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HomeMy WebLinkAboutZ-9121 Staff AnalysisITEM NO.: 19. Z-9121 NAME: SCK Place LLC Short -form PD-R LOCATION: located at 6819 — 6823 Honeysuckle Lane Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016. 2. The PD-R, Planned Development Residential, is being requested to allow the creation of lots around the four (4) existing structures and allow for the creation of an additional lot to be used and developed with a new single-family home. 3. Provide on the survey the right of way for Honeysuckle Lane. Variance/Waivers: Plat variances - Lots without public street frontage, reduced front yard setbacks, Development of lots on private streets Public Works Conditions: 1. Honeysuckle Lane 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. Private access is proposed for these lots. The private street should be widened to provide at least 20 feet of paved surface. 3. The proposed home will be addressed out of sequence. 4. All driveways shall be concrete aprons per City Ordinance. 5. With site development provide the design of street conforming to the Master Street Plan. Provide at least 20 feet of paved surface on Honeysuckle Lane adjacent to the subject property. A paved hammerhead turnaround should be provided for vehicular use. The turnaround should be at least 40 feet long and be located within public right-of-way. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. Show the limits of the 100-year floodway and floodplain on the survey. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11.All proposed utility and drainage easement will be platted as private since access ITEM NO.: 19. Z-9121 will not be provided from public right-of-way. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this site. Each separate residence must have its own sewer service. Entergy: Entergy does not object to this proposal. An overhead, single phase electrical line runs along the north side of the road serving these lots — existing structures and proposed new lot — from which electrical service may be provided to the new development. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of water meter. 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 6. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. ITEM Z-9121 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: Access to structure. Parks and Recreation: No comment received. County Planning No comment. Rock Region Metro: Location is not currently served by METRO, however the neighborhood is in our future plans. Service along Stagecoach Road is nearby. Provide sidewalks on the perimeter of the properties for access to other modes of transportation. Building Code: No comment. Planninq Division: This request is located in the 65'h Street West Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed sic (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PD-R (Planned District Residential) to allow the creation of lots to recognize existing residential units and allow the construction of a new single family home. Master Street Plan: West side of the property is Honeysuckle Lane, and it is shown as 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. 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. 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, March 23, 2016. FILE NO.: Z-9121 NAME: SCK Place LLC Short -form PD-R LOCATION: Located at 6819 — 6823 Honeysuckle Lane EVELOPER: SCK Place LLC c/o McGetrick and McGetrick Engineers 11601 Bass Pro Parkway Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineering P.O. Box 30441 Little Rock, AR 72260 AREA: 2.5 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 — 65t" Street West CENSUS TRACT: 24.06 CURRENT ZONING ALLOWED USES: PROPOSED ZONING R-2, Single-family Single-family residential, existing duplex and existing four-plex Ulm PROPOSED USE: Allow the creation of lots to recognize the existing residential uses on the property and allow the creation of a lot for construction of a new single-family home VARIANCE/WAIVERS: Plat variances - Lots without public street frontage, reduced front yard setbacks, development of lots on private streets. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. The applicant is requesting a rezoning of this site from R-2, Single-family to PD-R, Planned Development Residential, to allow the creation of five (5) lots, four (4) of which contain existing residential structures. The fifth will be created to allow the construction of a new single-family home. The tract contains FILE NO.: Z-9121 (Cont. 2.5-acres. The existing buildings are two (2) duplexes, a four-plex and one (1) single-family home. The applicant is indicating right of way dedication on Honeysuckle Lane to 30-foot from centerline and a 30-foot access and utility easement to cover the existing drive that grants access to the existing homes and proposed lots. B. EXISTING CONDITIONS: Honeysuckle Lane is a narrow unimproved public right of way extending from Lanehart Road. The area is predominately single-family with the exception of the duplexes and the four-plex located on this site. There are both site built and manufactured homes located in this area. There is a newly developing subdivision located to the north of this site on the north side of Lanehart Road. There is a property located on the west side of Honeysuckle Lane zoned PD-R which was approved to allow the construction of an accessory dwelling for an aging family member. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Honeysuckle Lane 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. Private access is proposed for these lots. The private street should be widened to provide at least 20 feet of paved surface. 3. The proposed home will be addressed out of sequence. 4. All driveways shall be concrete aprons per City Ordinance. 5. With site development provide the design of street conforming to the Master Street Plan. Provide at least 20 feet of paved surface on Honeysuckle Lane adjacent to the subject property. A paved hammerhead turnaround should be provided for vehicular use. The turnaround should be at least 40 feet long and be located within public right-of-way. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. Show the limits of the 100-year floodway and floodplain on the survey. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 2 FILE NO.: Z-9121 (Cont. 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. All proposed utility and drainage easement will be platted as private since access will not be provided from public right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Each separate residence must have its own sewer service. Entergy: Entergy does not object to this proposal. An overhead, single phase electrical line runs along the north side of the road serving these lots — existing structures and proposed new lot — from which electrical service may be provided to the new development. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of water meter. 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. 3 FILE NO.: Z-9121 (Cont. 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 ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 6. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: Access to structure. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO, however the neighborhood is in our future plans. Service along Stagecoach Road is nearby. Provide sidewalks on the perimeter of the properties for access to other modes of transportation. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed sic (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PD-R (Planned District Residential) to allow the creation of lots to recognize existing residential units and allow the construction of a new single family home. Master Street Plan: West side of the property is Honeysuckle Lane, and it is shown as 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 4 FILE NO.: Z-9121 (Cont. are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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. G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. Staff presented an overview of the item stating there were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to allow the creation of five (5) lots to recognize four (4) existing residential structures and allow the construction of a new single-family home. Public Works comments were addressed. Staff stated the minimum paving width of Honeysuckle Lane was to be 20-feet of paved surface. Staff stated the minimum paving width of the new access easement was to also be 20-feet. Staff requested a right of way dedication of 25-feet from centerline of Honeysuckle Lane. Staff stated a minimum access and utility easement of 30-feet should be provided. Staff stated a hammerhead turn -around should be included at the end of the driveway accessing the proposed lots and at the end of the public right of way on Honeysuckle Lane. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 most of the technical issues associated with the request. The revised plan includes the right of way dedications per the City's Master Street Plan. The applicant has also provided on the revised site plan the location of turn-arounds at the end of the public right of way on Honeysuckle Lane and the end of the proposed driveway. The request is to rezone this site from R-2, Single-family to PD-R, Planned Development Residential, to allow the creation of five (5) lots, four (4) of which contain existing residential structures. The fifth lot will be created to allow the construction of a new single-family home. The tract contains 2.5-acres. The lots are indicated with an average lot size of 0.50 acres and a minimum lot size of 0.33 acres. The lots are indicated with a 15-foot building line off set from a 30-foot access and utility easement. The side 5 FILE NO.: Z-9121 (Cont. and rear yard setbacks are indicated well in excess of the typical building setbacks allowed within the R-2, Single-family zoning district; 25-feet rear yard and a maximum of 8-feet on each side of the structure. The site contains two (2) duplexes, a four-plex and a single-family home. The applicant is requesting to subdivide the property to allow for the creation of lots around the existing structures but to also allow the creation of an additional lot for future construction of a single-family home. The applicant has indicated on all lots fences and accessory structures will comply with the typical development standards per the R-2, Single-family zoning district. The applicant is indicating right of way dedication on Honeysuckle Lane to 30-foot from centerline. The public right of way ends at the south property line of this property. The applicant has indicated a turn -around will be constructed at this location to allow service vehicles an area to turn -around while remaining the public right of way. The site plan indicates the placement of a 30-foot access and utility easement located along the existing drive to grant access and utility service to each of the lots. Section 31-207 states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standards are to conform to public street standards as specified in the subdivision ordinance. Private streets are permissible only in the form of culs-de-sac and short loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. Such streets will not be permitted where there is a possibility of through traffic or eventual connection to another public street. This street is not shown on the Master Street Plan to be extended. The request includes a variance from Section 31-231 to allow the creation of lots without public street frontage. The lot layout as proposed creates lots to allow for each of the existing units, and one (1) proposed new unit, to be located on an individual lot. Staff does not feel the creation of the lots as proposed will have a significant impact on the area. Staff is supportive of the applicant's request. The applicant is seeking a rezoning of the property to recognize the existing homes located on the site and to allow the creation of parcels for each of the units. Section 36-155 states if an application is made for rezoning, the applicant must submit a planned development unless agreeing to satisfy building setbacks and needed right-of-way to current City ordinance and Master Street Plan standards. However, when property is vacant at the time of dedication or purchase, current subdivision building setback requirements will apply, unless an application to the Planning Commission or Board of Adjustment for a variance is approved. For 10 FILE NO.: Z-9121 (Cont.) accessory buildings, the provisions of Subsection 36-156(a)(2)c. shall apply. Section 36-158(a)(2)(c) - Accessory buildings or structures in the R-1 through R-4A districts shall not be located closer than sixty (60) feet to the front property line, fifteen (15) feet from a street side line and may not occupy more than thirty (30) percent of the required rear yard area. For purposes of double front lots, accessory buildings shall conform to front yard setback requirements on both streets. Accessory buildings or structures shall in all instances be subordinate to the principal structure on the lot and contain less gross floor area. Accessory dwellings shall not exceed the permitted land coverage allowed by the district regulations. Swimming pools and all appurtenant structures both above ground and below grade of adjacent yard area shall be construed to be accessory structures and conform to the standards of this section. The Planning Director may authorize the encroachment of structures into a required yard setback except when more than one (1) encroachment is proposed. The encroachment shall be limited to ten (10) percent. With the approval of the PD-R zoning the applicant is requesting all the provisions as typically allowed within the R-2, Single-family zoning district be allowed for this development. Staff is supportive of the applicant's request. Staff does not feel the rezoning of the property to PD-R, Planned Development Residential, to allow the creation of the five (5) lots as proposed will have any adverse 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 7, 2016) 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. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. rA