Loading...
HomeMy WebLinkAboutZ-6112 Staff AnalysisApril 25, 1996 ITEM NO.: 24 Z-6 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Maxine Taylor and Dr. J. Thomas Jumper James Harney 1818 -1824 Georgia Rezone from R-2 to R-5 Construct two, 4 unit apartment buildings .51± acres Two Single Family dwellings SURROUND YNG LAND USE AND ZONING North - Large Apartment complex; zoned C-3 South - Single Family homes; zoned R-2 East - Duplex and Apartments; zoned R-2 and R-5 West - Multifamily development; zoned PRD ENGINEERING COMMENTS The applicant dedicated 5 feet of right-of-way to bring Georgia Street right-of-way to 20 feet from centerline. Master Street Plan is for 25 feet from centerline. Dedicate the additional right -of -Way for Master Street Plan or dedicate a 5 foot drainage and utility easement. Ohio _ Street is 26 feet without a sidewalk and existing right-of- way of 30 feet. Dedicate 10 feet of right-of-way and construct sidewalk on frontage. LAND USE ELEMENT The site is located in the West Little Rock District. The adopted Land Use Plan recommends Multifamily. There is no land use issue. STAFF ANALYSTS The request before the Commission is to rezone these two, abutting lots from "R-2" Single Family to "R-5" Urban Residence. The site consists of two, 75 foot by f150 foot, residential lots each of which contains a small, rame single family residential structure. The applicant proposes April 25, 1996 SUBDIVISION ITEM NO.: 24 7--6112---LC-0 nt' to remove these structures and build in their place, two 4 - unit apartment buildings. The proposed use will comply with the lot area per family standards of the R-5 district. The property is located within an area comprised primarily of multifamily properties. The area of multifamily is itself located on the northern fringe of a large single family neighborhood and serves as a transition from the single family to the heavily commercial Cantrell Road area. Several multifamily developments are located in close proximity to the site, ranging from duplexes to large apartment developments. The proposed use is not out of character with the neighborhood and the requested R-5 zoning conforms to the West Little Rock District Land Use Plan which recommends multifamily for the site. STAFF RECOMME DATION Staff recommends approval of the requested R-5 zoning. PLANNING COMMISSION ACTION: (APRIL 25, 1996) The applicant, Jim Harney, was present. There were several objectors present. Staff presented the item and a recommendation of approval. Staff noted the letters and petitions opposed to the item which had been presented to the Commission. It was also noted that approximately 27 phone calls in opposition had been received by the Planning Staff. Mr. Harney addressed the Commission in support of his application. He noted that the properties were now occupied by small, frame residential structures that were over 40 years old. He stated that these structures had lost value due to their age and state of repair. Mac. Harney then described the various multifamily developments in the area. He stated that the Land Use Plan recommended multifamily for the site and that he had worked with staff to devise a site plan for the proposed development. Mr. Harney then described the proposed development of 2, Heritage Style townhouses with 16 parking spaces and appropriate landscaping. Mr. Harney concluded by asking for approval of the R-5 zoning. Mrs. Bill Stiles, of 1825 Georgia, addressed the Commission in opposition to the rezoning. -She stated that the area was oversaturated with multifamily. Mrs. Stiles stated that 2 .April 25, 1996 SUBDIVISION ITEM NO.: 24--Z--6-11-2 Cont.. traffic was heavy on Georgia Street and additional multifamily would add to traffic congestion. Cindy Dawson, Assistant City Attorney, commented that R-5 zoning would allow up to 5 units on each lot. Mr. Harney responded that he was only going to construct a 4 unit building on each lot. Dana Carney, of the Planning Staff, stated that the applicant could offer to limit the use to 4 units as a condition of the rezoning. Commissioner Lichty stated that the Commission wanted to see a site plan and he noted the PRD's in the area. Mr. Carney responded that those multifamily sites had been developed as PRD's due to site development constraints and multibuilding concerns, not because they were multifamily uses. He again noted that the plan supported multifamily in -the area. Mr. Harney again spoke briefly in support of his application. John Carson, of 1808 Georgia, addressed the Commission in opposition to the rezoning. He stated that multifamily in the area was located north of Ohio Street and east of Florida Street. Mr. Carson stated that this R-5 request would be the first step towards bringing multifamily into the neighborhood. He stated that he had been advised by an appraiser that multifamily development would devalue adjacent single family property. Mr. Carson stated that there were 15 vacant apartments within 4 blocks of this site and stated that there was no demand for additional apartments in the area. He asked that the application be denied. Commissioner Brandon asked Mr. Harney if he had a proposed site plan. Ms. Dawson interjected that the site plan was not an issue, that the request was for R-5 rezoning. Commissioner Brandon responded that she still wanted an idea of the proposed development. Mr. Harney passed out site plans of the proposed apartment development and photographs of a similar project. A discussion then followed concerning the difference between condominium and apartment developments. Mr. Carney noted that both were multifamily uses that involved multiple dwellings on a site. There was disagreement about the relationship of condominiums and apartments and of owner occupied and renter occupied dwellings. John Carson asked the Commission to take note of phone calls, letters, petitions and persons at the meeting who were opposed to the rezoning. r� April 25, 1996 UBDIVTST N ITEM NO.: 24 Z-6112 Cont. Shani Cable, of 1708 Georgia, spoke against the proposed rezoning. She described the neighborhood and spoke of the relationships which had developed between neighbors. Ms. Cable stated that renters don't care about the upkeep of their properties. She described new single family homes which had been built in, the area. Ms. Cable concluded by asking the Commission to reflect the City's commitment to neighborhoods by denying the rezoning. In response to a question from Commissioner Lichty, Ms. Cable stated that the neighborhood had no organized association. In response to a question from Commissioner Adcock, Mr. Harney stated that he had a contract to purchase the properties from Maxine Taylor and Dr. Jumper. He stated that Ms. Taylor occupied the house on Georgia and that Dr. Jumper lived out of town. Mr. Harney stated that all of the newer development in the area south of Ohio Street was multifamily of one sort or the other. Commissioner Rahman asked if there was not another property in the area that would work for Mr. Harney. Mr. Harney responded that there was not. The Commission asked when the District Land Use Plan had last been reviewed. Mr. Carney responded that the area plan was reviewed in response to the rezoning request. He stated that Staff was satisfied that the Plan correctly reflected the uses in the area and that staff was supporting the R-5 request. There was more discussion of the distinctions between owner occupied condominiums and renter occupied apartments. Mr. Carney noted that one of the existing single family homes on the site was in fact renter occupied and that the property owner lived out of town. Commissioner Lichty stated that ownership did make a difference. A motion was made to approve the application. The vote was 1 aye, 9 noes and 1 absent; denying the R-5 request. The applicant was informed of his right to appeal to the Board of Directors. Mr. Harney asked the commissioners to drive out to the. neighborhood in question. 4