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HomeMy WebLinkAboutZ-4504 Staff AnalysisAugust 27, 1985 Item No. 4 - Z-4504 Owner: Dixie Knight Applicant: Same Location: 124 N. Spruce Street Request: Rezone from "R-3" Single Family to "R-5" Urban Residence Purpose: Convert Garage into Apartment Size: 7000 square feet Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Single Family, Zoned "R-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "R-5" to allow the conversion of the existing garage into a residential unit. The "R-5" reclassification is necessary because the two units, if approved, would be detached. The lot is located north of West Markham in a neighborhood that is still single family with the exception of certain properties fronting West Markham. Along West Markham, there is a mix of residential, office and commercial uses with the appropriate zoning. North of West Markham, the zoning is "R-3" with a "PRD" west of North Monroe. Between West Markham and Lee Streets, west of Monroe for at least four blocks, there is no "R-4" or "R-5" zoning in the neighborhood. In this block, there are a number of lots that have Accessory structures on the alley, but it appears that a majority of them are used for storage and as garages or a combination of the two. 2. The site is a typical residential lot with a single f amil - ture and garage on it. 3. There are no right-of-way requirements -or Master Street Plan issues associated with this request. August 27, 1985 Item No. 4 - Continued 4. Engineering reports that parking and access should be provided. No other comments have been received from the reviewing agencies. 5. A possible legal issue associated with this request is one of spot zoning. 6. There is no documented neighborhood position or history on the site. 7. This area is part of the Heights/Hillcrest Plan which recommends single family use only for the neighborhood. Because of the plan and the issue of spot zoning, staff is opposed to the "R-5" rezoning. Another concern is the property's ability to provide the necessary off-street parking. Because of the location of the structure, it appears that it will be somewhat difficult. The "R-5" change could have an adverse impact on the neighborhood by establishing precedent for additional rezonings. The area is stable, but a gradual shift to higher densities through rezoning changes could be a disruptive influence for the neighborhood. STAFF RECOMMENDATION: Staff recommends denial of the "R-5" request as filed. PLANNING COMMISSION ACTION: The applicant, Dixie Knight, was present. There were no objectors. Ms. Knight spoke and explained her reasons for requesting the rezoning change. She said she wanted to generate some extra income and that the apartment would not be used as a rental unit forever. Staff stated that they had received one call and one letter objecting to the rezoning. There was a long discussion about several of the issues. The Planning Commission then voted on the request as filed. The vote: 1 aye, 7 noes and 3 absent. The "R-5" rezoning was denied. August 27, 1985 Item No. 4 - Z-4504 Owner: Dixie Knight Applicant: Same Location: 124 N. Spruce Street Request: Rezone from "R-3" Single Family to "R-5" Urban Residence Purpose: Convert Garage into Apartment Size: 7000 square feet Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Single Family, Zoned "R-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "R-5" to allow the conversion of the existing garage into a residential unit. The "R-5" reclassification is necessary because the two units, if approved, would be detached. The lot is located north of West Markham in a neighborhood that is still single family with the exception of certain properties fronting West Markham. Along West Markham, there is a mix of residential, office and commercial uses with the appropriate zoning. North of West Markham, the zoning is "R-3" with a "PRD" west of North Monroe. Between West Markham and Lee Streets, west of Monroe for at least four blocks, there is no "R-4" or "R-5" zoning in the neighborhood. In this block, there are a number of lots that have Accessory structures on the alley, but it appears that a majority of them are used for storage and as garages or a combination of the two. 2e The site is a typical residential lot with a single famil - ture and garage on it. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. August 27, 1985 Item No. 4 - Continued 4. Engineering reports that parking and access should be provided. No other comments have been received from the reviewing agencies.. 5e A possible legal issue associated with this request is one of spot zoning. 6. There is no documented neighborhood position or history on the site. 7. This area is part of the Heights/Hillcrest Plan which recommends single family use only for the neighborhood. Because of the plan and the issue of spot zoning, staff is opposed to the "R-5" rezoning. Another concern is the property's ability to provide the necessary off-street parking. Because of the location of the structure, it appears.that it will be somewhat difficult. The "R-5" change could have an adverse impact on the neighborhood by establishing precedent for additional rezonings. The area is stable, but a gradual shift to higher densities through rezoning changes could be a disruptive influence for the neighborhood. STAFF RECOMMENDATION: Staff recommends denial of the "R-5" request as filed. PLANNING COMMISSION ACTION: The applicant, Dixie Knight, was present. There were no objectors. Ms. Knight spoke and explained her reasons for requesting the rezoning change. She said she wanted to generate some extra income and that the apartment would not be used as a rental unit forever. Staff stated that they had received one call and one letter objecting to the rezoning. There was a long discussion about several of the issues. The Planning Commission then voted on the request as filed. The vote: 1 aye, 7 noes and 3 absent. The "R-5" rezoning was denied. P NOTICE OF PUBLIC HEARING BEFORE THE LITTLE ROCK PLANNING COMMISSION ON AN APPLICATION TO REZONE PROPERTY To ALL owners of land lying within 200 feet of the boundary of property at: Address: 124 N. Soruce Little Rock, Ar. 72205 General location: Lot 7, Block 5, Elmhurst Addition Owned by: Dixie Knight NOTICE IS HEREBY GIVEN THAT an application for rezoning of the above property requesting a change ofzone classification from " R-3 " Single Family District to " R-5 " ';amp H th Aa e A n t District has been filed with the Office of Comprh�� a sive Planning, City Hall. A public hearing on said application will be held by the Little Rock Planning Commission n the Board of Directors Chamber, 2nd Floor, City Hall on �ugust 27 19 85 at 1.00 p.m. ALL PARTIES IN INTEREST MAY APPEAR and be heard at said time and place or may notify the Planning Commission of their views on this matter by letter. All persons interested in this request are invited to call or visit the Office of Comprehensive Planning, City Hall, 371-4790, and to review the application and discuss same with the Planning staff. AFFIDAVIT I hereby certify that I have notified all the property owners of record within 200 feet of the above property, that subject property is being considered for rezoning and that a Public Hearing will be held by the Little Rock Planning Commission at the time and place described above. Applicant (/owner or authorized agent) : ( me (date)