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HomeMy WebLinkAboutZ-8924 Staff AnalysisFILE NO.: Z-8924 NAME: Brasher Short -form PD-R LOCATION: Located at 522 Rice Street DEVELOPER: Paul Page Dwellings LLC 324 East 15th Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.17 acres NUMBER OF LOTS CURRENT ZONING: R-4, Two-family FT. NEW STREET: 0 LF ALLOWED USES: Single-family and Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family — 2 residential lots VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing a rezoning of this lot from R-4, Two-family to PD-R to allow an existing platted lot to be split. The lot is currently 50.37-feet by 150-feet fronting on Rice Street. The applicant is proposing to split the lot into two (2) lots. One (1) lot is proposed 50.37-feet by 75-feet and the second lot is proposed 45.37-feet by 75-feet. The site plan indicates a buildable area on each lot with 5-foot front and rear setbacks and 10-foot side yard setbacks. B. EXISTING CONDITIONS: The property is an existing platted lot with streets along the eastern and southern perimeters. Rice Street is a narrow City street with open ditches for drainage. FILE NO.: Z-8924 (Cont. East of the site is a railroad main line. South of the site is a vacant lot, a portion of which is being used by the White Water Tavern as parking. White Water Tavern is located to the southwest of this site. South of the site across West 7tn Street are a number of commercial and industrial uses including a plumbing supply company. Single-family and duplex housing are the predominate use in the area. 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 along with the Capitol View/Stifft Station and Capitol Hill Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 6th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. The southeast corner of the lot must follow the curvature of the existing edge of pavement of Rice Street and West 6th Street. A dedication of right-of-way to 10 feet from the edge of pavement will be required. 3. The paved alley does not show on Pulaski County Parcel data. If the alley is platted, it must be paved to at least 18 feet wide to the north property line. 4. Garbage collection will occur on West 6th Street and Rice Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has a power line running along Rice Street and going up the alley on the west side of the property. Care must be taken to maintain code clearance. Contact Entergy in advance for service needs planning. Center -Point Enerr y: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 6 FILE NO.: Z-8924 F G 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Contact the Little Rock Fire Department for additional information. CountV Planning: No comment. CATA: Site is about one (1) block from the #5 West Markham bus route. Parks and Recreation: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Residential District — Two-family) to PDR (Planned District Residential) to allow the development of two (2) single family homes on the site. Master Street Plan: Rice and 6th Streets are shown as a Local Streets 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: No comment. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) The applicant was present. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff stated the survey did not indicate the paved area to the west as a platted alley. Staff questioned the applicant's legal right to access the paved drive. Staff also questioned if there would be accessory structures and/or fencing with the proposed new homes. 3 FILE NO_: Z-8924 (Cont. Public Works comments were addressed. Staff stated West 6th Street was classified on the Master Street Plan as a residential street and a dedication of right of way to 25-feet from centerline would be required. Staff stated a dedication of right of way to 10-feet from the pavement edge of Rice Street would be required. Staff stated garbage collection would occur on West 6th or Rice Streets. Staff noted the comments from the various other agencies. There were no more issues for discussion. 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 March 12, 2014, Subdivision Committee meeting. The applicant has indicated the western lot will take access from West 6th Street. The site plan indicates fencing will be placed per the zoning ordinance for R-2, Single-family zoned property. The applicant has also indicated the buildable area includes accessory buildings which will be allowed per the typical standards of the R-2, Single-family Zoning District. The applicant has indicated right of way dedications will be made with the replatting to satisfy the Master Street Plan. The applicant is proposing a rezoning of this lot from R-4, Two-family to PD-R to allow an existing platted lot to be split. The lot is currently 50.37-feet by 150-feet fronting on Rice Street. The applicant is proposing to split the lot into two (2) lots. One (1) lot is proposed 50.37-feet by 75-feet lot and the second lot is proposed 45.37-feet by 75-feet. The eastern lot has a pipe stem to the utility easement to the west to allow for water access without providing a water main extension. The site plan indicates a buildable area on each lot with 5-foot front and rear setbacks and 10-foot side yard setbacks. Access to the eastern lot is proposed from Rice Street. Access to the western lot is proposed from West 6th Street. The applicant has indicated the lots will be replatted upon approval of the PD-R zoning. The homes will be constructed separately with only one home being constructed in the initial phase and the second home upon the sale of the first home. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the rezoning of the site to PD-R to allow the existing lot to be split will adversely impact the area. The site is presently zoned R-4, Two-family which would allow the construction of a duplex structure on the existing lot. The replatting as proposed will allow two (2) single-family homes to be constructed on the site. There is no net gain in the number of units proposed for the site based on the current zoning. 4 FILE NO.: Z-8924 Cont. 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: (APRIL 3, 2014) 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 ❑, 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 11 ayes, 0 noes and 0 absent. 5 ITEM NO.: 8. Z-8924 NAME: Brasher Short -form PD-R LOCATION; located at 522 Rice Street Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 19, 2014. The Office of Planning and Development must receive the proof of notice no later than March 28, 2014. 2. The survey does not indicate the paved driveway along the western property line as an alley. What agreements are in place to allow the driveway along this paved surface? 3. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of Assurance? If these are desired include a note on the proposed site plan to allow accessory structures per the R-2, Single-family zoning district. 4. Are the building lines indicated for the principal structure? If accessory structures are allowed will they be allowed within the rear yard building setback? 5. Provide the proposed square footages of the homes. Provide the proposed construction materials. Provide the maximum building height and the number of stories of the proposed structures. 6. Are interior fences proposed with the new construction or by the future homeowners? Include a note on the site plan including the total height and construction material to allow fencing to occur. 7. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated as common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. 8. Will the development be constructed in multiple phases or in a single phase? Variance/Waivers: None requested. Public Works Conditions: 1. West 6t" Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. The southeast corner of the lot must follow the curvature of the existing edge of pavement of Rice Street and West 6th Street. A dedication of right-of-way to 10 feet from the edge of pavement will be required. 3. The paved alley does not show on Pulaski County Parcel data. If the alley is platted, it must be paved to at least 18 feet wide to the north property line. 4. Garbage collection will occur on West 6th Street and Rice Street. Item # 8. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy has a power line running along Rice Street and going up the alley on the west side of the property. Care must be taken to maintain code clearance. Contact Entergy in advance for service needs planning. Center -Point Energy: No comment received. AT & T: No comment received. entral Arkansas Water: 1. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is about one (1) block from the #5 West Markham bus route. Parks and Recreation: No comment received. Planninq Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Residential District — Two-family) to PDR (Planned District Residential) to allow the development of two (2) single family homes on the site. Master Street Plan: Rice and 6t" Streets are shown as a Local Streets 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 Item # 8. 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: No comment. Revised lat/ Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 5, 2014. Item # 8.