HomeMy WebLinkAboutZ-9496 Staff AnalysisFILE NO.: Z-9496
NAME: 37th & Katherine Short -form PD-R
LOCATION: Southeast of the intersection of West 37th Street and Katherine Street
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72204
501-612-8856
OWNER/AUTHORIZED AGENT:
Jennifer Gartrell/Owner
Stanley Phillips/Authorized Agent
SURVEYOR/ENGINEER:
Harbor Environment & Safetey/Surveyor
AREA: 0.30 acres
LUTI-Al V
CURRENT ZONING
ALLOWED USES
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
R-2, Single -Family Residential
Single -Family Residential
PROPOSED ZONING: PD-R, Planned Development -Residential
PROPOSED USE:
Duplexes
VARIANCE/WAIVERS: None
BACKGROUND:
The development of two duplex residential structures is proposed for these two
undeveloped lots at the intersection of West 37th Street and Katherine Street. The
property is zoned R-2, Single -Family. Two-family residential use is not permitted in the
FILE NO.: Z-9496 (Cont.
R-2 district. Application for a Planned Development -Residential is the appropriate
process to allow for the construction of two-family residential structures on this property.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to develop the property with two duplexes with off-street
parking. The duplexes would be two -stories and there would be eight off-street
parking spaces provided.
B. EXISTING CONDITIO
The property is undeveloped and wooded.
The area is residential in character.
Katherine Street is an improved street with curb and gutter and 27-feet of
pavement. West 37th Street is an unimproved asphalt lane.
An undeveloped alley is situated to the east of the subject parcel.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from the public about the
request. The caller was opposed to the development of duplexes in the area.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and John Barrow Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS-
1 . 37th Street is classified on the Master Street Plan as a minor residential street.
A dedication of right-of-way 22.5 feet from centerline will be required.
2. Katherine 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.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Katherine Street & 37th Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Enter :
Entergy does not object to this proposal. Entergy has single phase facilities on the
north and west side of the proposed development. There does not appear to be
OJ
FILE NO.: Z-9496 (Cont
any conflicts with existing electrical utilities at this location. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
CenterPoint Ener : No comment.
AT & T: No comment received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
3
FILE NO.: Z-9496 (Cunt.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received-
F. BUILDING CODES/LANDSCAPE:
Building:
No Comment — Fire and Smoke separation are required with Duplex Construction.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
Il
G
I
O.: Z-9496 (Cont.
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
4. The City Beautiful Commission recommends
trees as feasible on this site. Credit toward
requirements can be given when preserving
or larger.
TRANSPORTATION/PLANN ING
Rock Region Metro: No comment received.
preserving as many existing
fulfilling Landscape Ordinance
trees of six (6) inch caliper
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density 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 application is to change an area from R-2 (Single Family
District) to PRD (Planned Residential Development) District to allow development
of two duplexes on the existing residential platted lots. This would be a density of
13 units per acre. If the remainder of the block is developed with one unit per lot,
then the overall density of the block would be 7.7 units per acre.
Master Street Plan: To the north is 37th Street and to the west is Katherine Street,
both are 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". 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.
SUBDIVISION COMMITTEE COMMENT:
March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff asked if the applicant had considered utilizing the alley in the rear
for access to the parking area.
Public works noted the requirement to dedicate right-of-way for 37th Street and
Katherine Street, in addition to a 20-foot radial dedication at the intersection of the
two streets.
Landscape comments were general in nature.
5
FILE NO.: Z-949
The applicant was advised responses and revisions are to be received by March
18, 2020. The committee forwarded the item to the full commission.
ANALYSIS:
Responses were provided by the applicant.
The applicant stated the parking is proposed from Katherine Street because 37tn
Street is narrow and the alleyway would require pavement. Also, homes in the
area typically have driveways from the street.
The right-of-way dedications are provided.
The landscaping will meet and exceed the requirements of the ordinance.
All technical issues appear to be addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to 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: (MAY 14, 2020)
The applicant was present. There were no persons present registered in support or
opposition. 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.
0
May 14, 2020
FILE NO.: Z-9496
NAME: 37th & Katherine Short -form PD-R
LOCATION: Southeast of the intersection of West 37th Street and Katherine Street
DEVELOPER
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72204
501-612-8856
OWNER/AUTHORIZED AGENT:
Jennifer Gartrell/Owner
Stanley Phillips/Authorized Agent
SURVEYOR/ENGINEER:
Harbor Environment & Safetey/Surveyor
AREA: 0.30 acres
WARD: 6
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING
PROPOSED USE
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
R-2, Single -Family Residential
Single -Family Residential
PD-R, Planned Development -Residential
Duplexes '
VARIANCE/WAIVERS: None
BACKGROUND:
The development of two duplex residential structures is proposed for these two
undeveloped lots at the intersection of West 37th Street and Katherine Street. The
property is zoned R-2, Single -Family. Two-family residential use is not permitted in the
May 14, 2020
SUBDIVISION
ITEM NO.: 14 _(Cont.,) FILE NO.: Z-9496
R-2 district. ff Application for a Planned Development -Residential is the appropriate
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�s� Vbbal+u/
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to develop the property with two duplexes with off-street
parking. The duplexes would be tvao-stories and there would be eight off-street
parking spaces provided.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
The area is residential in character.
Katherine Street is an improved street with curb and gutter and 27-feet of
1 1 n�4Y1 C11- !1
1 .- .. ..�.. -W i,er..
ii �ielileil.. i.��i1'r�e - .mil r�i i ! nPi i�iililll iii iii i_fi i%i ililn l� ,0-1
- An undeveloped alley is situated to the east of the subject parcel.
C. NEIGHBORHOOD COMMENTS:
15-: __:�:1_e.,. +.-.LF 4,.�a �s�.s...;.!eA o 4-...r.�. r+r.11 i..A.... +h., rei ihlir� nk—,.+ }hn
AJ ul li V i i Kg,-, stall it ..) leauivi'id i� pi ao, i� a H ii ii raarinv cwvbu•
request. The caller was opposed to the development of duplexes in the area.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and John Barro+r, Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 37th Street is classified on the Master Street Plan as a minor residential street.
A dedication of right-of-way 22.5 feet from centerline will be required.
2. Katherine 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.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Katherine Street & 37th Street.
i=. ! TILITIESIFIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
4
May 14, 2020
SUBDIVISION
ITEM NO.: 14
Enter
ILE NO.: 2-9495
Entergy does not object to this proposal. Entergy has single phase facilities on the
north and west side of the proposed development. There does not appear to be
any conflicts with existing electrical utilities at this location. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
CenterPoint Energy- No comment.
AT & T: No comment received.
Central Arkansas Water: NO OBJECTIONS, All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
3
May 14, 2020
SUBDIVISIO
ITEM NO.: 14_ Cont. .
FILE NO.' %-9496
road gates. Gates securing the fire apparatus access roads shall comply with
3i Brae Q kowiYeg riT-111
aaa iai teat ao�aav>,Iraaao� aoaaacaoa:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
i are 1_1_ 3__:-__ opened fJ means o 1L_rcible entry tools O
unless they a... capable of Qeln� y Y
whimn - yCQil ----_r P';��.iiiaiiiiYii i the keii� itl_ the lock is instal installed' at ij ie t7�te lonaticn-
__ _ _ _ _ _ __ 'J J _ �-
7. Locking device specifications shall -be submitted--flor-approval-try-the-fire-cod-e
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
JL,J.
V. %.. 1a=J, IIILCIIUCU 1V1 OIULVIllatiI. VF.JCIgLIVII JIIQII UC U%_ 1Lj11VU, L,vIIJLIUL,iCL.1 aiiu
installed to comply with requirements of ASTivi r 2200.
Eire Hydrant.
Locate Eire Hydrants as per Appendix C of the 2012 Arkansas Eire
Prevention Co: e. Section C 101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation- No comment received.
Coun Planning: No comment received-
F. BUILDING CODES/LANDSCAPE
Building Cody::
No Comment — Fire and Smoke separation are required with Duplex Construction.
El I
May 14, 2020
SUBDIVISION
ITEM NO.: 14 Cont. FILE NO.: Z-9496
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
4. 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.
G. TRANSPORTATION/PLANNING
Rock Region Metro: No comment received.
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density 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 application is to change an area from R-2 (Single Family
District) to PRD (Planned Residential Development) District to allow development
of two duplexes on the existing residential platted lots. This would be a density of
13 units per acre. If the remainder of the block is developed with one unit per lot,
then the overall density of the block would be 7.7 units per acre.
Master Street Plan: To the north is 37th Street and to the west is Katherine Street,
both are 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". These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
5
May 14, 2020
SUBDIVISION
ITEM NO.: 14 Cont. FILE NO.: Z-9496
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff asked if the applicant had considered utilizing the alley in the rear
for access to the parking area.
Public works noted the requirement to dedicate right-of-way for 37th Street and
Katherine Street, in addition to a 20-foot radial dedication at the intersection of the
two streets.
Landscape comments were general in nature.
The applicant was advised responses and revisions are to be received by March
18, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
Responses were provided by the applicant.
The applicant stated the parking is proposed from Katherine Street because 37th
Street is narrow and the alleyway would require pavement. Also, homes in the
area typically have driveways from the street.
The right-of-way dedications are provided.
The landscaping will meet and exceed the requirements of the ordinance.
All technical issues appear to be addressed.
STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to 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: (MAY 14, 2020)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
May 14, 2020
SUBDIVISION
TEM NO.: 14 (Cont.
FILE NO.: Z-9496
"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.
7