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HomeMy WebLinkAboutZ-6443-A Staff AnalysisAugust 6, 2009 ITEM NO.: 9 FILE NO.: Z -6443-A NAME: Adams Office — Conditional Use Permit LOCATION: 904 Rock Street OWNER/APPLICANT: Steven Adams PROPOSAL: A conditional use permit is requested to allow use of the existing residential structure on this R -4A zoned lot for general/professional offices. 1 _ SITE LOCATION: The site is located on the west side of Rock Street, one lot south of East 9th Street. 2, COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses; including single family, two-family, multi -family and offices. Several of the older residential structures in the area have been converted to two-family and multifamily. A high rise multifamily building is located across 9th Street to the north. An office use is located across Rock Street to the east. The residential structure to the south previously housed an office use. A C.U.P. was approved in 1979 to allow that office use. A travel agency occupies two residential structures located across the alley to the west. The original C.U.P. for that office use was approved in 1976 and subsequently amended to allow for expansions. The applicant is proposing to utilize the existing residence for office use, while maintaining the residential character of the structure. Staff believes the use is compatible with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Downtown and MacArthur Park Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The structure contains approximately 2,690 square feet of area. The applicant is proposing general office uses or a clinical type use. General Office would require 6 on-site parking spaces. A clinical type use with one clinician or doctor would also require 6 parking spaces. A 4 -space, covered parking structure is located at the rear of the lot with access off of the alley. Additional on -street parking is available. August 6, 2009 ITEM NO.: 9 (Cont.) FILE NO.: Z -6443-A The parking is sufficient as long as the uses are limited to general office or a single clinician/doctor clinic. 4. SCREENING AND BUFFERS: A six (6) foot tall, wood privacy fence is required to be placed on the north and south perimeters from the rear -of the house to the rear property lines to provide screening for the parking. The fence must be constructed with the finished side facing out. 4A. HISTORIC DISTRICT COMMENTS: The Historic District Commission (HDC) does not regulate or review the use of any structure. The HDC does review any exterior alterations, changes or maintenance that is done to the exterior of the house or other improvements to the property. This includes any exterior changes to the structure (lighting, painting, roofing, windows, etc.) or to the landscape through any hardscape items (fences, walls, steps). Of particular interest to this item is signage, which is reviewed by the HDC. The MacArthur Park Historic District Guidelines for Rehabilitation and New Construction Section V1 describes the desired types of signage for this area as well as landscape features, lighting, parking areas, drives, etc. On page 71 of the Guidelines, it addresses the materials, locations, and design of the signage. Freestanding signs should be less than six square feet in area. The renovation or rebuilding of a garage in the location shown on the survey will not require review by the HDC since it cannot be viewed from the street. Any proposed signage will be required to be reviewed by the HDC in a public meeting. Contact the HDC Staff for deadlines, meeting dates and application process. 5. PUBLIC WORKS CCMME No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. 2 August 6, 2009 ITEM NO.: 9 Cont. FILE NO.: Z -6443-A CenterPoint Energy: No comment received. AT&T (SBC): No comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. " County Planning: No Comments. CATA: The site is not located on a CATA bus route. Bus routes are located nearby, on Cumberland and East 9th Streets. SUBDIVISION COMMITTEE COMMENT: (JULY 16, 2009) The applicant was present. Staff presented the item and noted additional information was needed; including proposed days and hours of operation, signage and square footage of the structure. Mr. Adams responded that the structure was one story with a partial second floor and contained 2,690 square feet. He said any signage would comply with the Historic District Guidelines. It was suggested by the Committee that he consider limiting hours to typical office hours, Monday through Friday. Staff stated screening would be required on the north and south perimeters of the site to provide screening of the proposed parking. Mr. Adams responded that a 6 -foot tall, wood privacy fence already was in place. Mr. Adams was advised to respond to staff issues by Wednesday July 22, 2009, The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSI The R -4A zoned property located at 904 Rock Street is occupied by a circa 1880's, historic, residential structure and a detached, covered parking structure. The residential structure is one-story with a partial second floor. The first floor contains 1,790 square feet and an additional 900 square feet is located on the second floor. The 20' X 36' covered parking structure adjacent to the alley was approved by the Board of Adjustment in 1998. The applicant is requesting approval of a conditional use permit to allow use of the residential, structure for general offices or clinical type uses (doctor, therapist). The "floor" of the covered parking area will be paved, with access from the alley. No external renovations will be made to the residence other than those allowed under the guidelines of the Historic District Commission. 3 August 6, 2009 ITEM NO.: 9 Cont.) FILE NO.: Z -6443-A Typical days and hours of operation are proposed as 8:00 a.m. to 8:00 p.m., Monday through Friday. Signage, as yet to be determined, will comply with Historic District Guidelines and will be submitted to the Historic District Commission for approval prior to installation. A six-foot tall wood privacy fence is located along the north and south property lines of the rear yard. The fence was previously constructed with the "finished" side facing inward. The property is (located in the Original City of Little Rock and there is no bill of assurance. Staff is supportive of the proposed use. The proposed conversion of the house into an office use is not out of character with the neighborhood. Staff does believe any proposed occupancy of the home should be limited to uses that will not generate a parking requirement greater than 6 spaces. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the screening requirements and Historic District Commission Comments outlined in Sections 4 and 4.A of the agenda staff report. 2. Any occupancy of the structure is to be limited to a general office use or clinical type use (doctor, therapist) that will not generate a parking requirement greater than 6 spaces. 3. The 6 -foot privacy fence along the north and south perimeters is to be maintained. If it is replaced, it is to be constructed with the finished side facing outward. PLANNING COMMISSION ACTION: (AUGUST 6, 2009) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 0 SUBDIVISION COMMITTEE COMMENTS JULY 16, 2009 ITEM NO.: 9 ADAMS OFFICE CONDITIONAL USE PERMIT 904 SOUTH ROCK STREET Z -6443-A) Planning Staff Comments: 1. Provide typical days and hours of operation. 2. Provide signage plan, must comply with Historic District Guidelines. 3. Provide square footage of structure so parking requirement can be determined. 4. Request variance to allow proposed covered parking which exceeds allowable area coverage. 5. A six (6) foot tall, wood privacy fence is required to be placed on the north and south perimeters from the rear of the house to the rear property lines to provide screening for the parking. The fence must be constructed with the finished side facing out. 6. Historic District Commission Comments; 904 Rock Street ■ The Historic District Commission (HDC) does not regulate or review the use of any structure. The HDC does review any exterior alterations, changes, or maintenance that is done to the exterior of the house or other improvements to the property. This includes any exterior changes to the structure (lighting, painting, roofing, windows, etc.) or to the landscape through any hardscape items (fences, walls, steps). Of particular interest to this item is signage, which is reviewed by the HDC. The MacArthur Park Historic District Guidelines for Rehabilitation and New Construction Section VI describes the desired types of signage for this area as well as landscape features, lighting, parking areas, drives, etc. On page 71 of the Guidelines, it addresses the materials, locations, and design of the signage. Freestanding signs should be less than six square feet in area. The renovation or rebuilding of a garage in the location shown on the survey will not require review by the HDC since it cannot be viewed from the street. Any proposed signage will be required to be reviewed by the HDC in a public meeting. Contact the HDC Staff for deadlines, meeting dates and application process. Variance/Waivers; • None requested. Public Works: 1. No Comments. Utilities and Fire Department/Coup Planning: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No comment received. County Planning: No Comments. ITEM NO.: 9 CON'T Z -6443-A CATA: The site is not located on a CATA bus route. Bus routes are located nearby, on Cumberland and E. 9`h Streets. Planning Division; No Comments. Landes No Comments. Other: Submit responses to staff issues and four (4) copies of revised plan not later than Wednesday July 22, 2009. Required notices must be sent via certified mail no later than July 22, 2009 and proof of notice returned to staff by July 31, 2009.