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HomeMy WebLinkAboutZ-8514 Staff AnalysisITEM NO.: 10. Z-8514 NAME: Little Rock Housing Authority Park Addition Short -form PD-R LOCATION: located on the Southeast corner of 12th and Park Streets 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 December 30, 2009. The Office of Planning and Development must receive the proof of notice no later than January 8, 2010. 2. The unit at the intersection of 12th and Park Streets appears to be single-family. Is this unit a duplex or single-family? 3. What will happen to the balance of the site? Are additional units proposed as funding becomes available? 4. A minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. 5. 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. 6. The site plan does not include and perimeter fencing. Is fencing proposed? If so provide a note on the site plan to include the construction material, location and total height. 7. The site plan provided is not scaleable and does not include dimensioned setbacks. Please provide four (4) copies of a scaleable and dimensioned drawing. 8. The site is located within the Central High Design Overlay District. The following information is required to continue the review process: a. A roof pitch of less than 8:12 is prohibited. Decorative roof features such as metal cresting, the ridge caps, or other ornamentation must be reinstalled when roofing or doing roof repairs. Tile roofs shall be preserved. b. The materials of the exterior shall be wood, brick, other masonry or a material that resembles wood. c. The orientation shall be consistent with that of other structures on the developed block face. d. The primary entrance shall be consistent with that of other structures on the developed block face. e. The front yard setback shall be 15 feet. All other setbacks shall be as prescribed by the property's zoning district. f. No off-street parking pads are allowed between the front of the principal structure and a public street. Surface parking is to be located behind or adjacent to a structure. Driveways are permitted to be installed in the front yard setback, but not between the principal structure and a public street. Parking pads, as used in this section, are to be defined as public street. Parking pads, as used in this section, are to be defined as permanent surface or concrete, asphalt, modular Item # 10. pavers, masonry, gravel or other permanent surface to be used for the purpose of parking or storage of vehicles. g. Detached garage and carport locations shall be located to the rear of the principal structure and shall not be located in the front setback. Attached garages must have garage door openings that face side streets, interior lot lines, or alleys. h. Accessory building coverage within the 25-foot setback from the rear property line shall be no more than 40% of the area in that section. Accessory building setbacks shall be per Chapter 36-156. i. Residential structures must have a front porch that is a passageway from the street to the front door of the unit(s) on new residential construction and additions/modifications to the front facade of existing residential structures. j. Mechanical service equipment (including but not limited to air conditioner condensing units, transformer, solar collectors, satellite dishes, etc.) shall be located in the rear yards or on a rear -facing roof. k. All residentially zoned property shall have a four -foot sidewalk on both sides of the vehicular area. I. Trees greater than fourteen inches in diameter, measured at four and one-half feet above the ground, shall be protected from removal and damages in future development of the district. Any development within fifty feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. Tree removal can only be done if approved by the City's Urban Forester. Penalties for violations shall be listed in Chapter 1-9. For trees in the public right of way see Section 15-51. m. Planting of trees in areas void of shade and canopy will be conducted as follows: Tree species will be selected based on its mature size, growth, habit, and optimal site requirements. In any development that requires compliance with the provisions of this district, at least two (2) trees shall be planted in the front yard setback. Trees shall be selected from the list of appropriate trees listed in Chapter 15. n. Ensure that tree plantings do not interfere with above or below ground utilities, obstruct views at intersections, or cause other public safety concerns. o. Trees planted on public lands shall be at least two inches in caliper and ten feet in height. p. The City's urban forester shall advise about tree selection, planting guidelines and tree placement. q. Trees planted in tree grates or in cutouts within sidewalks shall have a minimum of thirty-six square feet area. Tree pits shall be excavated to a depth of a minimum of eighteen inches and back filled with topsoil. Variance/Waivers: None requested. Public Works Conditions: 1. A 20-foot radial dedication of right of way is required at the intersection of 12th and Park Streets. 2. Repair or replace any broken curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 3. Driveway locations are not shown for the two southern duplex units. Item # 10. 4. The access ramp located at the intersection of 12th and Park Streets should be reconstructed to meet ADA standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to serve all parcels. Contact Little Rock Wastewater Utility for additional information. Entergy: A 30 electrical circuit is existing on Park Street. Any pole relocation requires contribution by customer for full cost of relocation. Contact Entergy for additional information. 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 the size and location of the water meter. Normal charges for new service apply. Fire Department: Approved as submitted. 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 Residential Low Density for this property. The applicant has applied for Planned Residential Development for five (5) residential units. This site is located within the Central High Design Overlay District, so it should meet the standards of the Overlay. The proposed density for this request of 7.35 units per acre is consistent with Residential Low Density. Master Street Plan: 12th Street is a Collector. Park Street is a Local Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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. Item # 10. 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, December 30, 2009. Item # 10. January 14, 2010 ITEM NO.: 10 FILE NAME: Little Rock Housing Authority Park Addition Short -form PD-R LOCATION: Located on the Southeast corner of 12th and Park Streets DEVELOPER: Little Rock Housing Authority 100 South Arch Street Little Rock, AR 72201 SURVEYOR: Rasburry Surveying 117 S. Market Street, Suite 201 Benton, AR 72015 ARCHITECT: Brian Black, AIA Black, Corley, Owens & Hughes, PA 219 West South Street Benton, AR 72015 AREA: 0.68 acres CURRENT ZONING NUMBER OF LOTS: 1 zoning lot R-3, Single-family LLOWED USE: Single-family residential PROPOSED ZONING: PD-R Z-851 FT. NEW STREET: 0 LF PROPOSED USE: Duplex & Single-family Housing — 5 units VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The Little Rock Housing Authority is proposing a rezoning of the site from R-3, Single-family to PD-R to allow the development of five (5) residential units (2 duplexes and 1 single-family residence) on these four (4) previously platted lots. The density proposed is 7.35 units per acre. The homes are proposed as two January 14, 2010 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8514 story homes with similar characteristics and construction materials as the existing homes in the area. According to the applicant's cover letter the Central High neighborhood suffers from the lack of quality of life, infrastructure, crime, high abandonment and vacancy. With the availability of affordable housing options in other neighborhoods, private .entities view the Central High neighborhood as unattractive to make investments in the housing stock, limiting LRHA's ability to acquire existing properties. The properties under consideration are vacant residential parcels. Upon approval the Little Rock Housing Authority will construct the new homes. The unit break -down is as follows: 1 bedroom 1 bath Minimum Unit Net Area 750 sq. ft. 2 bedroom 1.5 bath Minimum Unit Net Area 950 sq. ft. 3 bedroom 2 bath Minimum Unit Net Area 1150 sq. ft. 4 bedroom 2 bath Minimum Unit Net Area 1300 sq. ft. B. EXISTING CONDITIONS The area is a mixture of uses including commercial and residential in both single- family and multi -family. East, south and west of the site are single-family homes. Across Park Street is a laundry facility and further west is a site zoned POD approved to allow construction of a trade school and office development on the property north of West 18th Street with a parking lot located south of West 18th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Central High and the Capitol Hill Neighborhood Associations 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 12th and Park Streets. 2. Repair or replace any broken curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 3. The access ramp located at the intersection of 12tt' and Park Streets should be reconstructed to meet ADA standards. 2 January 14, 2010 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8514 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve all parcels. Contact Little Rock Wastewater Utility for additional information. Entergy: A 30 electrical circuit is existing on Park Street. Any pole relocation requires contribution by customer for full cost of relocation. Contact Entergy for additional information. Center -Paint Enerqv: 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 the size and location of the water meter. Normal charges for new service apply. 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 Residential Low Density for this property. The applicant has applied for Planned Residential Development for five (5) residential units. This site is located within the Central High Design Overlay District, so it should meet the standards of the Overlay. Master Street Plan: 12th Street is a Collector. Park Street is a Local Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. V January 14, 2010 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-851 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. G. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Gerald Turner and Mr. Joe White were present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated a minimum of ten to fifteen percent of the site was to be used as common usable open space. Staff stated duplex development also required a minimum of five hundred square feet of usable private open space to be provided. Staff stated the development was located within the Central High Design Overlay District. Staff stated the comments included the development criteria of the DOD and requested Mr. Turner and Mr. White address each of the items individually to assure compliance with the DOD. Public Works comments were addressed. Staff stated radial dedications were required at the intersections. Staff stated sidewalks were required along the boundary streets and any existing sidewalk that was broken or damaged was to be repaired as a part of the redevelopment of the site. Staff stated since the development was proposed as duplex development there were no special requirements related to landscaping. 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 submitted a revised site plan and cover letter to staff addressing the issues raised at the December 22, 2009, Subdivision Committee meeting. The site plan indicates a minimum of ten (10) to fifteen (15) percent of the total site area will be designated as common open space and each of the units will have a minimum of five hundred (500) square feet of private open space. The site is also located within the Central High Design Overlay District. According to the applicant the site development will comply with all aspects of the DOD. The development is proposed to fit the character of the neighborhood therefore no perimeter fencing is proposed at this time. A note on the site plan indicates possible future construction of a six (6) foot opaque fence. 9 January 14, 2010 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-8514 The following list the Central High DOD requirements which the applicant has indicated full compliance with each of the following development criteria: DOD Requirements - Applicant's response - A roof pitch of less than 8:12 is The roof pitch will exceed a 8:12 roof prohibited. Decorative roof features pitch. The development is new such as metal cresting, tile ridge caps, construction. or other ornamentation must be reinstalled when roofing or doing roof, repairs. Tile roofs shall be preserved. The materials of the exterior shall be All materials will comply with the DOD wood, brick, other masonry or a material standards. that resembles wood. The orientation shall be consistent with The new structures will be oriented that of other structures on the facing South Park Street, consistent developed block face. with other development on the block face. The primary entrance shall be The primary entrances will face South consistent with that of other structures Park Street. on the developed block face. The front yard setback shall be 15 feet. All other setbacks shall be as prescribed by the property's zoning district. No off-street parking pads are allowed between the front of the principal structure and a public street. Surface parking is to be located behind or adjacent to a structure. Driveways are permitted to 'be installed in the front yard setback, but not between the principal structure and a public street. Parking pads, as used in this section, are to be defined as public street. Parking pads, as used in this section, are to be defined as permanent surface or concrete, asphalt, modular pavers, masonry, gravel or other permanent surface to be used for the purpose of parking or storage of vehicles. Detached garage and carport locations shall be located to the rear of the principal structure and shall not be located in the front setback. Attached The front yard setback will be fifteen (15) feet. All other setbacks will be consistent with the R-3, Single-family zoning district. No parking pads are proposed. All parking will be provided on the street. No garages or carports are proposed. 5 January 14, 2010 SUBDIVISION ITEM NO.: 10 Cont.) FILE NO.: Z-8514 garages must have garage door openings that face side streets, interior lot lines, or alleys. Accessory building coverage within the No accessory buildings are proposed. 25-foot setback from the rear property line shall be no more than-I,40% of the area in that section. Accessory building _setbacks shall be per Chapter 36-156. Residential structures must have a front All new construction will contain a front porch that is a passageway from the porch as required by the DOD. street to the front door of the unit(s) on new residential construction and additions/modifications to the front fa ade of existing residential structures. Mechanical service equipment All mechanical and service equipment (including but not limited to air will be located within the rear yard conditioner condensing units, area. transformer, solar collectors, satellite dishes, etc.) shall be located in the rear yards or on a rear -facing roof. All residentially zoned property shall A four (4) foot sidewalk will be have a four -foot sidewalk on both sides constructed along South Park Street of the vehicular area. and from the street to the front porch of the new units. Trees greater than fourteen inches in There are few trees located on this site diameter, measured at four and one-half and no trees greater than fourteen (14) feet above the ground, shall be inches in diameter. Measures will be protected from removal and damages in taken to protect the tees existing on future development of the district. Any the site. development within fifty feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. Tree removal can only be done if approved by the City's Urban Forester. Penalties for violations shall be listed in Chapter 1-9. For trees in the public right of way see Section 15-51. Planting of trees in areas void of shade Tree plantings will comply with the and canopy will be conducted as DOD standards. follows: Tree species will be selected based on its mature size, growth, habit, and optimal site requirements. In any development that requires compliance n January 14, 2010 SUBDIVISION ITEM NO.: 10 (Cont. with the provisions of this district, at least two (2) trees shall be planted in the front yard setback. Trees shall be selected from the list of appropriate trees listed in Chapter 15. Ensure that tree plantings do not Will comply. interfere with above or below ground utilities, obstruct views at intersections, or cause other public safety concerns. Trees planted on public lands shall be at least two inches in caliper and ten feet in height. The City's urban forester shall advise about tree selection, planting guidelines and tree placement. Trees planted in tree grates or in cutouts within sidewalks shall have a minimum of thirty-six square feet area. Tree pits shall be excavated to a depth of a minimum of eighteen inches and back filled with topsoil. Will comply. Will comply. FILE NO.: Z-8514 The homes are proposed as two (2) story homes with similar characteristics and construction materials as the existing homes in the area. The maximum building height will be as allowed in the R-3, Single-family zoning district or a maximum of thirty-five (35) feet in height. Staff is supportive of the request. The applicant is seeking a PD-R to allow the construction of two (2) duplex units and a single-family home located on four (4) previously platted lots. The proposed density for this request of 7.35 units per acre is somewhat greater than Residential Low Density but the site is presently zoned R-3, Single-family which through a Conditional Use Permit would allow construction of the proposed duplex units. The new construction is located within the Central High Design Overlay District and the development is proposed to fully comply with the development criteria of the DOD. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for the site. 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 agenda staff report. 7 January 14, 2010 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-8514 PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was present representing the request. There was one registered objector 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. Ms. Shelly Ehenger addressed the Commission on behalf of the Little Rock Housing Authority. She stated the Housing Authority had worked with the Capitol Hills and Stephens Neighborhoods to develop a plan for housing in the area. She stated the Housing Authority had received a grant of 2.6 million dollars to invest in these two neighborhoods and the Housing Authority had received and additional 8 million dollars to spend in the Central High and Stephens Neighborhoods. Mr. Brian Black addressed the Commission. He stated his architectural firm had been contacted to develop the site plans for the units. He stated after a number of meetings with the Central High and Capitol Hill neighborhoods a plan was prepared and accepted by those involved. He stated the construction materials and design would be similar to the existing homes in the area. He stated the units would be two story with porches, railings and roof pitches to compliment the neighborhood. Mr. Robert Jones of the Capitol Hill Neighborhood Association addressed the Commission in opposition of the request. He stated his neighborhood was not involved in the development process and was not notified by the Housing Authority of plans for redevelopment in the area. He stated there were concerns and objections to the development. He stated the residents main concern was related to the intersection of 12th and Park Streets. He stated a second concern was that the area was predominately rental and felt owner occupied housing was more appropriate for the neighborhoods. He stated his neighborhood had not been presented with the proposed building elevations and his residents were concerned the development would not protect the integrity of the neighborhood. He stated his residents felt with the notification provided the development was already a done deal. He stated the process should be more inclusive and all his neighborhood was asking was to be invited to the party. There was a general discussion concerning notification. Commissioner Nunnley stated "we are all doing more with less". He stated residents were going to have to take some responsibility to seek information on their own. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. FILE NO.: Z-8514 NAME: Little Rock Housing Authority Park Addition Short -form PD-R LOCATION: Located on the Southeast corner of 12th and Park Streets DEVELOPER: Little Rock Housing Authority 100 South Arch Street Little Rock, AR 72201 SURVFYOR_ Rasburry Surveying 117 S. Market Street, Suite 201 Benton, AR 72015 ARCHITECT: Brian Black, AIA Black, Corley, Owens & Hughes, PA 219 West South Street Benton, AR 72015 AREA: 0.68 acres CURRENT ZONING: ALLOWED US PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-3, Single-family Single-family residential -I - Duplex & Single-family Housing — 5 units VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The Little Rock Housing Authority is proposing a rezoning of the site from R-3, Single-family to PD-R to allow the development of five (5) residential units (2 duplexes and 1 single-family residence) on these four (4) previously platted lots. The density proposed is 7.35 units per acre. The homes are proposed as two FILE NO.: Z-8514 (Cont. story homes with similar characteristics and construction materials as the existing homes in the area. According to the applicant's cover letter the Central High neighborhood suffers from the lack of quality of life, infrastructure, crime, high abandonment and vacancy. With the availability of affordable housing options in other neighborhoods, private entities view the Central High neighborhood as unattractive to make investments in the housing stock, limiting LRHA's ability to acquire existing properties. The properties under consideration are vacant residential parcels. Upon approval the Little Rock Housing Authority will construct the new homes. The unit break -down is as follows: 1 bedroom 1 bath Minimum Unit Net Area 750 sq. ft. 2 bedroom 1.5 bath Minimum Unit Net Area 950 sq. ft. 3 bedroom 2 bath Minimum Unit Net Area 1150 sq. ft. 4 bedroom 2 bath Minimum Unit Net Area 1300 sq. ft. B. EXISTING CONDITIONS: The area is a mixture of uses including commercial and residential in both single- family and multi -family. East, south and west of the site are single-family homes. Across Park Street is a laundry facility and further west is a site zoned POD approved to allow construction of a trade school and office development on the property north of West 18th Street with a parking lot located south of West 18tn Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Central High and the Capitol Hill Neighborhood Associations 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 12tn and Park Streets. 2. Repair or replace any broken curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 3. The access ramp located at the intersection of 12th and Park Streets should be reconstructed to meet ADA standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve all parcels. Contact Little Rock Wastewater Utility for additional information. 2 FILE NO.: Z-8514 (Cont. Entergy: A 30 electrical circuit is existing on Park Street. Any pole relocation requires contribution by customer for full cost of relocation. Contact Entergy for additional information. 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 the size and location of the water meter. Normal charges for new service apply. 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: G. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for Planned Residential Development for five (5) residential units. This site is located within the Central High Design Overlay District, so it should meet the standards of the Overlay. Master Street Plan: 121h Street is a Collector. Park Street is a Local Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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: (December 22, 2009) Mr. Gerald Turner and Mr. Joe White were present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated a minimum of ten to 3 FILE NO.: Z-8514 (Cont. fifteen percent of the site was to be used as common usable open space. Staff stated duplex development also required a minimum of five hundred square feet of usable private open space to be provided. Staff stated the development was located within the Central High Design Overlay District. Staff stated the comments included the development criteria of the DOD and requested Mr. Turner and Mr. White address each of the items individually to assure compliance with the DOD. Public Works comments were addressed. Staff stated radial dedications were required at the intersections. Staff stated sidewalks were required along the boundary streets and any existing sidewalk that was broken or damaged was to be repaired as a part of the redevelopment of the site. Staff stated since the development was proposed as duplex development there were no special requirements related to landscaping. 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 submitted a revised site plan and cover letter to staff addressing the issues raised at the December 22, 2009, Subdivision Committee meeting. The site plan indicates a minimum of ten (10) to fifteen (15) percent of the total site area will be designated as common open space and each of the units will have a minimum of five hundred (500) square feet of private open space. The site is also located within the Central High Design Overlay District. According to the applicant the site development will comply with all aspects of the DOD. The development is proposed to fit the character of the neighborhood therefore no perimeter fencing is proposed at this time. A note on the site plan indicates possible future construction of a six (6) foot opaque fence. The following list the Central High DOD requirements which the applicant has indicated full compliance with each of the following development criteria: DOD Requirements - I Applicant's response - A roof pitch of less than 8:12 is The roof pitch will exceed a 8:12 roof prohibited. Decorative roof features pitch. The development is new such as metal cresting, the ridge caps, construction. or other ornamentation must be reinstalled when roofing or doing roof repairs. Tile roofs shall be preserved. _ The materials of the exterior shall be All materials will comply with the DOD wood, brick, other masonry or a material standards. that resembles wood. _ — M FILE NO.: Z-8514 (Cont. The orientation shall be consistent with The new structures will be oriented that of other structures on the facing South Park Street, consistent developed block face. with other development on the block face. The primary entrance shall be consistent with that of other structures on the developed block face. The front yard setback shall be 15 feet. All other setbacks shall be as prescribed by the property's zoning district. No off-street parking pads are allowed between the front of the principal structure and a public street. Surface parking is to be located behind or adjacent to a structure. Driveways are permitted to be installed in the front yard setback, but not between the principal structure and a public street. Parking pads, as used in this section, are to be defined as public street. Parking pads, as used in this section, are to be defined as permanent surface or concrete, asphalt, modular pavers, masonry, gravel or other permanent surface to be used for the purpose of parking or storage of vehicles. Detached garage and carport locations shall be located to the rear of the principal structure and shall not be located in the front setback. Attached garages must have garage door openings that face side streets, interior lot lines, or alleys. Accessory building coverage within the 25-foot setback from the rear property line shall be no more than 40% of the area in that section. Accessory building setbacks shall be per Chapter 36-156. Residential structures must have a front porch that is a passageway from the street to the front door of the unit(s) on new residential construction and additions/modifications to the front facade of existing residential structures. The primary entrances will face South Park Street. The front yard setback will be fifteen (15) feet. All other setbacks will be consistent with the R-3, Single-family zoning district. No parking pads are proposed. All parking will be provided on the street. No garages or carports are proposed. No accessory buildings are proposed. All new construction will contain a front porch as required by the DOD. 5 FILE NO.: Z-8514 (Cont. Mechanical service equipment (including but not limited to air conditioner condensing units, transformer, solar collectors, satellite dishes, etc.) shall be located in the rear yards or on a rear -facing roof. All residentially zoned property shall have a four -foot sidewalk on both sides of the vehicular area. Trees greater than fourteen inches in diameter, measured at four and one-half feet above the ground, shall be protected from removal and damages in future development of the district. Any All mechanical and service equipment will be located within the rear yard area. A four (4) foot sidewalk will be constructed along South Park Street and from the street to the front porch of the new units. There are few trees located on this site and no trees greater than fourteen (14) inches in diameter. Measures will be taken to protect the tees existing on the site. development within fifty feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. Tree removal can only be done if approved by the City's Urban Forester. Penalties for violations shall be listed in Chapter 1-9. For trees in the public right of way see Section 15-51. Planting of trees in areas void of shade Tree plantings will comply -with the and canopy will be conducted as DOD standards. follows: Tree species will be selected based on its mature size, growth, habit, and optimal site requirements. In any development that requires compliance with the provisions of this district, at least two (2) trees shall be planted in the front yard setback. Trees shall be selected from the list of appropriate trees listed in Chapter 15. Ensure that tree plantings do not Will comply. interfere with above or below ground utilities, obstruct views at intersections, or cause other public safety concerns. Trees planted on public lands shall be Will comply. at least two inches in caliper and ten feet in height. The City's urban forester shall advise about tree selection, planting guidelines and tree placement. Will comply. Trees planted in tree grates or in cutouts within sidewalks shall have a 0 FILE NO.: Z-8514 minimum of thirty-six square feet area. Tree pits shall be excavated to a depth of a minimum of eighteen inches and back filled with topsoil. i The homes are proposed as two (2) story homes with similar characteristics and construction materials as the existing homes in the area. The maximum building height will be as allowed in the R-3, Single-family zoning district or a maximum of thirty-five (35) feet in height. Staff is supportive of the request. The applicant is seeking a PD-R to allow the construction of two (2) duplex units and a single-family home located on four (4) previously platted lots. The proposed density for this request of 7.35 units per acre is somewhat greater than Residential Low Density but the site is presently zoned R-3, Single-family which through a Conditional Use Permit would allow construction of the proposed duplex units. The new construction is located within the Central High Design Overlay District and the development is proposed to fully comply with the development criteria of the DOD. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for the site. 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 agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was present representing the request. There was one registered objector 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. Ms. Shelly Ehenger addressed the Commission on behalf of the Little Rock Housing Authority. She stated the Housing Authority had worked with the Capitol Hills and Stephens Neighborhoods to develop a plan for housing in the area. She stated the Housing Authority had received a grant of 2.6 million dollars to invest in these two neighborhoods and the Housing Authority had received and additional 8 million dollars to spend in the Central High and Stephens Neighborhoods. Mr. Brian Black addressed the Commission. He stated his architectural firm had been contacted to develop the site plans for the units. He stated after a number of meetings with the Central High and Capitol Hill neighborhoods a plan was prepared and accepted by those involved. He stated the construction materials and design would be similar to 7 2141:8 Ok 101WAIWE,WING iR the existing homes in the area. He stated the units would be two story with porches, railings and roof pitches to compliment the neighborhood. Mr. Robert Jones of the Capitol Hill Neighborhood Association addressed the Commission in opposition of the request. He stated his neighborhood was not involved in the development process and was not notified by the Housing Authority of plans for redevelopment in the area. He stated there were concerns and objections to the development. He stated the residents main concern was related to the intersection of 12th and Park Streets. He stated a second concern was that the area was predominately rental and felt owner occupied housing was more appropriate for the neighborhoods. He stated his neighborhood had not been presented with the proposed building elevations and his residents were concerned the development would not protect the integrity of the neighborhood. He stated his residents felt with the notification provided the development was already a done deal. He stated the process should be more inclusive and all his neighborhood was asking was to be invited to the party. There was a general discussion concerning notification. Commissioner Nunnley stated "we are all doing more with less". He stated residents were going to have to take some responsibility to seek information on their own. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. LV