Planning commission backs Habitat plan to split Gaines Avenue lot for two affordable homes, subject to Board approval

The Hot Springs Planning Commission on June 12 recommended that the Board of Directors approve a planned development overlay (PD) and approved a minor subdivision that would replat Lot 4, Block 10 of the Gaines Addition at 514 Gaines Avenue into two separate lots for construction of two affordable single-family houses by Garland County Habitat for Humanity.

Planning staff presented the PD application (PD 25-055) and explained that the subject parcel measures 8,442 square feet and that the proposal would divide it into two lots of 4,221 square feet each. Under the RN5 zoning district the minimum lot size for detached single-family lots is larger than 4,221 square feet; the PD request therefore seeks a minimum-lot-size exception and a reduced north-side yard setback of 4 feet (the RN5 side setback is 7.5 feet). Staff said the south side would have an increased side yard of 17.5 feet because of a 15-foot sewer easement on the south perimeter that constrains building envelopes.

"We're at 8,442 square feet and are asking to divide it into two lots of 4,221 square feet," said Cindy Wagstaff, executive director of Garland County Habitat for Humanity. Wagstaff described the project as an infill affordable housing effort that aligns with Hot Springs' housing strategy and said Habitat's affordability tools include a 25-year 0% mortgage plus a 10-year silent mortgage on equity to ensure owner-occupancy and long-term affordability.

Staff cited ordinance 65-13 (section 14.4) governing plan developments and found the application meets the PD standards when conditioned. Conditions recommended by staff and accepted by the commission include requiring Board of Directors approval of the PD before the final plat may be recorded, driveway and curb restoration standards, parking and driveway geometry drawn to scale, a maximum driveway width of 24 feet within the right-of-way, a 5-foot radius at the driveway intersection with the curb, a 6-inch-thick 3,000-psi steel-reinforced concrete driveway from road edge to property line, and a required driveway inspection before concrete is poured.

The commission also approved Final Subdivision 25056 (the replat) with the explicit conditions that Board approval of the PD is required before the final plat is executed and recorded, and that a recorded copy of the plat be returned to the planning department within 30 days of execution or the approval becomes null and void.

Commissioners asked about utility separation and building placement; staff noted required minimum separations from the sewer main centerline and easement and that the PD would allow the specific site layout if the Board approves the PD. The commission voted unanimously to recommend PD approval and to approve the land division; the Board of Directors is scheduled to consider the PD on July 1. Permits and recording of the plat are contingent on Board approval.

Vote record (Planning Commission recommendation and subdivision approval): Scott — yes; Walker — yes; Lamont — yes; Davis — yes; Ramey — yes; Gerke — yes; Stafford — yes.

If the Board approves the PD on July 1, the applicant will proceed with the final plat recording and building-permit process subject to the listed conditions and city engineering inspections.