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HomeMy WebLinkAboutZ-7923 Staff AnalysisFILE NO.: Z-7923 NAME: Hayman Short -form PD -R LOCATION: 2460 Howard Street DEVELOPER: Rhonda Hayman 12125 Day Street, #E301 Moreno Valley, CA 92557 ENGINEER: Ron Woods Architects 2200 South Main Street Little Rock, AR 72202 AREA: 0.10 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential -M Duplex VARIANCESMAIVERS REQUESTED: None requested. NEW STREET: 0 LF The applicant submitted a request dated September 8, 2005, requesting this item be deferred to the November 10, 2005, Public Hearing. Staff is supportive of the applicant's deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated September 8, 2005, requesting this item be deferred to the November 10, 2005, public hearing. Staff stated they were supportive of the applicant's deferral request. FILE NO.: Z-7923 (Cont. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A. PROPOSAL/REQUEST: The applicant is proposing the removal of an existing single-family structure located on the site and the construction of a new duplex unit. The applicant has indicated the unit will be a maximum of two stories. A two car drive will be constructed to serve the development. Architectural design and construction materials will be complimentary to the area. The site contains two partial lots with a total lot width of 33.32 feet. The lot depth is 140 -feet for a total lot area of 4,665 square feet. The applicant has indicated the new building will be set at 22.51 feet from the front property line and 25 -feet from the rear property line. The applicant has indicated a 4 -foot side yard setback along the north and south side yards. B. EXISTING CONDITIONS: The site contains a single-family structure in a state of disrepair. There is a mixture of single-family and two family homes located in the area. The property is zoned R-3 and properties one block to the east are zoned R-4. Along Roosevelt Road there are a number of non-residential uses including a City of Little Rock Fire station. C. NEIGHBORHOOD COMMENTS - As of this writing, staff has not received any comment from area residents. The South End Neighborhood Association, the Wrights Avenue 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. There is no cul-de-sac at the end of this street, adjacent to this project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. 2 FILE NO.: Z-7923 Cont. Center -Point Ener : Approved as submitted. SBC: 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 procedure for reestablishing service to this property. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Le 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-3 to PDR to allow the conversion an existing structure into a duplex. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Howard Street Street Plan. The primary function adjacent properties. Howard Street may require street improvements. is shown as a Local Street on the Master of a Local Street is to provide access to may require dedication of right-of-way and 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 not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the maximum height of the proposed building. There was a general discussion concerning the applicant's request and the available parking. Staff suggested the applicant provide a two car drive on the site. Staff stated they would support the required third space to be provided on the street. Public works comments were addressed. Staff stated no additional requirements would be require for the proposed duplex unit. 3 FILE NO.: Z-7923 (Co Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has indicated a two car drive as suggested by staff. The applicant is proposing the development of the site as a duplex unit. The typical minimum parking required for a duplex unit would be three parking spaces. The applicant is requesting the third space be allowed as street parking. Staff is supportive of this request. The neighborhood utilizes street parking for many of the homes in the area. Howard Street is a dead-end street and staff does not believe the proposed parking will have any adverse impact on the adjoining properties. Staff is supportive of the applicant's request. The site contains two partial lots with a total lot width of 33.32 feet. The lot depth is 140 -feet for a total lot area of 4,665 square feet. The applicant has indicated the new structure will be set at 22.51 feet from the front property line and 25 -feet from the rear property line. A 4 -foot side yard setback along the north and south side yards. Each of the units will have approximately 1,285 square feet of open space. The planned residential development ordinance would typically require ten to fifteen percent of the site be set aside as common open space and a minimum of 500 square feet of private open space per unit. Although the indicated open space is not sufficient to meet the typical minimum ordinance requirements, staff is supportive of the applicant's indicated green space. The proposed development consists of the construction of a duplex unit. The applicant has indicated a rear yard area for outdoor living space. Staff feels this is adequate to meet the needs of the future residents. To staffs knowledge, there are no outstanding issues associated with the proposed request. Staff feels the redevelopment of the site as a duplex residence is appropriate for this property. There are areas of R-4, two family district zoning located one block east of the proposed development. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. C! FILE NO.: Z-7923 Cont. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) 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 outlined in paragraphs D, E, F and H 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 9 ayes, 0 noes and 2 absent. y u November 10, 2005 ITEM NO.: G FILE NO.: Z-7923 NAME: Hayman Short -form PD -R LOCATION: 2460 Howard Street DEVELOPER: Rhonda Hayman 12125 Day Street, #E301 Moreno Valley, CA 92557 ENGINEER: Ron Woods Architects 2200 South Main Street Little Rock, AR 72202 AREA: 0.10 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential : PROPOSED USE: Duplex VARIANCES/WAIVERS REQUESTED: None requested. FT. NEW STREET: 0 LF The applicant submitted a request dated September 8, 2005, requesting this item be deferred to the November 10, 2005, Public Hearing. Staff is supportive of the applicant's deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated September 8, 2005, requesting this item be deferred to the November 10, 2005, public hearing. Staff stated they were supportive of the applicant's deferral request. November 10, 2005 SUBDIVISION ITEM NO.: G Cont. FILE NO.: Z-7923 There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A. PROPOSAUREQUEST: The applicant is proposing the removal of an existing single-family structure located on the site and the construction of a new duplex unit. The applicant has indicated the unit will be a maximum of two stories. A two car drive will be constructed to serve the development. Architectural design and construction materials will be complimentary to the area. The site contains two partial lots with a total lot width of 33.32 feet. The lot depth is 140 -feet for a total lot area of 4,665 square feet. The applicant has indicated the new building will be set at 22.51 feet from the front property line and 25 -feet from the rear property line. The applicant has indicated a 4 -foot side yard setback along the north and south side yards. B. EXISTING CONDITIONS: The site contains a single-family structure in a state of disrepair. There is a mixture of single-family and two family homes located in the area. The property is zoned R-3 and properties one block to the east are zoned R-4. Along Roosevelt Road there are a number of non-residential uses including a City of Little Rock Fire station. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The South End Neighborhood Association, the Wrights Avenue 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. There is no cul-de-sac at the end of this street, adjacent to this project. 2 November 10, 2005 SUBDIVISION ITEM NO.: G(Cont.)-FILE NO.: Z-7923 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: 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 procedure for reestablishing service to this property. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: 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-3 to PDR to allow the conversion an existing structure into a duplex. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Howard 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. Howard 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 Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. 3 November 10, 2005 SUBDIVISION ITEM NO.: G Cont. FILE NO.: Z-7923 G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the maximum height of the proposed building. There was a general discussion concerning the applicant's request and the available parking. Staff suggested the applicant provide a two car drive on the site. Staff stated they would support the required third space to be provided on the street. Public works comments were addressed. Staff stated no additional requirements would be require for the proposed duplex unit. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has indicated a two car drive as suggested by staff. The applicant is proposing the development of the site as a duplex unit. The typical minimum parking required for a duplexunit would be three parking spaces. The applicant is requesting the third space be allowed as street parking. Staff is supportive of this request. The neighborhood utilizes street parking for many of the homes in the area. Howard Street is a dead-end street and staff does not believe the proposed parking will have any adverse impact on the adjoining properties. Staff is supportive of the applicant's request. The site contains two partial lots with a total lot width of 33.32 feet. The lot depth is 140 -feet for a total lot area of 4,665 square feet. The applicant has indicated the new structure will be set at 22.51 feet from the front property line and 25 -feet from the rear property line. A 4 -foot side yard setback along the north and south side yards. Each of the units will have approximately 1,285 square feet of open space. The planned residential development ordinance would typically require ten to fifteen percent of the site be set aside as common open space and a minimum of 500 square feet of private open space per unit. Although the indicated open space is not sufficient to meet the typical minimum ordinance requirements, staff is supportive of the applicant's indicated green space. The proposed development consists of the construction of a duplex unit. The applicant has indicated a rear yard area for outdoor living space. Staff feels this is adequate to meet the needs of the future residents. 4 November 10, 2005 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z-7923 To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the redevelopment of the site as a duplex residence is appropriate for this property. There are areas of R-4, two family district zoning located one block east of the proposed development. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) 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 outlined in paragraphs D, E, F and H 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 9 ayes, 0 noes and 2 absent. I.1 ITEM NO.: 17. FILE NO.: Z-7923 NAME: Hayman Short -form PD -R LOCATION: located at 2460 Howard Street Planning Staff Comments: 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. 2. Provide a Bill of Assurance for Subdivision from the County Clerks Office, Real Estate Records. This Bill of Assurance may be obtained at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. 3. Provide a building elevation of the proposed units. Will the units be one story or two stories? What building materials will be utilized on the proposed structure? 4. The proposed site plan does not allow for a great deal of outdoor living space. Per the PRD Ordinance a minimum of ten to fifteen percent of the area shall be designated as common usable open space and for duplex development a minimum of five hundred square feet of usable private open space per unit is required. 5. The PRD Ordinance also indicates guidelines for development of duplex, townhouse units should result in six to twelve units per acre. The indicated development results in a density of 22 units per acre. 6. The site plan includes the placement of one on-site parking space. The zoning ordinance would typically require the placement of three on-site parking spaces. Variance/Waivers: None requested. Public Works Conditions: 1. There is no cul-de-sac at the end of this street, adjacent to this project. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: 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 procedure for reestablishing service to this property. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. 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-3 to PDR to allow the conversion an existing structure into a duplex. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. _Master Street Plan: Howard 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. Howard 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 not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. Revised platlplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.