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HomeMy WebLinkAboutZ-4679 Staff AnalysisNAME: Paul C. Watson, Jr. "Short -Form PRD" (Z -4679-A) LOCATION: 3723 West 11th Street DEVELOPER: ENGINEER: Paul C. Watson, Jr. Donald W. Brooks 24 Queenspark Road P.O. Box 897 Little Rock, AR 72207 North Little Rock, AR 72115 Phone: 224-0896 Phone: 372-2131 AREA: .14 acre NO. OF LOTS: 1 FT. NEW ST.: 0 ZONING: "R-3" to PRD PROPOSED USES: Fourplex REQUEST: Convert existing duplex zoned "R-3" to four -unit apartment building. A. Development Objectives (1) To remodel an existing, condemned 2 -story brick and frame structure with six small eficiency apartments and bring it up to City Housing Code standards. B. Proposal (1) The conversion of a structure into 4 efficiency apartment units. (2) The provision of 4 parking spaces. C. Engineering Comments Permanent landscape shall be shown on the south property line. Z -4679-A - Continued D. Analysis The applicant recently applied for rezoning of the property but was advised by the Commission to file as a PUD, so there would be some limit on density. The issue involved parking, since the applicant requests that he provide 4 spaces instead of the 6 required due to the location of a large Oak tree in the rear of the structure. Site investigation revealed a very impressive old Oak indeed, however, staff cannot support 4 spaces. There are other multifamily units in the area. E. Staff Recommendation Will comment at the meeting. SUBDIVISION COMMITTEE REVIEW: The issues were identified as density and parking. Staff reported that at a previous Commission meeting, the general feeling was that the proposal could probably be accommodated with some limit on density. After some discussion, it was agreed by staff and the Committee that one parking space could be sacrificed for the Oak tree. The proposed use, efficeincy apartments, was not considered to be an intensive traffic generator. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. Staff recommended approval of the application as filed. A motion for approval was made and passed by a vote of 9 ayes, 0 noes and 2 absent. to Meetinq Date: August 12, 1986 2. Case No.: (Z -4679-A) 3.. Name: Paul C. Watson, Jr., "Short -Form PRD" (Z-46 4. Location: 3723 West 11th Street 5. Owner/A licant: Paul C. Watson, Jr. 6. Existing Status: Apartments 7. Proposed Use: Four-plex 8. Staff Recommendation: Approval of the request 9. Planning Commission Recommendation: Approval of the request. 10. Recommendation Forwarded With: 9 ayes, 0 noes and 2 absent. June 24, 1986 Item No. 7 - Z-4679 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Paul C. Watson, Jr. Same 3723 West 11th (At Oak) Rezone from "R-3" to "R-5" Multifamily/Four Units 0.14 acres Duplex SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Commercial, Zoned "C-3" East - Single Family, Zoned "R-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS 1. The proposal is to rezone the lot from "R-3" to "R-5" and to convert the structure from a duplex to a fourplex. The property is located in a neighborhood that is primarily single family and zoned either "R-3" or "R-4." To the south there is some "C-3" zoning and several commercial uses that are found along West 12th. The site in question abuts "C-3" on the rear property line. In addition to those uses, there is a large quasipublic use, the Florence Crittendon home, and there are some multifamily uses north of West 10th Street in the immediate neighborhood. The area is not exclusively single family and it appears that increasing the number of units on this lot is a reasonable option if accomplished through a process that provides for additional review and places some limits on the density. 2. The site is a typical residential lot 46' x 130' and occupied by a two story structure. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies. June 24, 1986 Item No. 7 - Continued 5. There are no legal issues. 6. There is no documented neighborhood position on the site. 7. Staff is concerned that "R-5" is not restrictive enough to ensure some protection for the neighborhood and suggest that a PRD be utilized in this situation to allow the increase in units. The PRD process provides a more thorough review of the proposal and places limits on the number of units which should be three or four with this lot. It appears that an adequate area for parking is available to meet the requirement of 1.5 spaces per unit. STAFF RECOMMENDATION: Staff recommends denial of "R-5" and suggest that the PRD process be used to increase the density. PLANNING COMMISSION ACTION: The applicant, Paul Watson, was present. There was one objector in attendance. Mr. Watson spoke and said that the building had been a duplex and that he wanted to convert it into a fourplex. He said that the structure was large enough to accommodate the additional units. Bruce Smith, a resident of the neighborhood, then spoke against the request. He said that it was not suitable for four units and that there were problems with parking. Mr. Smith indicated that adequate parking needed to be provided first and then some more units could be feasible. There was a long discussion about utilizing the PRD process and the parking situation. Mr. Watson asked several questions and agreed to following the PRD procedure. A motion was made to defer the request and refile it as a PRD and waive any additional filing fees. The motion was approved by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.