HomeMy WebLinkAboutZ-8646 Staff AnalysisITEM NO.: 17.
NAME: 13th Street Short -form PD-R
Z-8646
LOCATION: located North of West 13th Street between South Park and Dennison
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 April 6, 2011. The Office of
Planning and Development must receive the proof of notice no later than April 15,
2011.
2. The site is located within the Central High DOD. The ordinance states the front
building setback shall be 15-feet. All other setbacks are to (shall) match the zoning
ordinance — 25-foot rear, 5-foot side.
3. The overlay has specific design requirements. Provide staff with building elevations
to determine if the proposed development is in compliance with the DOD.
4. Provide details of the proposed construction materials. Provide the roof pitch of the
homes. Each of the homes must have a front porch.
5. Provide details of any proposed fencing including location, construction material and
total height.
6. The parking located along South Dennison Street should be relocated away from the
street.
7. Where will be mechanical equipment be located on the lots?
8. All utilities within the development are to be buried.
9. Trees greater than 14-inches in diameter shall be protected from removal and
damage. Locate all trees greater than 14-inches in diameter on the site plan. Tree
removal can only be done if approved by the City's Urban Forester.
10. The DOD requires the placement of two trees in the front yard setback. The species
of tree are to be selected from the list of appropriate trees listed in Chapter 15.
11. Stop the access easement at the rear of the homes.
12. Label all setbacks.
VarianceA[Vaivers: None requested.
Public Works Conditions:
1. A 20-foot radial dedication of right-of-way is required at the intersection of South
Park Street and West 13th Street.
2. A 20-foot radial dedication of right-of-way is required at the intersection of South
Dennison Street and West 13th Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
Item #�i.�
the Arkansas Department of Environmental Quality prior to the start of construction.
5. Remove old curb cuts adjacent to these properties.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for Lots 1, 2, 4 and
5. Contact the Little Rock Wastewater Utility for additional information.
Entergy: Property owners are responsible for cost of relocating power lines. 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. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire hydrant(s)
are required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Submit plans for water facilities and/or fire projection system to
Central Arkansas Water for review. Plan revisions may be required after additional
review. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment.
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 rezoning to Planned Development Residential to allow the redevelopment
of the 13th Street block face with five (5) two-story residential structures each totaling
approximately 1,800 square feet.
Master Street Plan: Park Street, Dennison Street and West 13th Street are all 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.
Item #�
Landscape: No comment on this single-family development.
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, April 6, 2011.
Item #
August 25, 2011
ITEM NO.: A
NAME: 13th Street Short -form PD-R
FILE NO.: Z-8646
LOCATION: Located North of West 13th Street between South Park and
Dennison Streets
DEVELOPER:
Vann & Associates
P.O. Box 164681
Little Rock, AR 72206
FNC11INFFR
Crafton, Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.344 acres
CURRENT ZONING:
ALLOWED USES:
OPOSED ZONING
NUMBER OF LOTS: 5
R-4, Two-family
FT. NEW STREET: 0 LF
Single-family and Two-family Residential
M
PROPOSED USE: Single -family —Create 5 lots
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANTS STATEMENT:
The application request is a rezoning from R-4, two-family to PD-R to allow the
redevelopment of this site with single-family homes. The development consists
of five, two story residential structures each totaling approximately 1,800 square
feet. The site is located within the Central High Design Overlay District.
Off-street parking will be provided for the residents. Some portions of the
existing sidewalks and curb and gutter will be reconstructed as a result of
construction of the new driveways. On -street parking on West 13th, South Park
and Dennison Streets will remain. A six foot wood privacy fence will be installed
along the north property line that separates this development from adjacent
August 25, 2011
SUBDIVISION
ITEM NO.: A
FILE NO.: Z-86
properties on South Park and Dennison Streets. Front yard setbacks will be
7.5-feet on 13th Street. Side yard setbacks will be five feet on the interior and ten
feet on South Park and Dennison Streets. A 7.5-foot rear yard setback is
proposed.
Existing trees not in direct conflict with the proposed development will be
protected during construction. Additional landscaping will be installed to comply
with City ordinance and the DOD requirements.
B. EXISTING CONDITIONS:
The property is a narrow strip, which is currently vacant, fronting on West 13th
Street. East of the site fronting Park Street are single-family homes, the Central
High Visitor Center and three residential buildings currently under construction by
the Little Rock Housing Authority. Across West 13th Street to the south are
single-family homes, a parking lot serving Central High School and further south
is the Central High School Campus. West of the site on Dennison Street is a
multi -family building and a bar located just south of West 12th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. 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 Neighborhood Association and the Capitol Hill 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
South Park Street and West 13th Street.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
South Dennison Street and West 13tt' Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Remove old curb cuts adjacent to these properties.
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August 25, 2011
SI IRniVi.oinN
ITEM NO.: A Cont. FILE NO.: Z-8646
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lots 1, 2, 4 and
5. Contact the Little Rock Wastewater Utility for additional information.
Enter : Property owners are responsible for cost of relocating power lines.
Contact Entergy for additional information.
Center -Point Energy: Approved as submitted.
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. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment.
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 a rezoning to Planned Development Residential to allow
the redevelopment of the 13th Street block face with five (5) two-story residential
structures each totaling approximately 1,800 square feet.
C3
August 25, 2011
SUBDIVISION
ITEM NO.. A (Cont.
FILE NO.: Z-8646
Master Street Plan: Park Street, Dennison Street and West 13th Street are all
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 Street'. 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.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Brad Peterson and Mr. Charles Vann were present representing the request.
Staff presented an overview of the request stating there were additional items
necessary to complete the review process. Staff stated the property was located
within the Central High Design Overlay District. Staff stated the site plan as
presented did not comply with the typical standards of the DOD. Staff requested
additional information concerning the design, location of the mechanical and if
there were any trees located on the site.
Public Works comments were addressed. Staff stated radial dedications were
required at the intersections of 13th and Dennison and 131h and Park Streets.
Staff also stated if the disturbed area exceeded one acre an NPDES stromwater
permit from the State was required. Staff stated all old curb cuts adjacent to the
property were to be removed with the new development.
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 a number of the
issues raised at the March 31, 2011, Subdivision Committee meeting. The
revised plan indicates the air conditioning units will be located at the rear of the
homes and the site plan notes there are not any significant trees located on the
site. The applicant has provided staff with a building elevation for the proposed
structures.
M
August 25, 2011
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z-8646
The request is to rezone these two (2) residential lots from R-4, Two-family
District to PD-R to allow the redevelopment of the site with five (5) single-family
homes. The development will consist of five (5), two-story residential structures
each totaling approximately 1,800 square feet. The site plan indicates the
placement of covered parking as well. Off-street parking will be provided for the
residents. Some portions of the existing sidewalks and curb and gutter will be
reconstructed as a result of construction of the new driveways. On -street parking
on West 131h, South Park and Dennison Streets will remain.
The site plan indicates the placement of a six (6) foot wood privacy fence along
the north property line that separates this development from adjacent properties
on South Park and Dennison Streets.
The site plan indicates the placement of a front yard setbacks of 7.5-feet on 13tn
Street. A side yard setback of ten (10) feet is proposed on South Park and
Dennison Streets. The rear yard setback is indicated at 7.5-feet. The plan
indicates the placement of five (5) foot side yard setbacks for Lot 1. The
remaining lots are indicated with a shared covered parking area located along
the common property line.
The applicant has indicated there are no existing trees on the site. A note on the
plan indicates additional landscaping will be installed to comply with City
ordinance and the DOD requirements.
The site is located within the Central High Design Overlay District. The DOD for
single-family development states in order to be compatible with the historic
nature of the neighborhood, new construction and additions to existing structures
shall comply with specific criteria. Plans for new construction, additions and
modifications which are subject to the DOD shall be submitted to the Department
of Planning and Development. The Planning Department will review the plans for
consistency with the detailed requirements of the DOD ordinance and
consistency with the historic nature of the district. In the case of an undeveloped
block face, the requirements shall relate to the adjacent block faces.
The DOD states a roof pitch of less than 8:12 is prohibited. Decorative roof
features such as metal cresting, tile ridge caps, or other ornamentation are to be
reinstalled when roofing or doing roof repairs. If tile roofs exist they are to be
preserved. The materials of the exterior shell must be wood, brick, other
masonry, or a material that resembles wood (i.e., vinyl siding, etc.). The
orientation of the buildings is to be consistent with that of other structures on the
developed block face. The primary entrance is to be consistent with that of other
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August 25, 2011
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z-8646
structures on the developed block face. The front yard setback for all R-2 and
R-3 Single-family and R-4 Two-family district zoned property is to be fifteen (15)
feet. All other setbacks are to comply with the property's zoning district.
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.
Mechanical service equipment (including, but not limited to, air conditioner
condensing units, transformers, solar collectors, satellite dishes, etc.) must be
located in the rear yards or on a rear -facing roof.
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 are defined
as permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel or
other permanent surfaces to be used for the purpose of parking or storage of
vehicles. Detached garage and carport locations are to be located to the rear or
the principal structure and must 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 twenty-five (25) foot rear yard
setback must be no more than forty (40) percent of the area. Accessory building
setbacks are to comply with Sections 36-254 and 36-256 of the Little Rock Code
of Ordinances.
The applicant has indicated construction materials will comply with those
identified in the DOD. The roofs will also exceed an 8:12 pitch. The orientation of
the buildings does comply with the homes located on the developed block face
along West 13th Street and the primary entrances is consistent with that of other
structures on the developed block face. The homes are proposed with a front
porch on each of the units. All mechanical service equipment will be located as
outlined in the DOD.
The development as proposed does not comply with the front yard setback per
the DOD of 15-feet. The rear yard setback is also inconsistent with the typical
setback prescribed by the DOD.
The site plan indicates parking located adjacent to the structure. A detached
covered parking area is indicated on the site plan. The covered structures are
located beyond the front setback per the DOD.
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August 25, 2011
Ri iRniviRinN
ITEM NO.: A Cont. FILE NO.: Z-8646
Although the site does not fully comply with the Central High DOD staff is
supportive of the request. The primary variation from the DOD is related to the
front and rear yard setbacks. Based on the existing lot configuration and the
development as proposed the lots do not allow for setbacks as outlined in the
DOD. Staff supports this variation because of the development pattern in the
area. Staff feels based on the institutional use located just south of this site there
is a direct impact on redevelopment of this site. There are two (2) single-family
homes located across West 13th Street and a large surface parking lot for Central
High School. In addition to the southeast is the Central High School Visitors
center. The site is directly impacted by street parking of students and faculty of
Central High School.
To staffs knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the addition of five (5) single-family
homes as proposed should provide a positive impact on 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 agenda
staff report.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There was one registered objector present. Staff presented
the item stating the applicant was requesting a deferral of the item to the June 2, 2011,
public hearing. Staff stated the deferral request would require a waiver of the
Commission's By-laws with regard to the late deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff reducing the number of units from
five (5) to four (4). The site plan indicates the placement of a front yard setbacks of
7.5-feet on 13th Street. A side yard setback of ten (10) feet is proposed on South Park
and Dennison Streets. The rear yard setback is indicated at 7.5-feet. The plan
7
August 25, 2011
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z-8646
indicates the placement of five (5) foot side yard setbacks. Drives will be extended from
West 13th Street to the structures to allow for off-street parking.
Within the Central High DOD 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 are
defined as permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel
or other permanent surfaces to be used for the purpose of parking or storage of
vehicles. The applicant has indicated the parking pads will comply with the typical DOD
standard.
There has not been a change in the design of the structures from the original
submission. The DOD states a roof pitch of less than 8:12 is prohibited. Decorative
roof features such as metal cresting, tile ridge caps, or other ornamentation are to be
reinstalled when roofing or doing roof repairs. The materials of the exterior shell must be
wood, brick, other masonry, or a material that resembles wood (i.e., vinyl siding, etc.).
The orientation of the buildings is to be consistent with that of other structures on the
developed block face. The primary entrance is to be consistent with that of other
structures on the developed block face. The front yard setback for all R-2 and R-3
Single-family and R-4 Two-family district zoned property is to be fifteen (15) feet. All
other setbacks are to comply with the property's zoning district. The structures are
proposed with a front setback of 7.5 feet which is not consistent wit the typical DOD
standard. The rear yard setback is also inconsistent with the typical setback prescribed
by the DOD (7.5-feet).
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. Mechanical service equipment
must be located in the rear yards or on a rear -facing roof. The development will comply
with the DOD requirements.
Staff continues to support the request although there are variations with the Central
High DOD. The primary variation from the DOD is related to the front and rear yard
setbacks. Based on the existing lot configuration and the development as proposed the
lots do not allow for setbacks as outlined in the DOD. As previously stated staff
supports the variation because of the development pattern in the area. Staff continues
to feel based on the institutional use located just south of this site there is a direct
impact on redevelopment of these lots. There are two (2) single-family homes located
across West 13th Street and a large surface parking lot for Central High School along
with the Central High School Visitors center located to the southeast. The site is directly
impacted by street parking of students and faculty of Central High School.
IQ
August 25, 2011
SUBDIVISION
Cont.
FILE NO.: Z-8646
The property is currently zoned R-4, Two-family district which would allow for the
construction of two (2) duplex structures on these two (2) residential lots resulting in the
same density as proposed by the applicant. Staff feels the placement of the single-
family homes as proposed will add value to the neighborhood allowing new residents
the opportunity to purchase homes in the neighborhood. To staffs knowledge there are
no remaining outstanding technical issues associated with 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:
(JUNE 2, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 19, 2011,
requesting a deferral of the item to the July 14, 2011, public hearing. Staff stated the
applicant had indicated the deferral request was necessary to allow the applicant and
the Central High Neighborhood Association additional time to work through issues
related to the site plan. Staff stated they were supportive of the deferral request.
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 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
Upon further review, staff has discovered an error in the previous analysis. The
applicant had indicated there were no trees on the site. There are in fact several trees
on the east half of the site. The DOD states:
`Trees greater than fourteen (14) inches in diameter measured at four and one-half
(4 '/z) feet above ground shall be protected form removal and damages in future
development of the district. Any development within fifty (50) 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 is approved by the Citys Urban Forester"
The applicant has been advised to provide a tree survey and to include information
pertinent to the trees on the site plan. The plan will then be forwarded to the Urban
Forester for review and comment.
Staff recommends deferral of this item to the August 25, 2011 agenda with the applicant
to submit the required plans prior to the August 4, 2011 Subdivision Committee
meeting.
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August 25, 2011
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z-8646
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff presented he
item and a recommendation of deferral as noted in the staff update above. There was
no further discussion. The item was placed on the consent agenda and approved for
deferral to the August 25, 2011 meeting by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff addressing staffs concerns regarding
existing trees on the site. It appears one tree greater than 14-inches, an 18-inch willow
oak, will be removed during construction. The tree proposed for removal is located
within the northeastern portion of the site on proposed Lot 2. The removal of the tree is
necessary to provide parking on this lot. A note on the site plan indicates all other trees
will be retained and preserved during construction. Staff has provided the Citys Urban
Forester with a copy of the site plan and requested comment concerning the tree
removal. As of this writing the Urban Forester has not responded to staff.
Modifications have been made to the site plan to aid in minimizing the neighborhood's
concerns. The site plan indicates four lots with one house facing Park Street and
another facing Dennison Street with two houses which will appear to be"carriage house§'
or ancillary structures facing and taking access from 13th Street. The two "carriage
house' will be single-family residences on individual lots of record. This is being done
to preserve the character of the neighborhood. The style of having a "Main housd' and
'barriage housd' is not uncommon in the neighborhood. The "main house and carriage
housd' package will be offered as one package to prospective buyers for ownership and
rental property. If this is not marketable, then the'Imain housd' and "carriage housd' will
be marketed separately.
The front setback for the homes fronting South Dennison and Park Streets is indicated
at 15-feet. The front setback for the homes located on West 13th Street are indicated at
5-feet. The rear yards for the homes fronting South Dennison Street and Park Street
are indicated at 15-feet. The rear yard for the homes fronting West 13th Street are
indicated at 5-feet. All side yard setbacks are indicated at 5-feet. The DOD states the
front yard setback shall be 15-feet. All other setbacks shall be as prescribed by the
propertys zoning district. The fronts of the homes located on West 131h Street and all
rear yard setbacks do not comply with the typical standards of the DOD or the zoning
district. The applicant has indicated the development will comply with all other aspects
of the Central High DOD with regard to building design, construction materials, tree
plantings and the placement of mechanical equipment.
10
August 25, 2011
SUBDIVISION
ITEM NO.: A(Cont.)FILE NO.: Z-8546
Staff is supportive of the request. Staff does not feel the proposal to allow
redevelopment of this site with four units of residential housing will adversely impact the
area.
PLANNING COMMISSION ACTION: (AUGUST 25, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the City's Urban Forester had reviewed the plan and had
approved the removal of the tree located at the northeastern portion of the site. Staff
stated the applicant would be required to plant two trees in the front yard of each of the
homes, a total of eight (8) trees, to comply with the Central High Design Overlay District
requirements. Staff stated the Central High Neighborhood Association had provided
them with a letter of support for the development as currently proposed. Staff stated to
their knowledge there are no remaining outstanding technical issues associated with 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 9 ayes,
0 noes and 2 absent.
11
FILE NO.: Z-8646
NAME: 13th Street Short -form PD-R
LOCATION: Located North of West 13th Street between South Park and
Dennison Streets
DEVELOPER:
Vann & Associates
P.O. Box 164681
Little Rock, AR 72206
ENGINEER:
Crafton, Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.344 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
NUMBER OF LOTS: 5
R-4, Two-family
FT. NEW STREET: 0 LF
Single-family and Two-family Residential
-m
PROPOSED USE: Single-family — Create 5 lots
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The application request is a rezoning from R-4, two-family to PD-R to allow the
redevelopment of this site with single-family homes. The development consists
of five, two story residential structures each totaling approximately 1,800 square
feet. The site is located within the Central High Design Overlay District.
Off-street parking will be provided for the residents. Some portions of the
existing sidewalks and curb and gutter will be reconstructed as a result of
th
construction of the new driveways. On -street parking on West 13, South Park
FILE NO.: Z-8646 (Cont.
and Dennison Streets will remain. A six foot wood privacy fence will be installed
along the north property line that separates this development from adjacent
properties on South Park and Dennison Streets. Front yard setbacks will be
7.5-feet on 13th Street. Side yard setbacks will be five feet on the interior and ten
feet on South Park and Dennison Streets. A 7.5-foot rear yard setback is
proposed.
Existing trees not in direct conflict with the proposed development will be
protected during construction. Additional landscaping will be installed to comply
with City ordinance and the DOD requirements.
B. EXISTING CONDITIONS:
The property is a narrow strip, which is currently vacant, fronting on West 13th
Street. East of the site fronting Park Street are single-family homes, the Central
High Visitor Center and three residential buildings currently under construction by
the Little Rock Housing Authority. Across West 13th Street to the south are
single-family homes, a parking lot serving Central High School and further south
is the Central High School Campus. West of the site on Dennison Street is a
multi -family building and a bar located just south of West 12th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. 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 Neighborhood Association and the Capitol Hill 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
South Park Street and West 13th Street.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
South Dennison Street and West 13th Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Remove old curb cuts adjacent to these properties.
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FILE NO.: Z-8546 Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lots 1, 2, 4 and
5. Contact the Little Rock Wastewater Utility for additional information.
Entergy: Property owners are responsible for cost of relocating power lines.
Contact Entergy for additional information.
Center -Point Ener : Approved as submitted.
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. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment.
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 a rezoning to Planned Development Residential to allow
the redevelopment of the 13'h Street block face with five (5) two-story residential
structures each totaling approximately 1,800 square feet.
Master Street Plan: Park Street, Dennison Street and West 13`h Street are all
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
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FILE NO.: Z-8646 (Cont.
"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.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Brad Peterson and Mr. Charles Vann were present representing the request.
Staff presented an overview of the request stating there were additional items
necessary to complete the review process. Staff stated the property was located
within the Central High Design Overlay District. Staff stated the site plan as
presented did not comply with the typical standards of the DOD. Staff requested
additional information concerning the design, location of the mechanical and if
there were any trees located on the site.
Public Works comments were addressed. Staff stated radial dedications were
required at the intersections of 13th and Dennison and 13th and Park Streets.
Staff also stated if the disturbed area exceeded one acre an NPDES stromwater
permit from the State was required. Staff stated all old curb cuts adjacent to the
property were to be removed with the new development.
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 a number of the
issues raised at the March 31, 2011, Subdivision Committee meeting. The
revised plan indicates the air conditioning units will be located at the rear of the
homes and the site plan notes there are not any significant trees located on the
site. The applicant has provided staff with a building elevation for the proposed
structures.
The request is to rezone these two (2) residential lots from R-4, Two-family
District to PD-R to allow the redevelopment of the site with five (5) single-family
homes. The development will consist of five (5), two-story residential structures
each totaling approximately 1,800 square feet. The site plan indicates the
placement of covered parking as well. Off-street parking will be provided for the
residents. Some portions of the existing sidewalks and curb and gutter will be
reconstructed as a result of construction of the new driveways. On -street parking
on West 13th, South Park and Dennison Streets will remain.
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FILE NO.: Z-8646 (Cont.
The site plan indicates the placement of a six (6) foot wood privacy fence along
the north property line that separates this development from adjacent properties
on South Park and Dennison Streets.
The site plan indicates the placement of a front yard setbacks of 7.5-feet on 13tn
Street. A side yard setback of ten (10) feet is proposed on South Park and
Dennison Streets. The rear yard setback is indicated at 7.5-feet. The plan
indicates the placement of five (5) foot side yard setbacks for Lot 1. The
remaining lots are indicated with a shared covered parking area located along
the common property line.
The applicant has indicated there are no existing trees on the site. A note on the
plan indicates additional landscaping will be installed to comply with City
ordinance and the DOD requirements.
The site is located within the Central High Design Overlay District. The DOD for
single-family development states in order to be compatible with the historic
nature of the neighborhood, new construction and additions to existing structures
shall comply with specific criteria. Plans for new construction, additions and
modifications which are subject to the DOD shall be submitted to the Department
of Planning and Development. The Planning Department will review the plans for
consistency with the detailed requirements of the DOD ordinance and
consistency with the historic nature of the district. In the case of an undeveloped
block face, the requirements shall relate to the adjacent block faces.
The DOD states a roof pitch of less than 8:12 is prohibited. Decorative roof
features such as metal cresting, the ridge caps, or other ornamentation are to be
reinstalled when roofing or doing roof repairs. If the roofs exist they are to be
preserved. The materials of the exterior shell must be wood, brick, other
masonry, or a material that resembles wood (i.e., vinyl siding, etc.). The
orientation of the buildings is to be consistent with that of other structures on the
developed block face. The primary entrance is to be consistent with that of other
structures on the developed block face. The front yard setback for all R-2 and
R-3 Single-family and R-4 Two-family district zoned property is to be fifteen (15)
feet. All other setbacks are to comply with the property's zoning district.
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.
Mechanical service equipment (including, but not limited to, air conditioner
condensing units, transformers, solar collectors, satellite dishes, etc.) must be
located in the rear yards or on a rear -facing roof.
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
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FILE NO.: Z-8646 (Cont.
not between the principal structure and a public street. Parking pads are defined
as permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel or
other permanent surfaces to be used for the purpose of parking or storage of
vehicles. Detached garage and carport locations are to be located to the rear or
the principal structure and must 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 twenty-five (25) foot rear yard
setback must be no more than forty (40) percent of the area. Accessory building
setbacks are to comply with Sections 36-254 and 36-256 of the Little Rock Code
of Ordinances.
The applicant has indicated construction materials will comply with those
identified in the DOD. The roofs will also exceed an 8:12 pitch. The orientation of
the buildings does comply with the homes located on the developed block face
along West 13th Street and the primary entrances is consistent with that of other
structures on the developed block face. The homes are proposed with a front
porch on each of the units. All mechanical service equipment will be located as
outlined in the DOD.
The development as proposed does not comply with the front yard setback per
the DOD of 15-feet. The rear yard setback is also inconsistent with the typical
setback prescribed by the DOD.
The site plan indicates parking located adjacent to the structure. A detached
covered parking area is indicated on the site plan. The covered structures are
located beyond the front setback per the DOD.
Although the site does not fully comply with the Central High DOD staff is
supportive of the request. The primary variation from the DOD is related to the
front and rear yard setbacks. Based on the existing lot configuration and the
development as proposed the lots do not allow for setbacks as outlined in the
DOD. Staff supports this variation because of the development pattern in the
area. Staff feels based on the institutional use located just south of this site there
is a direct impact on redevelopment of this site. There are two (2) single-family
homes located across West 13th Street and a large surface parking lot for Central
High School. In addition to the southeast is the Central High School Visitors
center. The site is directly impacted by street parking of students and faculty of
Central High School.
To staffs knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the addition of five (5) single-family
homes as proposed should provide a positive impact on 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 agenda
staff report.
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FILE NO.: Z-8646 (Cont.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There was one registered objector present. Staff presented
the item stating the applicant was requesting a deferral of the item to the June 2, 2011,
public hearing. Staff stated the deferral request would require a waiver of the
Commission's By-laws with regard to the late deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE
The applicant submitted a revised site plan to staff reducing the number of units from
five (5) to four (4). The site plan indicates the placement of a front yard setbacks of
7.5-feet on 13th Street. A side yard setback of ten (10) feet is proposed on South Park
and Dennison Streets. The rear yard setback is indicated at 7.5-feet. The plan
indicates the placement of five (5) foot side yard setbacks. Drives will be extended from
West 13th Street to the structures to allow for off-street parking.
Within the Central High DOD 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 are
defined as permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel
or other permanent surfaces to be used for the purpose of parking or storage of
vehicles. The applicant has indicated the parking pads will comply with the typical DOD
standard.
There has not been a change in the design of the structures from the original
submission. The DOD states a roof pitch of less than 8:12 is prohibited. Decorative
roof features such as metal cresting, tile ridge caps, or other ornamentation are to be
reinstalled when roofing or doing roof repairs. The materials of the exterior shell must be
wood, brick, other masonry, or a material that resembles wood (i.e., vinyl siding, etc.).
The orientation of the buildings is to be consistent with that of other structures on the
developed block face. The primary entrance is to be consistent with that of other
structures on the developed block face. The front yard setback for all R-2 and R-3
Single-family and R-4 Two-family district zoned property is to be fifteen (15) feet. All
other setbacks are to comply with the property's zoning district. The structures are
7
FILE NO.: Z-8646 (Cont.
proposed with a front setback of 7.5 feet which is not consistent wit the typical DOD
standard. The rear yard setback is also inconsistent with the typical setback prescribed
by the DOD (7.5-feet).
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. Mechanical service equipment
must be located in the rear yards or on a rear -facing roof. The development will comply
with the DOD requirements.
Staff continues to support the request although there are variations with the Central
High DOD. The primary variation from the DOD is related to the front and rear yard
setbacks. Based on the existing lot configuration and the development as proposed the
lots do not allow for setbacks as outlined in the DOD. As previously stated staff
supports the variation because of the development pattern in the area. Staff continues
to feel based on the institutional use located just south of this site there is a direct
impact on redevelopment of these lots. There are two (2) single-family homes located
across West 13th Street and a large surface parking lot for Central High School along
with the Central High School Visitors center located to the southeast. The site is directly
impacted by street parking of students and faculty of Central High School.
The property is currently zoned R-4, Two-family district which would allow for the
construction of two (2) duplex structures on these two (2) residential lots resulting in the
same density as proposed by the applicant. Staff feels the placement of the single-
family homes as proposed will add value to the neighborhood allowing new residents
the opportunity to purchase homes in the neighborhood. To staff's knowledge there are
no remaining outstanding technical issues associated with 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: (JUNE 2, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 19, 2011,
requesting a deferral of the item to the July 14, 2011, public hearing. Staff stated the
applicant had indicated the deferral request was necessary to allow the applicant and
the Central High Neighborhood Association additional time to work through issues
related to the site plan. Staff stated they were supportive of the deferral request.
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 9 ayes, 0 noes and
2 absent.
FILE NO.: Z-8646 (font.
AFF UPDATE:
Upon further review, staff has discovered an error in the previous analysis. The
applicant had indicated there were no trees on the site. There are in fact several trees
on the east half of the site. The DOD states:
"Trees greater than fourteen (14) inches in diameter measured at four and one-half
(4 '/2) feet above ground shall be protected form removal and damages in future
development of the district. Any development within fifty (50) 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 is approved by the City's Urban Forester."
The applicant has been advised to provide a tree survey and to include information
pertinent to the trees on the site plan. The plan will then be forwarded to the Urban
Forester for review and comment.
Staff recommends deferral of this item to the August 25, 2011 agenda with the applicant
to submit the required plans prior to the August 4, 2011 Subdivision Committee
meeting.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff presented he
item and a recommendation of deferral as noted in the staff update above. There was
no further discussion. The item was placed on the consent agenda and approved for
deferral to the August 25, 2011 meeting by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff addressing staff's concerns
regarding existing trees on the site. It appears one tree greater than 14-inches, an 18-
inch willow oak, will be removed during construction. The tree proposed for removal is
located within the northeastern portion of the site on proposed Lot 2. The removal of
the tree is necessary to provide parking on this lot. A note on the site plan indicates all
other trees will be retained and preserved during construction. Staff has provided the
City's Urban Forester with a copy of the site plan and requested comment concerning
the tree removal. As of this writing the Urban Forester has not responded to staff.
Modifications have been made to the site plan to aid in minimizing the neighborhood's
concerns. The site plan indicates four lots with one house facing Park Street and
another facing Dennison Street with two houses which will appear to be "carriage
houses" or ancillary structures facing and taking access from 13th Street. The two
"carriage houses" will be single-family residences on individual lots of record. This is
9
FILE NO.: Z-8646 (Cont.
being done to preserve the character of the neighborhood. The style of having a "main
house" and "carriage house" is not uncommon in the neighborhood. The "main house
and carriage house" package will be offered as one package to prospective buyers for
ownership and rental property. If this is not marketable, then the "main house" and
"carriage house" will be marketed separately.
The front setback for the homes fronting South Dennison and Park Streets is indicated
at 15-feet. The front setback for the homes located on West 13th Street are indicated at
5-feet. The rear yards for the homes fronting South Dennison Street and Park Street
are indicated at 15-feet. The rear yard for the homes fronting West 13th Street are
indicated at 5-feet. All side yard setbacks are indicated at 5-feet. The DOD states the
front yard setback shall be 15-feet. All other setbacks shall be as prescribed by the
property's zoning district. The fronts of the homes located on West 13th Street and all
rear yard setbacks do not comply with the typical standards of the DOD or the zoning
district. The applicant has indicated the development will comply with all other aspects
of the Central High DOD with regard to building design, construction materials, tree
plantings and the placement of mechanical equipment.
Staff is supportive of the request. Staff does not feel the proposal to allow
redevelopment of this site with four units of residential housing will adversely impact the
area.
PLANNING COMMISSION ACTION: (AUGUST 25, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the City's Urban Forester had reviewed the plan and had
approved the removal of the tree located at the northeastern portion of the site. Staff
stated the applicant would be required to plant two trees in the front yard of each of the
homes, a total of eight (8) trees, to comply with the Central High Design Overlay District
requirements. Staff stated the Central High Neighborhood Association had provided
them with a letter of support for the development as currently proposed. Staff stated to
their knowledge there are no remaining outstanding technical issues associated with 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 9 ayes,
0 noes and 2 absent.
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