Streets are shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are 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: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Downtown Neighborhood Action Plan. The Social Services goal states: "Assure programs assist our elderly residents with necessary transportation, home health care, home maintenance and other programs to enable them to continue living independently in their own homes." Landscape - 1 . andscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City of Little Rock and the City Beautiful Commission both commend and appreciate saving on site existing trees. 3. Street trees are required along West 10th Street and Cross Streets. 4. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 5. The landscape ordinance and the zoning buffer ordinance requires a six foot nine inch wide (6'-9") landscape strip and buffer strip. Seventy percent (70%) of this area is to remain undisturbed. 6. The property to the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 21