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HomeMy WebLinkAboutZ-8038 Staff AnalysisFILE NO.: Z-80 NAME: Herring Short -form PD -R LOCATION: Located on the Northwest corner of East 24th Street and Scott Street DEVELOPER: Dee Herring and Timothy Berrong 21378 Eddie Road Hensley, AR 72065 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.45 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4 and R-5 Two family and Multi -family Single-family residential VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The developers have purchased the "shotgun house" located at 118 West 24th Street and the adjoining property. The existing home is located on a 25 -foot lot (the west '/ of Lot 5 Original City) and the lot immediately to the east is also a 25 -foot lot (the east % of Lot 5 Original City). The applicant is requesting the lot split of a 52 -foot lot (Lot 6 Original City) into two separate lots. The replat would allow construction of three additional new homes in the same "shotgun" style, completing the block. The developer has indicated the intent is to renovate the existing home and live in the residence. The developers have indicated they intend to blend the homes in the existing area, while also improving the area. The property is located just FILE NO.: 7-8038 (Co outside the Capitol Zoning District boundaries but the developer intends to follow the guidelines required for development within the Capitol Zoning District. The development plan includes the creation of a typical block of "shotgun houses" that one might find in New Orleans. These homes would be small, yet upscale. The most recent trend in housing appears to be "downsizing", wanting less house without losing the amenities typical of large homes. B. EXISTING CONDITIONS: There is a vacant boarded Single-family residence located on the western most lot with the remainder of the area being vacant. The area is primarily residential with a mix of single-family and multi -family units. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site, the MacArthur Park Neighborhood Association and the East of Broadway Neighborhood Association 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 East 24th Street and Scott Street. 2. Sidewalks with appropriate handicap ramps are required 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 main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerey: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. Counly Planning: No comment. 2 FILE NO.- Z-8038 (Cont. CATA: The site is not located on CATA Bus Route. F. I SS U ESJTEC H N I CAUDES I G N: 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 PD -R for a single-family development. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. The average lot size in the neighborhood is similar to the lot size proposed in this development. Master Street Plan: Scott Street and 24th Street are shown as a Local Streets on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class III is shown one block to the west on Main Street City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing goal has these objectives relevant to this case: Increase owner -occupied homes from 37 percent to 60 percent of our residential housing units; Link to objective to add 7,000 population, and promote additional homeowner families to fill vacant homes and lots; and Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments. This application could aid in achieving these goals. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) 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 location of the proposed fencing on the site plan. Staff also questioned if the garages would be constructed in the first phase. Ms. Herring stated the garages would not be constructed in the first phase but were shown to allow future homeowners the option of adding a garage. Staff also questioned if the units were proposed as one or two story units. Ms. Herring stated the units were proposed as one story units. Public Works comments were addressed. Staff stated a radial dedication of right-of-way would be required at the intersection of East 24th and Scott Streets. Staff also stated any broken curb, gutter or sidewalk would require replacement prior to the issuance of a final certificate of occupancy. 3 FILE NO.: Z-8038 (Cont. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has addressed comments raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated a four foot fence to be placed along the street frontage with the placement of six foot fencing between property lines and along the northern boundary of the development. The site plan also indicates the garages will not be constructed as a part of the initial development but have been indicated to allow the future homeowner the ability to construct a garage should one be desired. The proposal is to rehabilitate an existing single-family structure located within the site and develop three (3) new residential homes located on 25 -foot lots with the corner lot being 27 -feet. The lot area proposed is 4,800 square feet. The new homes would be constructed with 3.5 foot side yard setbacks and a 5.5 foot setback adjacent to Scott Street. The existing home is located 6 -feet from the western property line. The homes are proposed with a 25 -foot front yard setback and a 25 -foot rear yard setback adjacent to the garages. This setback will be encompassed within a 20 -foot paved drive accessing the four new homes from Scott Street. The site is located just outside the Capitol Zoning District. The developer has indicated the intent is to rehabilitate and construct the homes utilizing Capitol Zoning District guidelines for rehabilitation and new construction. The homes are proposed as single story units with a maximum building footprint of 1,224 square feet. Each of the units are proposed with front and rear yard areas adequate to provide the required usable private open space per the Zoning Ordinance for Planned Residential Development Ordinance standard. Staff is supportive of the applicant's request. The site is currently zoned R-4 and R-5 which would allow for duplex and multi -family development up to 36 -units per acre. In staff's opinion the proposed development reduces the overall density as allowed under the current zoning and is consistent with densities of surrounding properties. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of new residential homes in the area will not negatively impact the adjoining properties and if constructed as proposed should act to enhance the area. STAFF RECOMMENDATION; 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. 0 PLANNING COMMISSION ACTION: (MAY 11, 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 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. 6 May 11, 2006 ITEM NO.: 22 FILE NO.: Z-8038 NAME: Herring Short -form PD -R LOCATION: Located on the Northwest corner of East 24th Street and Scott Street DEVELOPER: Dee Herring and Timothy Berrong 21378 Eddie Road Hensley, AR 72065 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.45 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 zoning lot R-4 and R-5 Two family and Multi -family -m Single-family residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The developers have purchased the "shotgun house" located at 118 West 24th Street and the adjoining property. The existing home is located on a 25 -foot lot (the west '/ of Lot 5 Original City) and the lot immediately to the east is also a 25 -foot lot (the east % of Lot 5 Original City). The applicant is requesting the lot split of a 52 -foot lot (Lot 6 Original City) into two separate lots. The replat would allow construction of three additional new homes in the same "shotgun" style, completing the block. The developer has indicated the intent is to renovate the existing home and live in the residence. The developers have indicated they intend to blend the homes in the existing area, while also improving the area. The property is located just May 11, 2006 SUBDIVISION ITEM NO.: 22(Cont.)FILE NO.: Z-8038 M 9 E outside the Capitol Zoning District boundaries but the developer intends to follow the guidelines required for development within the Capitol Zoning District. The development plan includes the creation of a typical block of "shotgun houses" that one might find in New Orleans. These homes would be small, yet upscale. The most recent trend in housing appears to be "downsizing", wanting less house without losing the amenities typical of large homes. EXISTING CONDITIONS: There is a vacant boarded single-family residence located lot with the remainder of the area being vacant. The area with a mix of single-family and multi -family units. NEIGHBORHOOD COMMENTS: on the western most is primarily residential As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site the MacArthur Park Neighborhood Association and the East Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS: Public Works Conditions: of Broadway 1. A 20 foot radial dedication of right-of-way is required at the intersection of East 24th Street and Scott Street. 2. Sidewalks with appropriate handicap ramps are required 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 main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: No objection. 2 May 11, 2006 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.- Z-8038 Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on CATA Bus Route. 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 PD -R for a single-family development. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. The average lot size in the neighborhood is similar to the lot size proposed in this development. Master Street Plan: Scott Street and 24th Street are shown as a Local Streets on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class III is shown one block to the west on Main Street. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing goal has these objectives relevant to this case: Increase owner -occupied homes from 37 percent to 60 percent of our residential housing units; Link to objective to add 7,000 population, and promote additional homeowner families to fill vacant homes and lots; and Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments. This application could aid in achieving these goals. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) 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 location of the proposed fencing on the site plan. Staff also questioned if the garages would be constructed in the first phase. Ms. Herring stated the garages would not be constructed in the first phase but were shown to allow future homeowners the option of adding a garage. Staff also questioned if the units were proposed as one or two story units. Ms. Herring stated the units were proposed as one story units. 3 May 11, 2006 SUBDIVISION ITEM NO.: 22 Cont.) FILE NO.: Z-8038 Public Works comments were addressed. Staff stated a radial dedication of right-of-way would be required at the intersection of East 24th and Scott Streets. Staff also stated any broken curb, gutter or sidewalk would require replacement prior to the issuance of a final certificate of occupancy. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant has addressed comments raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated a four foot fence to be placed along the street frontage with the placement of six foot fencing between property lines and along the northern boundary of the development. The site plan also indicates the garages will not be constructed as a part of the initial development but have been indicated to allow the future homeowner the ability to construct a garage should one be desired. The proposal is to rehabilitate an existing single-family structure located within the site and develop three (3) new residential homes located on 25 -foot lots with the corner lot being 27 -feet. The lot area proposed is 4,800 square feet. The new homes would be constructed with 3.5 foot side yard setbacks and a 5.5 foot setback adjacent to Scott Street. The existing home is located 6 -feet from the western property line. The homes are proposed with a 25 -foot front yard setback and a 25 -foot rear yard setback adjacent to the garages. This setback will be encompassed within a 20 -foot paved drive accessing the four new homes from Scott Street. The site is located just outside the Capitol Zoning District. The developer has indicated the intent is to rehabilitate and construct the homes utilizing Capitol Zoning District guidelines for rehabilitation and new construction. The homes are proposed as single story units with a maximum building footprint of 1,224 square feet. Each of the units are proposed with front and rear yard areas adequate to provide the required usable private open space per the Zoning Ordinance for Planned Residential Development Ordinance standard. Staff is supportive of the applicant's request. The site is currently zoned R-4 and R-5 which would allow for duplex and multi -family development up to 36 -units per acre. In staffs opinion the proposed development reduces the overall density as allowed under the current zoning and is consistent with densities of surrounding properties. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of new residential homes in 0 May 11, 2006 SUBDIVISION ITEM NO.: 22 FILE NO.: Z-8038 the area will not negatively impact the adjoining properties and if constructed as proposed should act to enhance the area. I. STAFF RECOMMENDATION: 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: (MAY 11, 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 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. 4 ITEM NO.: 22 Z-8038 NAME: Herring Short -form PD -R LOCATION: located on the Northwest corner of East 24th Street and Scott 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. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Provide the location of the proposed fencing on the site plan indicating the height of the fence and construction materials. 3. Will the garages be constructed in the first phase? 4. Indicate the construction material of the proposed driveway. 5. Provide details of the proposed materials for construction of the new homes. 6. Will the units be one or two story units? 7. Provide an existing survey of the property. Variance/Waivers: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of East 24th Street and Scott Street. 2. Sidewalks with appropriate handicap ramps are required 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 main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Item # 22. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on CATA Bus Route. Planning Division: Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 22.