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HomeMy WebLinkAboutPC Minutes for Z-9711September 8, 2022 ITEM NO.: 9 FILE NO.: Z-9711 NAME: Dickson Duplex – Conditional Use Permit LOCATION: 900 S. Park Street DEVELOPER: Refreshing Home Real Estate Investments, LLC 18 New Liberty Road Conway, AR 72032 OWNER/AUTHORIZED AGENT: Landon Dickson 18 New Liberty Road Conway, AR 72032 SURVEYOR/ENGINEER: Maxwell Surveying, LLC 125 Covey Lane Austin, AR 72007 AREA: 0.30 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a Conditional Use Permit to allow the conversion of the existing structure into a two-family (duplex) residence. September 9, 2022 ITEM NO.: 9 (Cont.) FILE NO.: Z-9711 2 B. EXISTING CONDITIONS: The property contains an existing 1,246 square foot building. R-3, R-4 and PRD zoning and uses exists in all directions of the site, however most of the properties remain undeveloped. C. NEIGHBORHOOD NOTIFICATIONS: 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. D. ENGINEERING COMMENTS: 1. Off-street parking is required. How is parking going to be accommodated? Show parking layout on the survey or a site plan including driveway width and location from the adjacent property line. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. September 9, 2022 ITEM NO.: 9 (Cont.) FILE NO.: Z-9711 3 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a Conditional Use Permit to allow the conversion of the existing structure located at 900 S. Park Street into a two-family (duplex) residential building. The applicant will not reside at the property and intends to rent/lease both units. The applicant’s intent is to remodel the existing 1,246 square foot building to contain two (2) units approximately 623 square feet in area. Each unit will contain two (2) bedrooms and one (1) bathroom. The applicant is proposing no exterior changes or additions to the existing building or footprint at this time. The site plan indicates a 30 foot by 18 foot parking pad will provide three (3) parking spaces along Maryland Avenue. Section 36-502 of the City’s Zoning Ordinance requires a minimum of three (3) parking spaces for a duplex use. The proposed parking complies with the ordinance requirement. The applicant notes standard City of Little Rock garbage pick-up for the duplex. No signage is proposed at this time. Any future signage must comply with Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential one – and two – family zones.) Although staff is not opposed to a duplex use in this general area, staff is not supportive of the requested CUP to allow conversion of the existing building into a duplex. The site plan indicates a lot size of 2,400 square feet in area. Section 36- 255 of the City’s Zoning Ordinance states, “In the case of a lot used for a two- family residence, the minimum lot area shall be seven thousand (7,000) square feet, with a minimum width of fifty (50) feet and a minimum depth of one hundred (100) feet.” Staff feels the site will be over developed. With the addition of three (3) parking spaces proposed along Maryland Avenue, there will be very little yard space left (approximately 600 square feet). The applicant owns the adjacent lot to the south and the lot to the west along Maryland Avenue. Staff recommends using all or part(s) of the additional lot(s) to accommodate the proposed duplex use. I. STAFF RECOMMENDATION: Staff recommends denial of the requested CUP. September 9, 2022 ITEM NO.: 9 (Cont.) FILE NO.: Z-9711 4 PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022) The applicant, Brandon Dixon (Refreshing Homes Real Estate Investments, LLC), was present representing the application. There were no persons registered in opposition, however one person was registered in support of the application. Staff presented the item and a recommendation of denial as outlined in the "staff recommendation" above. Carol Worley addressed the Commission in support of the application. She stated she owns property in the area that she has developed and will continue developing additional sites to she owns. She addressed the parking concerns by staff and public transportation. She noted she does not know why staff does not support this item. She noted this was a former church with no history of providing onsite parking and historically parking was traditionally along the streets. Commissioner Hart had questions about the lack of required parking for a duplex use. However, this sounds like progress and he would be supporting the item. Commissioner Brooks asked the applicant was parking for the church use always along the associated streets to which the applicant replied in the affirmative. He asked staff what concerns were associated regarding the recommendation of denial. Staff noted the size of the structure and remaining yard space for a duplex use. Staff noted the applicant owns adjacent lots to the north and west of the proposed duplex and that a better use of the land can accommodate a duplex use. Commissioner Vickers asked staff how the applicant could revise the application for staff to support the item. Staff noted any changes to the existing application for a duplex use would generate a new application. Staff recommends the applicant incorporate the adjacent properties to better accommodate a duplex use. Commissioner Betton asked was parking available for the previous use to which staff replied in the negative. Commissioner Hodge asked how the applicant what was proposed for the adjacent lots. The applicant replied the remaining lots would be single-family residences. There was a motion to approve the application including all comments and conditions as recommended by staff. The motion was seconded. The vote was 9 ayes, 0 nays, 1 absent and 1 open position.