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HomeMy WebLinkAboutZ-08116 Staff AnalysisITEM NO.: 21. Z-8116 NAME: Arbors Development Short -form PD-R LOCATION: located on the Southeast corner of 15th and Cumberland Streets Planning Staff Comments- 1 . Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide details of any proposed fencing including height/construction material and location. 3. Will the patio be constructed at grade? If not indicate the height above grade to be constructed. 4. The site is located in the Central City Redevelopment Corridor Design Overlay Zoning District. The design criteria of the zoning district must be followed with no variation. (Section 36-370) — This includes a roof pitch of less than 4:12 shall be prohibited, construction materials of the exterior shall be wood, brick or material that resembles wood, the structure shall be oriented consistent with that of other structures on the block face, primary entrances consistent with that of other structures on the developed block face, parking is not permitted in the front setback. 5. Provide the percentage of private open space and the percentage of common open space. 6. Provide the location of any proposed guest parking. 7. Will there be a sign identifying the units as a development? If so provide the location along with a note concerning the height and total sign area. 8. Provide the total building height. 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 and Cumberland Streets. A 20 foot radial dedication of right-of-way.is also required at the intersection of East 15th Street and the alley. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. The alley must be asphalt paved with at least 18 feet of pavement for the length of the frontage. 4. Driveway in the rear of the lots must be placed in a shared access easement. At least 18 feet of driving surface should be provided to maintain 2-way traffic. 5. Collection services will only be provided along East 15th Street or the alley. Item # 21 Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meters. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division:_ This request is located in the Central City Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning of the site to a Planned Residential Development to allow the placement of three single-family homes. The request does not require a change to the Land Use Plan. Master Street Plan Cumberland Street and East 15th Street are both shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan- A Class III is shown one block north of this location and two blocks south. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The housing goal focuses on redeveloping this area of the City. It states a need to develop vacant and abandoned lots. It also states a need for the promotion of home ownership. This application, which is redeveloping vacant lots, and will be for sale to individuals, fulfills these goals. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 21 LE NO.: Z-8116 NAME: Arbors Development Short -form PD-R LOCATION: Located on the Southeast corner of 15th and Cumberland Streets DEVELOPER: Arbors Development, LLC 1620 Tarrytown Road Little Rock, AR 72227 ARrHITFrT- Randy S. Ripley AIA 1620 Tarrytown Road Little Rock, AR 72227 AREA: 0.17 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 3 R-4, Two-family Two family residential Single-family — 3 residential lots VARIANCESM/AIVERS REQUESTED; None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The proposal is to allow the subdivision of an existing 83-foot by 140-foot lot into three single-family residential lots. New homes will be constructed on the newly created lots facing 15th Street. The homes will have garages located in the rear of the homes. Access to the garages will be provided via an 18-foot access easement extending from the existing alley along the rear of the lots across Lots 2 and 3 to reach Lot 1. Full front porches are being proposed to face 15th Street. Setbacks are to be five foot side yard setback, 18-foot rear yard setback and a front yard setback of 7-feet. FILE NO.: Z-8116 IV C. A EXISTING CONDITIONS: The site is currently vacant. The area is predominately residential with a scattering of single-family and multi -family units. The site has historically been used as single-family lots. Two blocks west of the site is Main Street with a number of office and commercial businesses. A number of the homes in the area were damaged or destroyed by a tornado a few years ago. The site is located just outside the MacArthur Park Historic District. The site is located within the Central City Redevelopment Corridor Design Overlay Zoning District. NEIGHBORHOOD COMMENTS: The McArthur Park Property Owners Association, the East of Broadway Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersection of East 15th and Cumberland Streets. A 20 foot radial dedication of right-of-way is also required at the intersection of East 15th Street and the alley. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. The alley must be asphalt paved with at least 18 feet of pavement for the length of the frontage. 4. Driveway in the rear of the lots must be placed in a shared access easement. At least 18 feet of driving surface should be provided to maintain 2-way traffic. 5. Collection services will only be provided along East 15th Street or the alley. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : No comment received. Center -Point Enercav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meters. 2 FILE NO.: Z-8116 Cont. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on a dedicated CATA Bus Route #6 — the Granite Mountain Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning of the site to a Planned Residential Development to allow the placement of three single-family homes. The request does not require a change to the Land Use Plan. Master Street Plan: Cumberland Street and East 15th Street are both shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class III is shown one block north of this location and two blocks south. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The housing goal focuses on redeveloping this area of the City. It states a need to develop vacant and abandoned lots. It also states a need for the promotion of home ownership. This application, which is redeveloping vacant lots, and will be for sale to individuals, fulfills these goals. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Randy Ripley was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding issues associated with the request. Staff requested the developer indicate any proposed fencing on the site plan including fencing proposed to separate patio areas. Staff also questioned if the patios would be constructed at grade. Mr. Ripley stated the patios would be at grade. Staff questioned the percentage of open space proposed, both common and private. 3 FILE NO.: Z-8116 (Cont. Public Works comments were addressed. Staff stated a 20-foot radial dedication of right-of-way would be required at the intersection of East 15t" Street and Cumberland and East 15t" Street and the alley. Staff also stated the minimum paved width of the alley was 18-feet. Mr. Ripley stated the alley was recently resurfaced and the width appeared to meet the minimum requirements. Staff stated garage collection would be provided along East 15t" Street or the alley. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. 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 issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has indicated fencing will be placed by the future homeowners to screen the patio areas. According to the applicant green fences or wood fences will be used at the discretion of the homeowner. The maximum height proposed is six feet. A total building area of 3,873 square feet is proposed on the site plan for the three lots. In addition the site plan indicates a total of 2,017 of landscaped area within the proposed yard area. Each building is proposed with a lower level of heated and cooled space of 1,140 square feet and a finished attic space of 455 square feet. Each unit will have a rear loaded two car garage served from an 18-foot access easement. The maximum building height proposed is 28-feet. The construction materials are proposed as cement fiberboard with battens 16-inch on center and cement fiberboard lap -siding. The site is located in the Central City Redevelopment Corridor Design Overlay Zoning District. Per Section 36-370 the design criteria of the zoning district must be followed with no variation. The criteria states a roof pitch of less than 4:12 shall be prohibited, construction materials of the exterior shall be wood, brick or material that resembles wood, the structure shall be oriented consistent with that of other structures on the block face, primary entrances consistent with that of other structures on the developed block face and parking is not permitted in the front setback. The proposed development will adhere to the development criteria with no variation. The proposal is to allow the subdivision of an existing 83-foot by 140-foot lot into three single-family residential lots. New homes will be constructed on the newly created lots facing 15t" Street. Setbacks are five foot side yard setback, 18-foot rear yard setback and a front yard setback of 7-feet. The lots have been indicated with a lot width of 46.8 feet and a lot depth of 83-feet. The total lot area is 4,024.8 square feet. The site is zoned R-4, Two-family District which allows single-family and two family development. The typical minimum ordinance requirements per the R-4, Two-family Zoning District are a minimum lot area of 7,000 square feet, a minimum lot width of 70-feet and a minimum lot depth of 100-feet. In addition, setbacks are typically a 25-foot front and rear yard setback and a side yard setback of 10 percent of the lot width not to exceed five feet. The maximum building height allowed per the R-4 district is 35-feet. -19 FILE NO.: Z-8116 (Cont. Staff is supportive of the applicant's request. Although the indicated lot sizes and setbacks are less than the typical minimum ordinance standards, staff does not feel the proposed development will have any adverse impact on the area. The general area contains a number of lots which are somewhat similar in size and configuration to the applicant's proposal. The applicant is proposing the redevelopment of this site with single-family homes constructed in similar character with regard to construction materials and design to the surrounding area. Staff feels the proposed redevelopment of the area will enhance the area, adding value to properties with the addition of the new single-family homes. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: 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: (OCTOBER 26, 2006) The applicant was present representing the request. There were 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. Mr. Randy Ripley addressed the Commission stating his intent was to develop an in -fill single-family housing development. He stated the units were proposed as three single-family units each contained on a single lot. He stated the homes would be constructed in the arts and crafts style with a similar architectural style as other homes in the area. Mr. Jason Weber addressed the Commission in opposition of the request. He stated his home was located south of the proposed development. He stated he was concerned with the placement of utility poles along the proposed driveway. He stated his concerns were with being flaked by an alley on two sides and the limited setback being proposed along the southern perimeter. He stated the proposed drive would be located along his property line and he feared persons backing out would not be allowed sufficient maneuvering space. He stated he was also concerned with the number of units and the orientation of the units to the other homes on the block. He stated his home would be looking at the rear of one of the new homes. He stated most of the homes faced the named streets and not the number streets as was being proposed with the current development. He stated the exception was homes along major thoroughfares. He stated if approved with the current orientation this would alter the block face which was currently redeveloping. He stated he felt by reducing the number of units and facing the units to Cumberland the proposed development would be a better fit to the neighborhood. 5 aIIZVOIONWA :IiEiNWOTOTiTI Mr. Ripley stated although the site was one lot the Bagley Map indicated the site with three addresses. He stated when he was researching an area to develop he found the site had historically been used as three residential units. He stated this was one of the appealing factors for his consideration in purchasing the site. He stated the development was less intense than would be allowed by the placement of a story and a half residential unit with a larger setback than typically required. The Commission questioned if the units could be moved to the north. Staff stated they would need to review reducing the front yard setback since currently the units were set and seven and one-half feet. The Commission questioned utilities. Mr. Ripley stated utilities would be underground. There was a general discussion concerning the proposed driveway and the maneuvering room. The Commission indicated they did not feel the indicated eighteen feet was adequate. Mr. Ripley stated wheel stops could be placed within this area to keep cars from backing into Mr. Weber's yard. The Commission indicated a deferral maybe in order to allow Mr. Ripley to work with staff to resolve concerns. Mr. Ripley stated he was amenable to a deferral. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the December 7, 2006, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 abstention. STAFF UPDATE: The applicant submitted a revised site plan to staff increasing the rear yard setback and relocating the proposed drive. The revised plan indicates the placement of a one foot six inch (1' 6") landscape strip along the southern property line. A wheel stop has also been indicated to lessen the risk of homeowners backing into the adjoining neighbors fence. The site plan indicates a 22-feet setback from the rear property line as opposed to the original 18-feet. The structure has been reduced from 58-feet in length to 54-feet to gain the additional setback area. The living area of the first floor has been reduced from 1,140 square feet to 1,022 square feet. The second floor has been increased from 455 square feet to 621 square feet. The total square footage of the home has been increased from 1,595 square feet to 1,643 square feet. Staff continues to support the request. The site has historically been used as single- family and in the past three homes have occupied the site. Staff feels the development of the site with three single-family homes should have minimal impact on the adjoining properties. As previously indicated staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. 9 FILE NO.: Z-8116 Cont. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present. There were no registered objectors present. Staff presented the item noting the changes to the proposed site plan. Staff stated they were supportive of the proposed request. Mr. Ripley provided the Commission with photographs of homes in the area oriented in a similar fashion as the development he was proposing. He also provided the Commission with a copy of the Bagley Map indicating three addresses for the lots in question. He stated the site had historically been used for three single family homes which were destroyed by a previous tornado. The Commission questioned his definition of a wheel stop. Mr. Ripley stated a curb six to eight inches high and eight to ten inches deep. Commissioner Taylor stated he felt the project was a good in -fill project. A motion was made to approve the request as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. rA