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HomeMy WebLinkAboutZ-8809 Staff AnalysisFILE NO.: Z-8809 NAME: Bennett Short -form PD-R LOCATION: Located at 16 Terrace Place DEVELOPER: Shirley Bennett 3005 Donaghey Drive North Little Rock, AR 72116 SURVEYOR: Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.21 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 LF Single-family residential — Non -conforming 4-plex PROPOSED USE: Recognize existing 4-plex VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning from R-2, Single-family to PD-R, Planned Development Residential, to recognize an existing 4-plex. The current owners bought the property which contained the 4-plex in 1985 and have used the property as a residential property since that time. The applicant is requesting to rezoning to PD-R to recognize the existing use of the property to allow for redevelopment of the property should the 4-plex unit lose its current non -conforming status. FILE NO.: Z-8809 Cont. B. EXISTING CONDITIONS: This area contains a mixture of uses including commercial, office, multi -family and single-family. Along Mann Road there are multi -family units, a bar and a City of Little Rock Alert Center. East of the site are single-family homes located within the Chicot Terrace Subdivision accessed from Chicot Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 feet of the site, the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. 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 procedures for installation of water facilities and/or fire service. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. FILE NO.: Z-88 Fire Department: Approved as submitted. County Planning: No comment. CATA: CATA Bus Route #17 — the Mabelvale Downtown and #17A — the Mabelvale UALR Route travel Baseline Road located to the north of this site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential High Density (RH) for this property. Residential High Density accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family) to PDR (Planned Development Residential) to recognize an existing 4-unit apartment building on the site. Master Street Plan: Terrace Place is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street 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: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any additional parking must be landscaped in accordance with the Landscape Ordinance, Chapter 15 of the City of Little Rock Code of Ordinances. This will require additional review and approval from the Planning Department. 3. If rehabilitation of the structure exceeds fifty percent (50%) of the replacement cost of the structure additional green space and landscaping will be required. This may include the removal of some on site paving/asphalt. G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012) The applicant was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request. Staff noted any future redevelopment of the site could require additional landscaping to be installed within the paved areas. 3 FILE NO.: Z-8809 (Cont. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the October 4, 2012, Subdivision Committee meeting. The owners of the property are requesting to rezone this property from R-2, Single-family to PD-R, Planned Development Residential, to recognize an existing 4-plex which was constructed on the property in the late 70's or early 80's prior to the area being annexed into the City. The current owners bought the property which contains the 4-plex in 1985 and have used the property as a residential property since that time. The applicant is seeking to rezone the property to PD-R to recognize the existing use of the property which would allow for redevelopment of the property with four (4) units of multi -family housing should the property lose its current non -conforming status. Staff is supportive of the request. To staffs knowledge there are no outstanding technical issues associated with the request. Staff does not feel the rezoning to recognize this existing use will adversely impact the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 25, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. 4 ITEM NO.: 7. Z-8809 NAME: Bennett Short -form PD-R LOCATION: located at 16 Terrace Place Planning Staff Comments: 1. Notification has been provided. Variance/Waivers: None requested. Public Works Conditions: No comment. 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 procedures for installation of water facilities and/or fire service. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: CATA Bus Route #17 — the Mabelvale Downtown and #17A — the Mabelvale UALR Route travel Baseline Road located to the north of this site. Item # 7. Parks and Recreation: No comment received. Planninq Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential High Density (RH) for this property. Residential High Density accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family) to PDR (Planned Development Residential) to recognize an existing 4-unit apartment building on the site. Master Street Plan: Terrace Place is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street 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: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any additional parking must be landscaped in accordance to Chapter 15 of the Landscape Ordinance, City of Little Rock. It will require additional review and approval from the Planning Department. 3. If rehabilitation of the structure exceeds fifty percent (50%) of the replacement cost of the structure additional green space and landscaping will be required. This may include the removal of some on site paving/asphalt. 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, October 10, 2012. Item # 7. MEMORANDUM TO: DONNA JAMES, SUBDIVISION ADMINISTRATOR FROM: CHRISTY MARVEL, PLANS DEVELOPMENT ADMINISTRATOR SUBJECT: REVIEW OF THE BUFFER AND LANDSCAPE REQUIREMENTS OF THE OCTOBER 25th PLANNING COMMISSION AGENDA CC: DANA CARNEY, ZONING & SUBDIVISION MANAGER DATE: October 1, 2012 OLD BUSINESS: 4. Knoilwood Mobile Home Park Z-2123-A Site plan must comply with the cities minimal landscape and buffer ordinance requirements. Site plan and landscape plan must comply with the Midtowne Overlay District Requirements. It appears an additional two feet (2') can be gained along the southern property line by merely adjusting the parking lot aisle widths to a twenty foot (20') depth and a twenty foot (20') aisle. This would allow additional green space along this southern most property line. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4. Knollwood Mobile Home Park (Z-3619-C) Site plan must comply with the cities minimal landscape and buffer ordinance requirements.