HomeMy WebLinkAboutS-1442 Staff AnalysisFILE NO.: Z-7594-A
NAME: Vasquez Short -form PD-R
LOCATION: 6720 Mabelvale Cut-off
DEVELOPER:
Jamie and Ruth Vasquez
6720 Mabelvale-Cut-off
Little Rock, AR 72204
ENGINEER:
Laha Engineers
6602 Baseline Road
Little Rock, AR 72209
AREA: 0.39 Acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING
PROPOSED USE:
NUMBER OF LOTS: 2
R-2, Single-family
Single-family residential
-- .
FT. NEW STREET: 0
Creation of a two -lot plat allowing for
two single-family residential- lots
VARIANCESNVAIVERS REQUESTED: (Plat Variances)
A variance to allow a reduced front yard building line.
BACKGROUND:
On April 8, 2004, the Commission heard a request for a conditional use permit to allow
for the conversion of the existing accessory structure on this R-2 zoned, .39t acre tract
into an accessory dwelling. The applicant did not propose to occupy either dwelling.
The Commission elected to defer the item to the May 8, 2004, Public Hearing. At the
May 8, 2004, Public Hearing the request was withdrawn by the applicant, since a
rezoning request to Planned Residential Development had been filed for the site. The
following PD-R is the request currently before the Commission.
FILE NO.: Z-7594-A (Cont.)
A. PROPOSALIREQUEST:
The applicant proposes to subdivide this site into two single-family residential lots
through the planned development process. The applicant has indicated a
minimum lot size of 7,762 square feet. The average lot size proposed is 8,494
square feet. The applicant has indicated a front building line adjacent to
Mabelvale Cut-off as 25-feet and along Warren Drive as 18-feet. The rear yard
setback for Lot 1 is proposed as six feet three inches and the side yard setback
for Lot 2 as six feet eight inches.
The proposed preliminary plat will require variances from the Subdivision
Ordinance to allow a reduced front yard building line for Lot 1 adjacent to
Mabelvale Cut-off and Warren Drive. Lot 2 will require a variance from the
Subdivision Ordinance to allow a reduced front yard building line adjacent to
Warren Drive.
The applicant has indicated the existing breezeway connecting the two structures
will be removed, if the request is approved.
B. EXISTING CONDITIONS:
The site contains a single-family brick and frame structure and a detached, block
accessory building. The block building was at one time utilized as a recording
studio and contains a control room, performing studio, storage space, kitchen,
restroom and shower. The recording studio was a nonconforming use. The
house and accessory building both have paved driveways and parking pads.
The area is primarily single-family in zoning and use. There are other uses in the
general vicinity. Two large apartment complexes are located to the east, on
either side of Mabelvale Cut-off. A non -conforming skating rink is located nearby
to the northeast. Duplexes are located north, south and west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from area residents. The
Chicot Neighborhood Association, the Yorkwood Neighborhood Association, the
Santa Monica Neighborhood Association, the Rob Roy Way Neighborhood
Association, Southwest Little Rock United for Progress, all residents located
within 300-feet of the site and all property owners located within 200-feet of the
site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
2
FILE NO.: Z-7594-A Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point_Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: Each lot will be required to have separate water
service. Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a Planned Residential Development to create two lots for two
single-family houses.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the Cloverdale Watson Neighborhood Action Plan. The Zoning
and Land Use Goal has an objective that states: Review neighborhood zoning
and land use classifications for appropriateness.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Troy Laha was present representing the applicant. Staff stated the request
was to allow the creation of a two -lot plat through a planned development. Staff
stated their concern was related to the breezeway. Staff stated issues could
arise related to the breezeway if responsibilities were not outlined. Staff
suggested the applicant remove the structure, provide a maintenance agreement
or provide some form of cross access agreement for maintenance. Mr. Laha
stated he would meet with the applicant and staff to resolve the issue.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
3
FILE NO:: Z-7594-A (Cont.
R ANALYSIS:
The applicant submitted a revised plat to staff addressing most of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated removal of the existing breezeway to address staffs concerns with
responsibility and maintenance.
The applicant is proposing the development of a two -lot plat through a planned
development. Although there are no set standards for development of the lots,
the typical minimum requirements for R-2, Single-family District zoning has been
reviewed.
The applicant has indicated a minimum lot size of 7,762 square feet. The
average lot size proposed is 8,494 square feet. The proposed lot sizes are
adequate to meet the typical minimum lot size required for R-2, Single-family
zoned property and provide for lot widths and depths.
The applicant has indicated a reduced front building line for Lot 1 (adjacent to
Warren Drive) and a reduced side yard building line, adjacent to Mabelvale
Cut-off less than those typically required. Lot 2 will also provide a front building
line less than the typical minimum required.
The applicant has indicated on Lot 1 a front building line adjacent to Warren
Drive as eighteen feet and along Mabelvale Cut-off as twenty-five feet. The
Subdivision Ordinance requires a front yard building line adjacent to a minor
arterial (Mabelvale Cut-off) as thirty-five feet and adjacent to a residential street
(Warren Drive) as twenty-five feet. The applicant has indicated a side yard
setback for Lot 1 as six feet three inches. The ordinance typically allows a side
yard setback ten percent of the average of the lot not to exceed eight feet. The
applicant has indicated an eighty-eight foot lot and the typical minimum side yard
setback would be eight feet. The indicated rear yard setback for Lot 1 is
twenty-three feet six inches. The typical minimum required rear yard setback
would be twenty-five feet.
The applicant has indicated Lot 2 with an eighteen -foot front building line and a
six foot eight inch side yard setback. The typical setbacks would be twenty-five
feet in the front yard and seven and one half feet on the side yard. The
remainder of the setbacks proposed are more than adequate to meet the typical
minimum ordinance requirements.
Staff is supportive of the proposed request.. The applicant has requested a
two -lot plat to create two single-family lots on the site where an existing
single-family home and a second structure, which has been converted to a
second residence, is located. The indicated lots are adequate in size to meet the
typical minimum lot size of the Subdivision Ordinance and the indicated lots
appear to be compatible with lot sizes in the area. The reduced building lines
and setbacks are caused by the presence of the existing buildings on the site.
4
FILE NO.: Z-7594-A Cont.)
The applicant has indicated on the proposed site plan parking on site for each of
the individual lots. Staff does not feel the rezoning of the property to Planned
Development Residential to allow the creation of the two -lot plat will have any
adverse impact on adjoining properties.
STAFF RECOMMENDATION:
Staff recommends approval of the request" subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Staff recommends approval of the requested variance to allow reduced front
building lines for Lot 1 along Mabelvale Cut-off and Warren Drive.
Staff recommends approval of the requested variance to allow a reduced front
building line for Lot 2 along Warren Drive.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Troy Laha was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the conditions outlined in paragraphs D, E and F of
the staff report. Staff also presented a recommendation of approval of the requested
variance to allow a reduced front building lines for Lot 1 along Mabelvale Cut-off and
Warren Drive and the requested variance to allow.a reduced front building line for Lot 2
along Warren Drive.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
5