HomeMy WebLinkAboutZ-9149 Staff AnalysisITEM NO.: 16. Z-9149
NAME: 15th and Park Lane Short -form PD-R
LOCATION: located at 515 — 519 East 15th Street
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 July 27, 2016. The Office of Planning and
Development must receive the proof of notice no later than August 5, 2016.
2. The final plat which will be recorded will not include the building outlines or structures.
The final plat will only include easements, access easements and platted building
setback.
3. Note on the site plan any future fencing, storage buildings, covered porches or patios.
The approval of the PD-R zoning without allowances for these items will require the future
homeowner to return to the Commission for a modification to the approved site plan.
Variance/Waivers None requested.
Public Works Conditions:
1. A 20 foot radial dedication of right-of-way is required at the intersection of East 15th Street
and Park Lane.
2. The driveway apron on Park Lane should be narrowed to the width of the shared gravel
driveway. Curb and gutter should be installed where driveway apron is removed.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required, with easements in order that each
separate dwelling must have its own sewer service. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being provided to the
existing structures at the rear of the property. Caution should be used in constructing or
utilizing parking pads in the rear of these houses when near electrical power lines or poles.
Contact Entergy regarding facilities locations or adjustments to existing facilities (if any) if
deemed necessary.
Centergoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
ITEM NO.: 16. Z-9149
1. No objection. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location served nearby by METRO route 6 Granit Mtn. Provide
pedestrian infrastructure for access to the transit route.
Building Code: No comment.
Planning Division: This request is located in Central City Planning District. The Land Use
Plan shows Residential Low Density (RL) for this property. Residential Low category provides
for single family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but may also
include patio or garden homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R-4, Two-family to PD-R
(Planned District Residential) to replat three (3) existing residential lots into four (4)
residential lots which do not comply with the typical minimum standards of the zoning district.
Master Street Plan: To the north of the property is East 15th Street, to the east of the property
is Park Lane and they are both Local Streets on the Master Street Plan. The primary function
of Local Streets 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, July 27, 2016.
FILE NO.: Z-9149
NAME: 15t" and Park Lane Short -form PD-R
LOCATION: Located at 515 — 519 East 15th Street
DEVELOPER:
Daniel Jimenez
301 Brown Street
Little Rock, AR 72205
CI IR\/Fv(1R•
Cunningham Surveying
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.35 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 46
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE
VARIANCENVAIVERS
R-4, Two-family residential
Single-family
-m
Single-family residential — reconfigure the lot layout
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to reconfigure three (3) existing lots containing
four (4) single-family homes into four (4) lots to recognize the existing conditions
of the site. The lots are currently platted as east/west lots. With the replat
three (3) of the lots will become north/south lots and the fourth lot will remain
platted as an east/west lot. The request for the replat allows the creation of the
north/south lots to be created with lot sizes and setback less than the typical
setbacks per the R-4, Two-family zoning District.
X
P1
: Z-9149 (Cont.
The zoning district typically requires a minimum lot area of 7,000 square feet with
a minimum lot width of not less than 70-feet. The front and rear yard setbacks
per the zoning district are 25-feet and the side yard setbacks are to be a
minimum of ten (10) percent of the lot width not to exceed five (5) feet.
The lot width of Parcel A is 44.61-feet with a lot area of 4,465.87 square feet.
The front setback appears to be 15-feet and the rear setback 22-feet. The side
yard setbacks are 5-feet. Parcel B is indicated containing 4,451.74 square feet.
The front setback is also 15-feet and the rear yard 22-feet. The side yard
setbacks are 5-feet. Parcel C is indicated containing 5,236.98 square feet. The
front yard setback is 15-feet and the rear yard setback is 22-feet. The side yard
setbacks are 5-feet along the western perimeter and 10-feet along the eastern
perimeter. Parcel D contains 7,574.15 square feet. The front yard setback is
15-feet. The rear yard setback is well over 25-feet. The northern side yard
setback is 4-feet and the southern side yard setback is 10-feet.
There are no drives along East 15th Street. The residents park in the rear yards
of the homes. The plat includes an access and utility easement along the rear of
Parcels A, B and C to allow the continued use of the existing gravel drive by the
three (3) homeowners. The southern lot also utilizes the driveway for access to a
rear parking pad.
EXISTING CONDITIONS:
The property is located at the intersection of East 15th Street and Park Lane.
There are four (4) homes located on the site. The properties to the north and
northeast are vacant and within this general area there are a number of vacant
lots. There is one block of single-family homes, then a Little Rock Elementary
School and the 1-630/1-30 Interchange. The streets are constructed with curb
and gutter. There are no sidewalks in place along East 15th Street or Park Lane.
NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the MacArthur
Park Property Owners Association were notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
East 15th Street and Park Lane.
2. The driveway apron on Park Lane should be narrowed to the width of the
shared gravel driveway. Curb and gutter should be installed where driveway
apron is removed.
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FILE NO.: Z-9149 (Co
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Little Rock Wastewater has a Community Service sewer
replacement project in process for 515-519 East 15t" Street. Little Rock
Wastewater will construct the needed sewer extension and approve the plat
provided the property owner furnishes a 10-foot sewer easement to be noted on
the plat (must be specifically noted as "Sewer Easement"). The configuration of
the required easement should be confirmed with Little Rock Wastewater
Technician, Scott Taylor (501.688.1449), prior to filing the plat.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the existing structures at the rear of the property. Caution should be
used in constructing or utilizing parking pads in the rear of these houses when
near electrical power lines or poles. Contact Entergy regarding facilities locations
or adjustments to existing facilities (if any) if deemed necessary.
Centerpoint Energy_: 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.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location served nearby by METRO route 6 Granit Mtn.
Provide pedestrian infrastructure for access to the transit route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division This request is located in Central City Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
Low category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden
homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R-4, Two-family to
PD-R (Planned District Residential) to replat three (3) existing residential lots into
four (4) residential lots which do not comply with the typical minimum standards
of the zoning district.
3
FILE NO.: Z-9149 (Cont.)
Master Street Plan: To the north of the property is East 15th Street, to the east of
the property is Park Lane and they are both Local Streets on the Master Street
Plan. The primary function of Local Streets 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.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
final plat to be recorded with the County Clerk's office should only include
easements, access easements and platted building lines. Staff requested the
applicant include a note on the site plan indicating any future fences or accessory
structures.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of East 15th Street and Park Lane.
Staff stated the driveway apron on Park Lane should be narrowed to the width of
the shared gravel drive.
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 cover letter to staff addressing comments
raised at the July 20, 2016, Subdivision Committee meeting. The applicant has
indicated any future fences and/or accessory structures would be placed as
typically allowed within the single-family zoning district. The applicant has also
indicated the gravel drive will be reduced with the final platting of the lots. The
applicant has also indicated the radial dedication of right of way will be included
on the final plat submitted for recording.
The proposal is to allow a rezoning of three (3) existing residential lots to PD-R,
Planned Development Residential, to create a plat/plan reconfiguring the lot
layout. The three (3) existing lots contain four (4) single-family homes. The
request is to create the four (4) lots to recognize the existing conditions of the
site. The lots are currently platted as east/west lot. With the replat three (3) of
4
FILE NO.: Z-9149 (Cont.
the lots will become north/south lots and the fourth lot will remain platted as an
east/west lot.
The request for the replat allows the creation of the north/south lots to be created
with lot sizes and setback less than the typical setbacks per the R-4, Two-family
zoning District. The zoning district typically requires a minimum lot area of
7,000 square feet with a minimum lot width of not less than 70-feet. The front
and rear yard setbacks per the zoning district are 25-feet and the side yard
setbacks are to be a minimum of ten (10) percent of the lot width not to exceed
five (5) feet.
The lot width of Parcel A is 44.61-feet with a lot area of 4,465.87 square feet.
The front setback appears to be 15-feet and the rear setback 22-feet. The side
yard setbacks are 5-feet.
Parcel B is indicated containing 4,451.74 square feet. The front setback is also
15-feet and the rear yard 22-feet. The side yard setbacks are 5-feet.
Parcel C is indicated containing 5,236.98 square feet. The front yard setback is
15-feet and the rear yard setback is 22-feet. The side yard setbacks are 5-feet
along the western perimeter and 10-feet along the eastern perimeter.
Parcel D contains 7,574.15 square feet. The front yard setback is 15-feet. The
rear yard setback is well over 25-feet. The northern side yard setback is 4-feet
and the southern side yard setback is 10-feet.
There are no drives along East 15th Street. The residents park in the rear yards
of the homes. The plat includes an access and utility easement along the rear of
Parcels A, B and C to allow the continued use of the existing gravel drive by the
three (3) homeowners. The southern lot also utilizes the driveway for access,
which is included in the access easement, to allow access to a rear parking pad.
Staff is supportive of the applicant's request. The applicant is requesting the
replat to recognize existing conditions and allow the placement of each individual
home on its own individual lot. The replat will allow for future sale of the homes
and establishes lot sizes and setbacks for the lots should the homes be damaged
or destroyed. To staffs knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the requested rezoning to the
PD-R to create the plat/plan for this site is appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
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FILE NO.: Z-9149 Cont.
PLANNING COMMISSION ACTION: (AUGUST 11, 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 9 ayes, 0 noes
and 2 absent.
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