Loading...
HomeMy WebLinkAboutZ-8514-B Staff AnalysisAugust 12, 2010 ITEM NO.: F FILE NO.: Z-8514-B NAME: Little Rock Housing Authority Park Addition Revised PD-R LOCATION: Located on the Southeast corner of 121h and Park Streets DEVELOPER: Little Rock Housing Authority 100 Arch Street Little Rock, AR 72201 ENGINEER. White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AP(-.WITF('.T- Brian Black, AIA Black, Corley, Owens & Hughes, PA 219 West South Street Benton, AR 72015 AREA: 0.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Duplex & Single-family Housing — 5 units PROPOSED ZONING: PD-R PROPOSED USE: Duplex & Single-family Housing — 5 units — Add parking pad in rear yard area VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 20,228 adopted by the Little Rock Board of Directors on March 2, 2010, rezoned 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 four (4) previously platted lots. The developer subsequently filed a replat of the four (4) lots creating one (1) lot. August 12, 2010 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: Z-8514-B The final plat was executed on April 2, 2010 (S-1652). The homes were approved as two (2) story homes with similar characteristics and construction materials as the existing homes in the area. On May 4, 2010, the Little Rock Board of Directors adopted Ordinance No. 20,266 to allow the front building line to be revised to allow the structures to be moved further back on the lot in an effort to save trees on the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the approved site plan to allow the construction of a surface parking lot in the rear yard area of the development. The original approval allowed the development to be served via street parking. According to the developer the street parking does not allow for the units to be ADA compliant due to grade differences between the street and the sidewalks serving the units. The site plan as currently proposed indicates a parking pad containing three (3) handicap stalls and seven (7) additional stalls. There are currently six (6) large trees located on the property which are indicated on the site plan. According to the applicant care has been taken to save the trees with the placement of the parking as proposed. B. EXISTING CONDITIONS: Construction has begun on the new units. 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 18"` 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. The sidewalk along the frontage of this property must be repaired or replaced. 2 August 12, 2010 SUBDIVISION ITEM NO.: F(Cont.)FILE NO.: Z-8514-B 2. The old street cuts for driveways must be removed and the curb replaced. 3. Driveway spacing on a collector street (12th Street) is 125 feet from the property line. Due to this fact, access to this property should be taken from the existing asphalt drive. The owner of the drive should be contacted to work out an access easement agreement. This will require the existing asphalt drive to be improved and widened. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Household waste will be collected at the curb of South Park Street or 12th Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : Approved as submitted. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. 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 De a� rtment: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICALIDESIGN: 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 a revision to a previously approved Planned Development —Residential. There is no `land use issue' with this application. This area is not covered by a City of Little Rock recognized Neighborhood Plan. G August 12, 2010 SUBDIVISION EM NO.: F (Cont. FILE NO.: Z-8514-B Master Street Plan: 12th Street is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Park Street is a Local Street. 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 in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented the item stating the request was to add a surface parking pad in the rear yard area of the project now under construction for two (2) duplexes and a single-family home. Staff stated the previous approval allowed parking along the street and did not provide for on -site parking. Mr. White stated the street parking was not ADA compliant. He stated the rear parking area would allow the parking to be ADA compliant. Public Works comments were addressed. Staff stated the driveway as indicated did not meet the minimum driveway spacing criteria of the Subdivision Ordinance and the Master Street Plan. Staff suggested the owner work with the adjacent property owner to reach an agreement to share the drive located to the east of the property. Staff stated all household waste would be collected at the curb of South Park and 12th Streets. 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 to staff addressing the issues raised at the June 10, 2010, Subdivision Committee meeting. The revised plan has reduced the overall paving and added additional landscaping within the parking 0 August 12, 2010 SUBDIVISION EM NO. F (Cont. FILE NO.: Z-8514-B lot area. The applicant has indicated they were unable to reach an agreement with the adjoining property owner to allow a shared drive into the parking area. The parking area is indicated with ten (10) parking spaces. The development contains a single-family unit and two (2) duplex units. Based on the parking typically required per the ordinance the duplex units would require the placement of three (3) parking spaces each and the single-family one (1) space for a total of seven (7) spaces. The site is located within the Central High Design Overlay District which states no off-street parking pads are allowed between the front of the principal structure and the public street. Surface parking is allowed 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 must be constructed of a permanent surface of concrete, asphalt, modular paves, masonry, gravel or other permanent surface. Staff is not supportive of the parking as proposed. Staff feels the parking pad is more in keeping to a parking pad found in non-residential areas and not what is typically found in residential neighborhoods. The DOD states in the purpose and intent section the basis for the DOD is to create a quality vital atmosphere for business and residents through protecting the historical architectural integrity and sense of place of the district by encouraging historic rehabilitation of existing structures and in -fill development which is fully compatible with existing historic building stock. Buildings, parking areas, signage, landscaping and street furnishings should all be designed to complement and encourage pedestrian use both day and evening. Proper planning is necessary to ensure visual clutter is avoided. Staff does not feel the parking pad as proposed meets the intent of the DOD. STAFF RECOMMENDATION, Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Joe White and Mr. Tim Daters of White Daters and Associates were present representing the request. There were registered objectors present. Staff stated the applicant was requesting a deferral of the item to the August 12, 2010, public hearing. Staff stated the reason for the request for deferral was because the applicant was unaware there was opposition to the request and the applicant desired to meet with the 5 August 12, 2010 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-8514-B neighbors who were there in opposition. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. A motion was made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. There was a general discussion by the Commission for the reason for the deferral request. Mr. Gary Iverson requested the Commission allow him to ask question. Chairman Yates allowed Mr. Iverson to question why the Housing Authority had been allowed to grade the area for the parking lot. Staff stated they were unaware of the grading and would go to the site to verify the activities taking place on the site were as per the approved plan. Staff stated the By-law waiver was no longer necessary because the Commission was down to eight (8) members present. Chairman Yates stated the customary procedure was when eight (8) or fewer Commissioners were present the customary procedure was to offer the applicant the option of a deferral. The Chair entertained a motion for deferral of the item to the August 12, 2010 public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant has met with staff and submitted a revised site plan to staff addressing a number of staff's previous concerns. The revised plan has narrowed the throat of the driveway and reduced the overall pavement width of the proposed parking lot. Plantings will be installed around the parking area to screen the parking from the adjacent properties and the street. The applicant will work with the Zoning and Subdivision Manager and the Plans Development Administrator to determine the number of plantings, the height of the plantings and the species of the plantings prior to the issuance of a building permit. To staff's knowledge there are no additional outstanding technical issues in need of addressing related to the request. 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: (AUGUST 12, 2010) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had met with staff and submitted a revised site plan to staff addressing a number of staff's previous concerns. Staff stated the revised plan had narrowed the throat of the driveway and reduced the overall pavement width of the proposed parking lot. Staff stated plantings would be installed around the parking n August 12, 2010 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z-8514-B area to screen the parking from the adjacent properties and the street. Staff stated the applicant would work with the Zoning and Subdivision Manager and the Plans Development Administrator to determine the number of plantings, the height of the plantings and the species of the plantings prior to the issuance of a building permit. Staff stated to their knowledge there are no additional outstanding technical issues in need of addressing related to the request. Staff presented 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 approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 7 ITEM NO.: 11. Z-8514-B NAME: Little Rock Housing Authority Park Addition Revised PD-R LOCATION: located on the Southeast corner of 12th and Park Streets 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 June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. All site lighting must be low level and directional, directed into the site. 3. Staff is not supportive of the parking pad as proposed. The parking should be constructed more in character with parking typically found in residential neighborhoods. 4. Are there any trees greater than 14-inches in diameter located within 50-feet of the proposed parking pad? Provide a note on the site plan indicating the trees that are 14-inches or greater and locate on the site plan all trees 14-inches or greater. 5. The filing fee for this item has not been paid. Please submit payment to the City of Little Rock in the amount of $130.00. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. The sidewalk along the frontage of this property must be repaired or replaced. 2. The old street cuts for driveways must be removed and the curb replaced. 3. Driveway spacing on a collector street (12th Street) is 125 feet from the property line. Due to this fact, access to this property should be taken from the existing asphalt drive. The owner of the drive should be contacted to work out an access easement agreement. This will require the existing asphalt drive to be improved and widened. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Household waste will be collected at the curb of South Park Street or 12th Street. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Item # 11. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. 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 a revision to a previously approved Planned Development —Residential. There is no 'land use issue' with this application. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: 12th Street is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Park Street is a Local Street. 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 in the immediate vicinity Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 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, June 16, 2010. Item # 11. FILE NO_: Z-8513 NAME: Little Rock Housing Authority Braddock's Addition Short -form PD-R LOCATION: Located South of West 18th between Valentine and Valmar 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: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USE: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Duplex Housing - 8 units VARIANCESMAIVERS 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 four (4) duplexes on these four (4) previously platted lots. The homes are proposed as two story homes with C NO.: Z-8513 (Cont. similar characteristics and construction materials as the existing homes in the area. According to the applicant's cover letter the Stephens 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 Stephens 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 2 bedroom 1.5 bath 3 bedroom 2 bath 4 bedroom 2 bath EXISTING CONDITIONS: Minimum Unit Net Area 750 sq. ft. Minimum Unit Net Area 950 sq. ft. Minimum Unit Net Area 1150 sq. ft. Minimum Unit Net Area 1300 sq. ft. This area is predominately single-family and public uses. The site is currently vacant with single-family homes located to the south and west. Northwest of the site is Stephens Elementary School and across West 18th Street is a City Park. West 18th, Valmar and Valentine Streets are constructed as a residential street. West 18th Street is a very narrow street without sufficient right of way in place. Sidewalks are not in place adjacent to the site proposed for development. NEIGHBORHOOD COMMENTS. - As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Stephen's Area Faith 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 West 18th and Valentine Streets. 2. A 20-foot radial dedication of right of way is required at the intersection of West 18th and Valmar Streets. 3. The entire width of the alley adjacent to this development should be paved. 4. Plans of all work in the right of way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. OA, FILE NO.: Z-8513 (Cont. 6. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances. 7. Measures to control the increase in the stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enercjv: 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 received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannin Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Residential Development for four (4) duplex structures containing eight (8) residential units. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. Master Street Plan: West 18th, South Valentine, and South Valmar Streets are all shown as Local Streets. 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. 3 FILE NO.: Z-8513 (Cont. G H Neighborhood Action Plan: This area is covered by the Stephens Neighborhood Action Plan. Their Housing goal states a need for more affordable housing and neighborhood beautification. 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 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 questioned if any fencing was proposed. Public Works comments were addressed. Staff stated radial dedications were required at the intersections. Staff stated the entire width of the alley adjacent to the site was to be paved with the redevelopment. 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 raised concerns related to the existing right of way of West 18th Street and the parking as proposed. Staff questioned if the parking was located within the right of way. Mr. White stated the parking was located on the applicant's property and the car doors would swing into the right of way. Staff stated they felt a better option would be to dedicate the right of way and allow the required parking to be located on the street. 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. ANAI YSIS- The applicant provided responses to staff's comments raised at the December 22, 2009, Subdivision Committee meeting. The applicant has indicated a minimum of ten (10) to fifteen (15) percent of the gross planned residential development will be designated as common open space and a minimum of five hundred (500) square feet of usable private open space will be provided for each of the units. The applicant has indicated perimeter fencing will not be installed but a note on the site plan indicates possible future construction of a fence on the eastern property line. FILE NO.: Z-8513 (Cont. The development is proposed as four (4) buildings of duplex housing for a total of eight (8) units on four (4) previously platted lots. The site is presently zoned R-3, Single-family which through a Conditional Use Permit review process typically allows the placement of duplex housing. The overall density proposed is 15.69 units per acre. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. 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. The applicant has not addressed staff concerns raised at the Subdivision Committee meeting concerning the existing right of way of West 18th Street and the parking as proposed along West 18th Street. The site plan indicates the placement of parking on the applicant's property with the car doors opening into the right of way. Since the right of way along West 181h Street is not adequate to meet the Master Street Plan, staff recommends the applicant provide right of way to the back of the sidewalk and allow the required parking to be located on the street. To staff's knowledge there are no outstanding issues associated with the request. The site is located within an area of single-family and two-family homes. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. 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. Staff recommends right of way dedication on West 18th Street be provided to the back of the proposed sidewalk. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) 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. Staff presented a recommendation the right of way dedication on West 18th Street be provided to the back of the proposed sidewalk. 5 FILE NO.: Z-8513 (Cont. 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 11 ayes, 0 noes and 0 absent. 0 January 14, 2010 ITEM NO.: 9 FILE NO.: Z-8513 NAME: Little Rock Housing Authority Braddock's Addition Short -form PD-R LOCATION: Located South of West 18th between Valentine and Valmar Streets DEVELOPER: Little Rock Housing Authority 100 South Arch Street Little Rock, AR 72201 .q1 IR\/FynR- 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: 0.51 acres CURRENT ZONING ALLOWED USE PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-3, Single-family Single-family residential -m Duplex Housing - 8 units VARIANCES/WAIVERS 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 four (4) duplexes on these four (4) previously platted lots. The homes are proposed as two story homes with January 14, 2010 SUBDIVISION ITEM NO. - 9 (Cont. C. FILE NO.: Z-8513 similar characteristics and construction materials as the existing homes in the area. According to the applicant's cover letter the Stephens 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 Stephens 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 2 bedroom 1.5 bath 3 bedroom 2 bath 4 bedroom 2 bath EXISTING CONDITIONS: Minimum Unit Net Area 750 sq. ft. Minimum Unit Net Area 950 sq. ft. Minimum Unit Net Area 1150 sq. ft. Minimum Unit Net Area 1300 sq. ft. This area is predominately single-family and public uses. The site is currently vacant with single-family homes located to the south and west. Northwest of the site is Stephens Elementary School and across West 18th Street is a City Park. West 18th, Valmar and Valentine Streets are constructed as a residential street. West 18th Street is a very narrow street without sufficient right of way in place. Sidewalks are not in place adjacent to the site proposed for development. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Stephen's Area Faith 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 West 18th and Valentine Streets. 2. A 20-foot radial dedication of right of way is required at the intersection of West 18th and Valmar Streets. 3. The entire width of the alley adjacent to this development should be paved. 2 January 14, 2010 SUBDIVISION EM NO.: 9 FILE NO.: Z-8513 4. Plans of all work in the right of way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 6. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances. 7. Measures to control the increase in the stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : 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. Countv Planninq: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Residential Development for four (4) duplex structures containing eight (8) residential units. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. Master Street Plan: West 18th, South Valentine, and South Valmar Streets are all shown as Local Streets. The primary function of a Local Street is to provide 3 January 14, 2010 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-8513 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. Nei hborhood Action Plan:This area is covered by the Stephens Neighborhood Action Plan. Their Housing goal states a need for more affordable housing and neighborhood beautification. 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 questioned if any fencing was proposed. Public Works comments were addressed. Staff stated radial dedications were required at the intersections. Staff stated the entire width of the alley adjacent to the site was to be paved with the redevelopment. 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 raised concerns related to the existing right of way of West 18th Street and the parking as proposed. Staff questioned if the parking was located within the right of way. Mr. White stated the parking was located on the applicant's property and the car doors would swing into the right of way. 'Staff stated they felt a better option would be to dedicate the right of way and allow the required parking to be located on the street. 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. M January 14, 2010 SUBDIVISION ITEM NO.: 9 (Cont. H. ANALYSIS: FILE NO.: Z-8513 The applicant provided responses to staff's comments raised at the December 22, 2009, Subdivision Committee meeting. The applicant has indicated a minimum of ten (10) to fifteen (15) percent of the gross planned residential development will be designated as common open space and a minimum of five hundred (500) square feet of usable private open space will be provided for each of the units. The applicant has indicated perimeter fencing will not be installed but a note on the site plan indicates possible future construction of a fence on the eastern property line. The development is proposed as four (4) buildings of duplex housing for a total of eight (8) units on four (4) previously platted lots. The site is presently zoned R-3, Single-family which through a Conditional Use Permit review process typically allows the placement of duplex housing. The overall density proposed is 15.69 units per acre. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. 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. The applicant has not addressed staff concerns raised at the Subdivision Committee meeting concerning the existing right of way of West 18th Street and the parking as proposed along West 18th Street. The site plan indicates the placement of parking on the applicant's property with the car doors opening into the right of way. Since the right of way along West 18th Street is not adequate to meet the Master Street Plan, staff recommends the applicant provide right of way to the back of the sidewalk and allow the required parking to be located on the street. To staffs knowledge there are no outstanding issues associated with the request. The site is located within an area of single-family and two-family homes. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. 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. 5 January 14, 2010 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-8513 Staff recommends right of way dedication on West 18th Street be provided to the back of the proposed sidewalk. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) 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. Staff presented a recommendation the right of way dedication on West 18th Street be provided to the back of the proposed sidewalk. 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 11 ayes, 0 noes and 0 absent. 9 ITEM NO.: 9. Z-8513 NAME: Little Rock Housing Authority Braddock's Addition Short -form PD-R LOCATION: located South of West 18th between Valentine and Valmar 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. A minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. 3. 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. 4. On -site parking should be provided at 1.5 parking spaces per unit. The site plan indicates the placement of ten (10) parallel spaces along West 18th Street and two (2) spaces access from the alley. The development is proposed with eight (8) units, which would typically require the placement of twelve (12) parking spaces. 5. The site plan does not include any perimeter fencing. Is fencing proposed? If so provide a note on the site plan to include the construction material, location and total height. 6. The site plan provided is not scaleable and does not include dimensioned setbacks. Please provide four (4) copies of a scaleable and dimensioned drawing. Variance/Waivers: None requested. Public Works Conditions: 1. A 20-foot radial dedication of right of way is required at the intersection of West 18th and Valentine Streets. 2. A 20-foot radial dedication of right of way is required at the intersection of West 18th and Valmar Streets. 3. The entire width of the alley adjacent to this development should be paved. 4. Plans of all work in the right of way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 6. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances. 7. Measures to control the increase in the stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. Item # 9. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Normal charges for new service apply. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Residential Development for four (4) duplex structures containing eight (8) residential units. Although the proposed density for this request is not consistent with Residential Low Density classification the request is to allow the development of duplex housing which staff feels is appropriate. Master Street Plan: West 18th, South Valentine, and South Valmar Streets are all shown as Local Streets. 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: This area is covered by the Stephens Neighborhood Action Plan. Their Housing goal states a need for more affordable housing and neighborhood beautification. Landscape: No comment. 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 # 9.