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HomeMy WebLinkAboutZ-9656 BOD Staff Report 030822OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION APRIL 5, 2022 AGENDA Subject An Ordinance approving a Planned Zoning Development titled Midtown Premium Properties — PRD (Z-9656) located at 3501 Kavanaugh Blvd. Submitted by: Department of Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required 4Ordinance Resolution Approval Information Report Approved By Bruce Moore City Manager The applicant proposes to rezone the 0.14 acre property from "R-4" Two -Family District to "PRD" Planned Residential District to allow three (3) residential units on the property. I None Approval of the Ordinance The applicant is requesting to rezone the property from R-4 to PRD to allow use an existing 1,918 square foot two-story duplex to be remodeled. In addition, the applicant proposes to remodel an existing one-story 786 square foot garage which will create a third residential unit on the property. The applicant notes there will be no exterior changes to the existing footprints of the duplex and the garage. The City's Zoning Ordinance would typically require four (4) off-street parking spaces for this proposed use. There is no on -street parking along Kavanaugh Blvd., however BACKGROUND CONTINUED on -street parking is allowed along both sides of " J" Street. Staff believes the on -street parking will be sufficient for this use, as there is no on -site parking. No dumpster is proposed for the site and trash collection will be collected using standard City of Little Rock garbage collection. No signage is proposed at this time. Any future signage must comply with Section 36-553 of the City's Zoning Ordinance (signs permitted in residential zones). Any site lighting must be low-level and directed away from the adjacent properties. The applicant provided responses and additional information to all issues raised during staff s review of the application. To staff s knowledge no outstanding issues. The applicant is requesting no variances with the proposed PDR zoning. On February 10, 2022, the Planning Commission voted 10 ayes, 0 noes, 0 absent and 1 open position, to approve the PRD rezoning. There were objectors present. All owners of property located within 200 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. Please see the attached Planning Commission minute record for the complete staff analysis. 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 ORDINANCE NO. AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT AND ESTABLISHING A PLANNED RESIDENTIAL DISTRICT TITLED MIDTOWN PREMIUM PROPERTIES — PRD, LOCATED AT 3501 KAVANAUGH BLVD. (Z-9656), CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That the zoning classification of the following described property be changed from R-4, Two -Family Residential District, to PRD, Planned Residential District: Z-9656 — Described as part of Lots 7, 8 and 9, Block 50, PULASKI HEIGHTS ADDITION to the City of Little Rock, Pulaski County, Arkansas, more particularly described as follows Beginning at the SE corner of said Block 50; thence Northerly along the East line of said Block 50, a distance of 41 feet; thence West 131.5 feet; thence South 44 feet to the South line of said Block 50; thence Easterly along the South line of said Block 50 to the point of beginning. SECTION 2. That the preliminary site development plan/plat be approved as recommended to the Little Rock Planning Commission. SECTION 3. That the change in zoning classification contemplated for Midtown Premium Properties — PRD, located at 3501 Kavanaugh Blvd. (Z-9656) is conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances. Page 1 of 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 SECTION 4. That this Ordinance shall not take effect and be in full force until the final plan approval. SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the extent and in the respects necessary to affect and designate the change provided for in Section 1 hereof. SECTION 6. Severability. In the event any title, section, paragraph, item, sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or unconstitutional, such declaration or adjudication shall not affect the remaining portions of the ordinance which shall remain in full force and effect as if the portion so declared or adjudged invalid or unconstitutional was not originally a part of the ordinance. SECTION 7. Repealed All laws, ordinances, resolutions, or parts of the same that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of such inconsistency. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: 31 City Attorney APPROVED: Mayor Page 2 of 2 FILE NO.: Z-9656 NAME: Midtown Premium Properties - PRD LOCATION: 3501 Kavanaugh Blvd. DEVELOPER: Jason Duncan Dogwood Homes 2312 Durwood Rd. Little Rock, AR 72207 OWNERIAUTHORIZED AGENT: Charles Porter Midtown Premium Properties, LLC 4521 Kavanaugh Blvd. Little Rock, AR 72207 SURVEYOR/ENGINEER: Donald W. Brooks Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres WARD: 3 CURRENT ZONING: NUMBER OF LOTS: 1 PLANNING DISTRICT: 4 h<I VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF CENSUS TRACT: 15.01 The applicant is proposing to rezone the property located at 3501 Kavanaugh Blvd. from R-4 to PRD to allow use an existing 1,918 square foot, two-story duplex to be remodeled. In addition, the applicant proposes to remodel an existing one-story, 786 square foot garage which will create a third residential unit on the property. FILE NO.: Z-9656 Cont. B. EXISTING CONDITIONS: The property is a 5,934 square foot lot zoned R-4 with an existing 1,918 square foot two-story duplex in the Pulaski Heights subdivision. The two-story brick duplex is located on the northeast corner of Kavanaugh Blvd. and J Street. There is no off-street on the site, however on -street parking is allowed along both sides of "J" Street to the south. An existing one-story garage is located in the rear of the property. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: How is the applicant addressing parking for the current residence and future single-family residence? On -street parking shall conform to City Code Sec: 32-310 - Obstructing Traffic, "No person shall stop, stand or park any vehicle upon a street, other than an alley, in such a manner or under such conditions as to leave available less than ten (10) feet of the width of the roadway for free movement of vehicular traffic, except that a driver may stop temporarily during the actual loading or unloading of passengers or when necessary, in obedience to traffic regulations or traffic signs, or signals of a police officer." (Ord. No. 19,921, § 1, 2-19-08). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Enter : No comments. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments received. 2 FILE NO.: Z-9656 Cont. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The application is to rezone from R-4 (Two Family District) to PRD (Planned Residential Development) District to allow for the conversion of the detached garage to a third unit on the site. The application is within the Hillcrest Design Overlay District. Surrounding the application area, the Land Use Plan shows Residential Medium Density (RM) to the south and north. Residential Low Density (RL) is shown to the west of the site. Public Institutional (PI) is shown to the east of the site, across Kavanaugh Boulevard. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The area is mostly R-4, Two Family District zoned with one PDR (Planned Development Residential) District. The uses are primarily single-family with some duplexes and one apartment building. The Residential Low Density (RL) 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. This land is zoned R-2, Single Family District and is an existing development single family subdivision. The Public Institutional (PI) category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. This area is the site of Mount Saint Mary's School and is zoned R-2, Single Family District. Master Street Plan: To the east is Kavanaugh Boulevard and it is shown as a Minor Arterial on the Master Street Plan. To the south is 'J' Street and it is a Local 3 FILE NO.: Z-9656 (Co Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kavanaugh Boulevard since it is a Minor Arterial. 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. Bicvcle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: The applicant is requesting to rezone the property from R-4 to PRD to allow use an existing 1,918 square foot two-story duplex to be remodeled. In addition, the applicant proposes to remodel an existing one-story 786 square foot garage which will create a third residential unit on the property. The applicant notes there will be no exterior changes to the existing footprints of the duplex and the garage. The City's Zoning Ordinance would typically require four (4) off-street parking spaces for this proposed use. There is no on -street parking along Kavanaugh Blvd., however on -street parking is allowed along both sides of "J" Street. Staff believes the on -street parking will be sufficient for this use, as there is no on -site parking. No dumpster is proposed for the site and trash collection will be collected using standard City of Little Rock garbage collection. No signage is proposed at this time. Any future signage must comply with Section 36-553 of the City's Zoning Ordinance (signs permitted in residential zones). Any site lighting must be low-level and directed away from the adjacent properties. The applicant provided responses and additional information to all issues raised during staff's review of the application. To staffs knowledge no outstanding issues. The applicant is requesting no variances with the proposed PDR zoning. Staff is supportive of the proposed PRD zoning to allow three (3) residential units located at 3501 Kavanaugh Blvd. Staff views the request as reasonable. The proposed use of the property for three (3) residential units will be only a minor increase in the current duplex zoning allowance for the property. There are other multi -unit residential properties in the general area. Staff believes the proposed third residential unit on the property will have no adverse impact on the surrounding properties. 2 FILE NO.: Z-9656 Cont. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD zoning, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Jason Duncan was present, representing the application. There were two (2) objectors present online. Staff presented the application with a recommendation of denial. Brian Lynch addressed the Commission in opposition to the application. He stated that he lived at 5224 "1" Street for twenty-five years and have watched the area fill up with PRD zonings with rental space. He stated that these rental properties are nice for a while but over time become rundown and the overall condition deteriorates with the constant transient population. He stated that the garage was not suitable for use as an apartment and that the project would add to the parking problem which already exists in the area. Bart addressed the commission in opposition to the application. He stated that he has lived in the area for twenty years and that to proposal to use a garage as an apartment will eliminate what little parking exists on the property pushing the residence out on the street. John Duncan addressed the commission as applicant. He stated that his company of Dogwood Homes specializes in this type of urban renewal and that the detached garage would be a budget friendly affordable rental space. He stated that his company were not slumlords and that there was more than an adequate amount of parking remaining on the property. There was a general discussion between commissioners Vickers, McDonald, and Brooks concerning the condition of the garage and property, amount of parking available versus what is required for the property, and the overall impact the project would have on the general area. John Duncan addressed the commission as applicant. He stated that the renovation work to the property would be limited to the garage interior only and that it would not have a negative impact on the community. There was a motion to approve the application subject to all comments and conditions in the staff report. The motion passed by a vote of 10 ayes, 0 nays, 0 absent, 1 open position. The application was approved. 5