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HomeMy WebLinkAboutZ-6472 Staff AnalysisFILE NO.• Z-6472 NAME: Newkirk -- Short -Form POD LOCATION: 811 N. Spruce Street DEVELOPER: ENGINEER: Linda Newkirk None #2 Robinwood Little Rock, AR 72227 AREA: 0.16 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-5 ALLOWED USES: Multifamily Residential PROPOSED USE: Two Single -Family Residences and Office VARIANCES WAIVERS REQUESTED: None BACKGROUND• The present zoning of the property is R-5 would allow up to 5 single-family dwelling units. In the past, the larger structure has been used for at least two single-family residential units and the smaller structure contains a garage apartment. A. PROPOSAL RE UEST: The applicant proposes to use the first floor (1,900 square feet) of the larger structure as a quiet office for Sell - Harden Design and the second floor (1,900 square feet) as a single-family residence. The smaller structure will continue to be used as a garage apartment. The following is the applicant's description of the proposed office use: "Sell -Harden designs logos, invitations, corporate images and, on occasion, web pages. It is a low profile group consisting of 4 persons who work Monday through Friday, 8:00 a.m. until 5:00 p.m. Most of the correspondence is done electronically and the business contacts are made at the FILE B. C. EM E. Z-6472 (Cont. customer's site and not the design site. The work is generally delivered to the customer." The applicant has also stated that there will be no exterior changes made to the property except for the addition of landscaping. EXISTING CONDITIONS: The site contains a two-story, 3,800 square foot brick and frame residential structure and a one-story, 385 square foot detached apartment structure. The general area contains a mixture of residential, office and commercial uses. There is a mixture of office and commercial uses to the south, along the north side of Kavanaugh and an office/commercial building to the west, across Spruce Street. There are single-family residences to the north and multifamily residential across the alley to the east. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site as well as the Hillcrest Neighborhood Association were notified of the public hearing. As of this writing, staff has received no adverse comments. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if additional meter(s) are required. Fire Department: No Comment. County Planning: No Comment. CATA: The site is within one block of Central Arkansas Transit's bus route's #1 (Pulaski Heights) and #22 (Pleasant Valley). E FILE NO.: Z-6472 Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the Heights/Hillcrest District. The Plan recommends Multifamily. A neighborhood Plan process is underway in this area. As long as at least 50 percent of the use area is residential, the request would meet the spirit of the Plan and the neighborhoods desire to encourage mixed development. Landscape Issues: No Comment. G. ANALYSIS: There are no outstanding issues associated with this item. Based on the Subdivision Committee Comments, no revised site plan was required. The site plan shows a concrete parking area which will accommodate 4 vehicles. Parking should not be a problem given the fact that there is also on -street parking in the area. With residential use being maintained as the dominate use of the property (2,285 square feet residential and 1,900 square feet office -maximum) and signage being kept to a minimum, the proposed use of the property should have no adverse impact on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the rezoning request subject to the following conditions: 1. Signage should not exceed the ordinance allowances for residential property (one ground -mounted sign not to exceed 1 square foot in area and 6 feet in height; one building -mounted sign not to exceed 1 square foot in area). 2. The maximum area to be used as office shall be 1,900 square feet. 3. Compliance with the Public Works Comments SUBDIVISION COMMITTEE COMMENT: Linda Newkirk was present, representing the application. Staff gave a brief description of the rezoning request. Staff reviewed comments relating to signage and noted that residential use must remain the dominate use of the property, with a maximum of 1,900 square feet being used for office. Mrs. Newkirk stated that there would be no exterior changes made to either building. She stated that some additional landscaping would be installed. q FILE NO.: Z-6472 (Cont. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Barbara Soell was present, representing the application. There was one objector present. Staff gave a brief description of the proposed POD and a recommendation of approval with conditions. Barbara Soell addressed the Commission in support of the application. Mrs. Soell described the proposed office use and noted that the existing parking on the site would be sufficient for the office due to the fact that the use generates no customer traffic. Ruth Bell addressed the Commission in opposition to the item. She asked if the property owner will reside on the property. Mrs. Soell noted that the two residential units on the property would be rented. She stated that there was a possibility that she would reside in one of the apartments at a later date. Chairman Lichty noted that the predominant use of the property will be residential. Mrs. Bell stated that, in her opinion, the office use would be too intensive for the property. There was a brief comment by Commissioner Putnam relating to office/residential uses. There was a discussion pertaining to the fact that the Hillcrest Neighborhood Association was notified and had no comment on this item. Staff noted that the representative from the neighborhood called the day of the hearing and asked that the item be deferred and that this was the only comment received from the neighborhood. Staff also noted that the notice was mailed to the neighborhood association approximately 30 days prior to this public hearing. A motion was made to approve the POD as recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. 2 April 30, 1998 ITEM NO.: 12 FILE NO.• Z-6472 NAME: Newkirk -- Short -Form POD LOCATION: 811 N. Spruce Street DEVELOPER• ENGINEER• Linda Newkirk None #2 Robinwood Little Rock, AR 72227 AREA: 0.16 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-5 ALLOWED USES: Multifamily Residential PROPOSED USE: Two Single -Family Residences and Office VARIANCES WAIVERS RE UESTED: None BACKGROUND• The present zoning of the property is R-5 would allow up to 5 single-family dwelling units. In the past, the larger structure has been used for at least two single-family residential units and the smaller structure contains a garage apartment. A. PROPOSAL RE UEST: The applicant proposes to use the first floor (1,900 square feet) of the larger structure as a quiet office for Sell - Harden Design and the second floor (1,900 square feet) as a single-family residence. The smaller structure will continue to be used as a garage apartment. The following is the applicant's description of the proposed office use: "Sell -Harden designs logos, invitations, corporate images and, on occasion, web pages. It is a low profile group consisting of 4 persons who work Monday through Friday, 8:00 a.m. until 5:00 p.m. Most of the correspondence is done electronically and the business contacts are made at the April 30, 1998 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-6472 customer's site and not the design site. The work is generally delivered to the customer." The applicant has also stated that there will be no exterior changes made to the property except for the addition of landscaping. B. EXISTING CONDITIONS: The site contains a two-story, 3,800 square foot brick and frame residential structure and a one-story, 385 square foot detached apartment structure. The general area contains a mixture of residential, office and commercial uses. There is a mixture of office and commercial uses to the south, along the north side of Kavanaugh and an office/commercial building to the west, across Spruce Street. There are single-family residences to the north and multifamily residential across the alley to the east. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site as well as the Hillcrest Neighborhood Association were notified of the public hearing. As of this writing, staff has received no adverse comments. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if additional meter(s) are required. Fire Department: No Comment. county Planning: No Comment. 2 April 30, 1998 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-6472 CATA: The site is within one block of Central Arkansas Transit's bus route's #1 (Pulaski Heights) and #22 (Pleasant Valley). F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the Heights/Hillcrest District. The Plan recommends Multifamily. A neighborhood Plan process is underway in this area. As long as at least 50 percent of the use area is residential, the request would meet the spirit of the Plan and the neighborhoods desire to encourage mixed development. Landscape Issues: No Comment. G. ANALYSIS• There are no outstanding issues associated with this item. Based on the Subdivision Committee Comments, no revised site plan was required. The site plan shows a concrete parking area which will accommodate 4 vehicles. Parking should not be a problem given the fact that there is also on -street parking in the area. With residential use being maintained as the dominate use of the property (2,285 square feet residential and 1,900 square feet office -maximum) and signage being kept to a minimum, the proposed use of the property should have no adverse impact on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the rezoning request subject to the following conditions: 1. Signage should not exceed the ordinance allowances for residential property (one ground -mounted sign not to exceed 1 square foot in area and 6 feet in height; one building -mounted sign not to exceed 1 square foot in area). 2. The maximum area to be used as office shall be 1,900 square feet. 3. Compliance with the Public Works Comments SUBDIVISION COMMITTEE COMMENT: Linda Newkirk was present, representing the application. Staff gave a brief description of the rezoning request. 3 April 30, 1998 SUBDIVISION ITEM NO.: 12(Cont.)FILE NO.: Z-6472 Staff reviewed comments relating to signage and noted that residential use must remain the dominate use of the property, with a maximum of 1,900 square feet being used for office. Mrs. Newkirk stated that there would be no exterior changes made to either building. She stated that some additional landscaping would be installed. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Barbara Soell was present, representing the application. There was one objector present. Staff gave a brief description of the proposed POD and a recommendation of approval with conditions. Barbara Soell addressed the Commission in support of the application. Mrs. Soell described the proposed office use and noted that the existing parking on the site would be sufficient for the office due to the fact that the use generates no customer traffic. Ruth Bell addressed the Commission in opposition to the item. She asked if the property owner will reside on the property. Mrs. Soell noted that the two residential units on the property would be rented. She stated that there was a possibility that she would reside in one of the apartments at a later date. Chairman Lichty noted that the predominant use of the property will be residential. Mrs. Bell stated that, in her opinion, the office use would be too intensive for the property. There was a brief comment by Commissioner Putnam relating to office/residential uses. There was a discussion pertaining to the fact that the Hillcrest Neighborhood Association was notified and had no comment on this item. Staff noted that the representative from the neighborhood called the day of the hearing and asked that the item be deferred and that this was the only comment received from the neighborhood. Staff also noted that the notice was mailed to the neighborhood association approximately 30 days prior to this public hearing. A motion was made to approve the POD as recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. 4