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HomeMy WebLinkAboutZ-6358 Staff AnalysisAugust 211 1997 ITEM NO.: 5 FILE NO.: Z-635$ Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Anderson Neal, Jr. Anderson Neal, Jr. 500 South Valentine Rezone from R-3 to R-5 Convert existing single family residence into a triplex 0.14± acres Single Family residence currently being remodeled. SURROUNDING LAND USE AND ZONING North - Single Family residences, zoned R-3 South - Single Family residences, zoned R-3 East - Single Family residences, zoned R-3 West - Single Family residences, zoned R-3 PUBLIC WORKS COMMENTS 1. Dedicate 20 foot radial area at intersection. 2. Parking concerns should be addressed. With Construction: a. Add sidewalk on Valentine. b. Improve corner radius to 25 feet. PUBLIC TRANSPORTATION ELEMENT The site is located on a Central Arkansas Transit Bus Route which extends down Capitol Avenue. LAND USE ELEMENT Located in the I-630 Planning District, the property was included in the study area for the Woodruff Area Neighborhood Plan. That Plan was adopted in June of 1996. The location is shown as Single Family on the Land Use Plan. The neighborhood has, and continues to, experience encroachment from the hospital complexes to the west. There August 21, 1997 TEM NO.: 5 (C FILE NO.: Z-6358 are a number of multi -family units scattered throughout the area which provide a variety of housing options. To maintain a stable neighborhood the Woodruff Area Neighborhood Plan recommends the site remain Single Family. Staff recommends denial of the R-5 zoning. STAFF ANALYSIS The request before the Commission is to rezone this .14± acre lot from R-3 Single Family to R-5 Urban residence district. The site is currently occupied by a one story, frame single-family residential structure which the applicant is in the process of remodeling. The applicant proposes to convert this single family residence into a triplex (three units). The property is located well within a residential neighborhood. All adjacent properties are zoned R-3 and are occupied by single family homes. There are a few duplexes scattered throughout the neighborhood and a few multifamily dwellings located along Markham Street, Cedar Street and Brown Street. Staff believes the R-5 request is inappropriate for this site. The adopted Land Use Plan recommends Single Family for the property. This site was also included in the Woodruff Area Neighborhood Plan, adopted in June 1996. The Neighborhood Plan recommends that this area remain single family. In addition to being incompatible with the Land Use Plan and Neighborhood Plan, the R-5 request would appear to be incompatible with uses in the immediate vicinity. Although there are a few duplex and multifamily properties scattered throughout the area, the neighborhood continues to be primarily single family residential. This neighborhood is best defined as fragile, suffering encroachment from the large institutional uses to the west and a declining housing stock. Staff believes it would be counter productive to maintaining the single family residential livability of this neighborhood to allow further multifamily uses within the heart of the single family area. STAFF RECOMMENDATION Staff recommends denial of the requested R-5 zoning as being incompatible with uses in the area and not in conformance with the adopted Land Use Plan. 2 August 21, 1997 ITEM NC • 5 (Cont.) FILE NO.: Z-6358 PLANNING COMMISSION. -ACTION: (AUGUST 21, 1997) The applicant was present. There were no objectors present. one letter had been received from the Capital View/Stifft Station Neighborhood Association. In that letter, the association voiced its opposition to R-5 zoning but stated that it supported a Planned Development to allow a triplex. The letter from the association, a letter from Mr. Neal amending his application to a planned development and a site plan had been presented to the Commission. Dana Carney, of the Planning Staff, complemented Mr. Neal on his willingness to work with the neighborhood and to respond to the Association's request. However, Mr. Carney noted, the proposed use was still multifamily which did not conform to either the District Land Use Plan or the recently adopted Woodruff Area Neighborhood Plan and was contrary to maintaining the single family residential character of the neighborhood. As such, Mr. Carney stated, staff was recommending denial of the amended application. Mr. Neal stated that he had responded to the neighborhood's concerns. He stated that the proposed use was not out of character with uses in the area. Commissioner Hawn thanked Mr. Neal for the good remodeling job on the structure at 500 S. Valentine. He noted that Mr. Neal had met with the neighborhood association and had responded to the Association's concerns. Commissioner Hawn stated that the association had voted overwhelmingly to support a triplex at this location through a Planned Development. In response to a question from Commissioner Putnam, Mr. Carney stated that the application as amended would limit use of the property to a triplex residential use of the existing structure, with the addition of four parking spaces. A motion was made to approve the application as amended to a Planned Development. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. fl.