Planning staff backs PD approval to let Habitat build two affordable infill homes at 514 Gaines Ave

City planning staff presented an ordinance to add a Planned Development (PD) overlay for approximately 0.19 acre at 514 Gaines Avenue so Garland County Habitat for Humanity can divide one large lot into two infill residential lots and build two single-family detached homes.

Cathy Selman, Planning and Development Director, said the applicant, Garland County Habitat for Humanity, represented by executive director Cindy Wagstaff, requests PD approval to divide an 8,442-square-foot lot (Block 10, Lot 4 in Gaines Addition) into two lots of about 4,221 square feet each and to construct two three-bedroom single-family detached homes. The RN-5 zoning district normally requires 6,500 square feet per single-family detached dwelling; the applicant seeks exceptions under section 14.4(d) of ordinance 65-13 for reduced lot size and modified side-yard setbacks.

Selman said the PD application requests a north side-yard setback of 4 feet while increasing the south side-yard setback from 7.5 feet to 17.5 feet (a net increase on the south side), and asks to allow the land division to create two 4,221-square-foot lots that are smaller than the RN-5 minimum but consistent with surrounding lots. Staff said the application demonstrates the standards in ordinance 65-13 can be met subject to conditions and that the proposed development would be compatible with existing neighborhood infrastructure.

On funding and affordability terms, staff described Habitat's ownership and proposed affordability mechanisms: a 25-year, 0% first mortgage and a 10-year silent second mortgage on equity for the total appraised value, and provisions that require the home to be the buyer's primary residence during the first mortgage term.

Directors asked about flood/low-lying conditions and grading. Selman said the lot will be graded to be flat and suitable for development, with the road existing lower than the lot so drainage moves from the lot to the improved street. Questions about prior demolition and property acquisition were raised; staff said Habitat acquired the property on 01/18/2023 and that a Habitat representative will appear at the board meeting Tuesday to provide additional details.

Staff reported Planning Commission reviewed the application on June 12 and recommended approval of the PD development plan subject to eight conditions. Selman said the PD approval would implement goals in the Hot Springs housing strategy and Forward Hot Springs comprehensive plan by adding two attainable homes on an infill lot. The ordinance was placed on the board's July 1 agenda for formal consideration.