HomeMy WebLinkAboutZ-9384 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
JANAUARY 2, 2019
ITEM NO.:9. WILSON SHORT -FORM PD-R
423/425 COLONIAL COURT AND 498 RIDGEWAY Z-9384
Planning Staff Comments:
1. No comments
Variance/Waivers:
• Reduced rear yard setback
Public Works:
A 20 feet radial dedication of right-of-way is required at the intersection of Colonial St. and Lee
Ave.
Utilities and Fire Department/County Planning:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy: Entergy does not object to this proposal. There is an existing single phase, overhead power line
on the south side of Lee Ave in front of this property, but does not appear to conflict with the
proposal. Contact Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No comments received.
Fire Department: No comments
Building Codes: No comments
ITEM NO.: 9. WON'T) Z-9384
County Planning: No comments received.
Rock Region METRO: No comments
Planning Division:
Planning Division: This request is located in Heights Hillcrest Planning District. The Land Use Plan shows
Residential Low (RL) for this property. The Residential Low Density is for single-family homes at densities
no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single-family
District) to PD-R (Planned Development Residential) to allow moving the common lot line between the 2
lots. The site is within the Hillcrest Design Overlay Districts.
Master Street Plan: The North side of the property is Lee Ave and it is shown as a Collector on the Master
Street Plan. West of the property is Colonial Court and it is shown as a Local Street on the Master Street
Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials.
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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comments
Other: Provide notification of the owners of properties located within 200 feet of the site and submit proof
of notice including the certified abstract lot, copy of the notice form sent and postmarked certified mail
receipts. Notices must be sent no later than January 16, 2019. Proof of notice must be delivered to staff no
later than January 25, 2019. Submit responses to staff issues and 4 copies of revised plan (if required) no
later than January 9, 2019.
January 31, 2019
ITEM NO.. 9 FILE NO.. Z-9384
NAME: Wilson Short -form PD-R
LOCATION: 423/425 Colonial Court and 498 Ridgeway
DEVELOPER:
David D. Wilson
498 Ridgeway
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Ridgeback, LLC; David D. Wilson, Manager
David and Lynn Wilson Revocable Trust; David D. Wilson, Trustee
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA- .43 -acres
WARD: 3
CURRENT ZONING
NUMBER OF LOTS: 2
PLANNING DISTRICT: 4
R-3 single family
FT. NEW STREET: 0-LF
CENSUS TRACT' 15.02
ALLOWED USES: 498 Ridgeway, single family residential; 423/425 Colonial Court,
non -conforming duplex
PROPOSED ZONING: PD-R
PROPOSED USE: 498 Ridgeway, single family; 423/425 Colonial Court, duplex
VARIANCE/WAIVERS: Reduced rear yard setback for 423/425 Colonial Court and
reduced side and front yard for a garage structure (temporarily).
BACKGROUND:
The applicant owns 498 Ridgeway which is occupied by his single family residence and
the property at 423/425 Colonial Court which is occupied by a non -conforming duplex.
He desires to re -plat the two lots, taking 20 feet +/- off of the rear of the duplex lot and
January 31, 2019
SUBDI V IS�OI1I
ITEM NO.: 9 (Cont.) FILE NO.: Z-9384
adding it to the side of his single family lot. T he re -plat results in two setback variances;
a reduced rear yard for the duplex lot and a reduced side and front yard for a garage
structure which will then be on the single family lot (although the garage structure will
eventually be removed). The variances necessitate review and approval of the
preliminary plat by the commission.
A. PROPOSAL%REQUEST /APPLICANT 'S S T AT EMEN T:
The applicant proposes to re -plat the two adjoining lots; taking 20 feet off of the
rear of the duplex lot and adding it to the side of his single family lot. This will result
in a rear yard setback of 7.71 feet on the duplex lot_ Twenty-five feet are required.
There is a garage structure on the rear of the duplex lot that will then be on the
single family lot with a side yard setback of 0 feet. Three feet are required.
B. EXISTING CONDITIONS:
498 Ridgeway is occupied by a two-story, 3,388 square foot, single family
.residence_ 423/425 Colonial Courtis occupied by a two-story, 2,484 square foot,
non -conforming duplex. The neighborhood around the site is comprised primarily
of older single family residences. There are some duplexes scattered throughout
the area. An LRSD school campus is located across Colonial Court to the west.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Hillcrest Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Colonial St. and Lee Avenue.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Sewer Available to this site.
Enter : Entergy does not object to this proposal. There is an existing single
phase, overhead power line on the south side of Lee Ave in front of this property,
but does not appear to conflict with the proposal. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
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January 31, 2019
SHFIDIVISION
ITEM NO.: 9 (Cont_
Center oint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No comments received.
Fire De artment: No comments.
Parks and Recreation: No comments received.
Count Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape, No comments-
G. TRANSPORTATION/PLANNING-
Rock Region Metro: No comments.
FILE NO.: Z
Planning Division- This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The Residential
Low Density is for single-family homes at densities no greater than six dwelling
units per acre. The applicant has applied for a rezoning from R-3 (Single-family
District) to PD-R (Planned Development Residential) to allow moving the common
lot line between the 2 lots. The site is within the Hillcrest Design Overlay Districts.
Master Street Plan: The North side of the property is Lee Ave and it is shown as
a Collector on the Master Street Plan. West of the property is Colonial Court and
it is shown as a Local Street on the Master Street Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. 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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
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January 31, 2010
SUSDiViSION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9384
H. SUBDIVISION COMMITTEE COMMENT-. (January 2, 2019)
The applicant was present. Staff presented the item and noted no additional
information was needed. Public Works staff explained the radial right of way
dedication requirement.
Other reviewing agencies and departments comments were noted.
The committee determined there were no other issues and forwarded the item to
the full commission.
ANALYSIS:
The R-3 zoned lot located at 498 Ridgeway is occupied by a two story single-family
residence. The R-3 zoned property located at 423/425 Colonial Court is occupied
by a non -conforming, two-story duplex_. The lots lie in different subdivisions. Both
properties are owned by a company and a trust owned by the applicant. The
applicant is requesting to re -plat these two adjacent lots, taking 20 f/- feet off of
the duplex lot and adding to his single family lot. That portion of the duplex lot will
then become additional side yard area for the single family residence. There is a
garage structure on the rear portion of the duplex lot which will be removed. No
other changes are proposed to either property.
The proposed re -plat will result in a rear yard setback of 7.7 feet for the existing
structure on the duplex lot. The duplex structure will actually have a setback of 25
feet but a deck, stairs and a landing extend into what will be the rear yard setback.
The garage structure, which will be on the single family lot after the re -plat, will
have a side yard setback of 0 feet and a front yard setback of 30 feet. Three (3)
feet and 60 feet are required respectively. The garage structure will be demolished
and removed.
The property lies in the Hillcrest Design Overlay District and the reduced setbacks
necessitate a PUD.
Staff supports the PD-R to allow the proposed re -plat. The reduced rear yard for
the duplex lot is for the deck, stairs and landing. The duplex structure itself will
meet the required 25 foot rear yard requirement. Although the garage structure
will be in place at the time of the re -plat, it will be removed, eliminating those
variances from the DOD. The 1922 plats/bills of assurance for Colonial Court
Addition and Ell B. Watson Subdivision do not address the plat or setback issues.
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January 31, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9384
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 31, 2019)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 10 ayes, 0 noes and 1 absent.
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