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HomeMy WebLinkAboutZ-6518 Staff AnalysisFILE NO.: Z-6518 NAME: The Manor House -- Short -Form PRD LOCATION: 2400 Broadway DEVELOPER• ENGINEER• Anne W. Jarrard John D. Jarrard, Architect 2400 Broadway 1700 Spring Street Little Rock, AR 72206 Little Rock, AR 72206 AREA: 0.40 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-4 ALLOWED USES: Single -Family and Two -Family PROPOSED USE: Single -Family residence and house tours, teas, luncheons and small group meetings VARIANCES WAIVERS REQUESTED: None BACKGROUND• The residential structure at 2400 Broadway was constructed in 1921. It was designed by Thomas Haring and is designated a historic structure by the Quapaw Quarter Association and listed in the U. S. Department of Interior's National Register of Historic Places. A. PROPOSAL RE UEST: John and Anne Jarrard currently occupy and maintain the structure as a single-family residence. The Jarrards propose to continue to maintain the entire structure as a single-family residence and open the first floor of the structure (approximately 2,500 square feet) for historic home tours and small group activities. The small group activities will consist of group meetings, teas, luncheons, bridal showers, etc. for groups up to 30 people. Food for a tea or luncheon would be prepared off-site and delivered ready to serve. All improvements to the site are existing and no new construction is proposed. A small concrete parking area between the main structure and the garage and the concrete FILE NO.: Z-6518 Cont. driveway are proposed to be used for parking. There is also on -street parking in the area which will be utilized. The hours of operation will depend on the type of event (i.e. garden tour, board meeting, business breakfast or lunch). The applicant anticipates most events to be during the day and last for up to three hours. The applicant states that no meetings would begin before 7:30 a.m. nor last beyond 10:00 p.m. No signage is proposed for the site. B. EXISTING CONDITIONS: The site contains a two-story brick and frame residential structure with a smaller two-story brick and frame garage structure located in the southwest corner of the property. The second floor of the garage structure is occupied as an apartment. There is a concrete drive from West 24th Street used to gain access to the property and a small parking area between the main structure and garage. - The general area contains a mixture of residential and commercial uses and zoning. The Big Apple Event Center is located to the east, across Broadway with single-family residences to the west along Arch Street. Other commercial uses are located along Broadway to the north and along Roosevelt Road to the south. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Downtown, East of Broadway, Busy Bee and Meadowbrook Neighborhood Associations were notified of the public hearing. 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. Property frontage needs to have the,sidewalks and ramps brought up to the current ADA standards. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Provide legal survey show streets right-of-way and centerlines. 5. Broadway Street has a 1996 average daily traffic count of 5,900 ADT. E. UTILITIES AND FIRE DEPARTMENT/ COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment. E FILE NO.: Z-6518 (Cont. Water: Contact the Water Works if additional water service is required. Fire Department: No Comment. County Plarmin : No Comment received. LATA: No Comment. F. ISSUES/TECHNICAL/DESIGN: Plannin i]ivision: The site is in the Central City District. The Plan recommends Mixed Use. There is a Neighborhood Plan effort under way -- Downtown Neighborhood Plan. The proposal is a mix of residential and nonresidential. The exterior of the structure will remain residential in appearance. This application appears to be consistent with the intent of Mixed Use. Landscape Issues: No additional landscaping necessary. This sites residential character should continue to be maintained. G. ANALYSIS• Given the use mix in this general area, staff has no problem with the applicant's proposed use of the property. The site's residential character should continue to be maintained and the structure should continue to be occupied as a residence. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD subject to the following conditions: 1. Compliance with the Public Works Comments 2. The structure must be maintained and occupied as a single-family residence. SUBDIVISION COMMITTEE COMMENT: John and Anne Jarrard were present, representing the application. Staff gave a brief description of the proposed rezoning. Mrs. Jarrard indicated that she would submit a letter to staff discussing the typical hours of operation. She noted that there would be no new signage. Bob Turner, of Public Works, noted that any damaged curb and gutter or sidewalks must be repaired or replaced. He also noted that a legal survey was needed to determine if any additional 3 FILE NO.: Z-6518 (Cont right-of-way needs to be dedicated. Mrs. Jarrard provided Mr. Turner with the survey. There being no further issues for discussions, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 23, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes, and 0 nays. 4 July 23, 1998 ITEM NO.• 8 FILE NO.• Z-6518 NAME: The Manor House -- Short -Form PRD LOCATION: 2400 Broadway DEVELOPER: ENGINEER• Anne W. Jarrard John D. Jarrard, Architect 2400 Broadway 1700 Spring Street Little Rock, AR 72206 Little Rock, AR 72206 AREA: 0.40 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-4 ALLOWED USES: Single -Family and Two -Family PROPOSED USE: Single -Family residence and house tours, teas, luncheons and small group meetings VARIANCES/WAIVERS REQUESTED: None BACKGROUND: The residential structure at 2400 Broadway was constructed in 1921. It was designed by Thomas Haring and is designated a historic structure by the Quapaw Quarter Association and listed in the U. S. Department of Interior's National Register of Historic Places. A. PROPOSAL RE VEST: John and Anne Jarrard currently occupy and maintain the structure as a single-family 'residence. The Jarrards propose to continue to maintain the entire structure as a single-family residence and open the first floor of the structure (approximately 2,500 square feet) for historic home tours and small group activities. The small group activities will consist of group meetings, teas, luncheons, bridal showers, etc. for groups up to 30 people. Food for a tea or luncheon would be prepared off-site and delivered ready to serve. All improvements to the site are existing and no new construction is proposed. A small concrete parking area between the main structure and the garage and the concrete July 23, 1998 SUBDIVISION ITEM NO.:_ 8 (Cont.) FILE NO.: Z-6518 driveway are proposed to be used for parking. There is also on -street parking in the area which will be utilized. The hours of operation will depend on the type of event (i.e. garden tour, board meeting, business breakfast or lunch). The applicant anticipates most events to be during the day and last for up to three hours. The applicant states that no meetings would begin before 7:30 a.m. nor last beyond 10:00 p.m. No signage is proposed for the site. B. EXISTING CONDITIONS: The site contains a two-story brick and frame residential structure with a smaller two-story brick and frame garage structure located in the southwest corner of the property. The second floor of the garage structure is occupied as an apartment. There is a concrete drive from West 24th Street used to gain access to the property and a small parking area between the main structure and garage. The general area contains a mixture of residential and commercial uses and zoning. The Big Apple Event Center is located to the east, across Broadway with single-family residences to the west along Arch Street. Other commercial uses are located along Broadway to the north and along Roosevelt Road to the south. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Downtown, East of Broadway, Busy Bee and Meadowbrook Neighborhood Associations were notified of the public hearing. 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. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Plans of all work in.right-of-way shall be submitted for approval prior to start of work. 4. Provide legal survey show streets right-of-way and centerlines. 5. Broadway Street has a 1996 average daily traffic count of 5,900 ADT. K, July 23, 1998 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-5518 E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is required. Fire Department: No Comment. County Planning: No Comment received. LATA: No Comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is in the Central City District. The Plan recommends Mixed Use. There is a Neighborhood Plan effort under way -- Downtown Neighborhood Plan. The proposal is a mix of residential and nonresidential. The exterior of the structure will remain residential in appearance. This application appears to be consistent with the intent of Mixed Use. Landscape Issues: No additional landscaping necessary. This sites residential character should continue to be maintained. G. ANALYSIS• Given the use mix in this general area, staff has no problem with the applicant's proposed use of the property. The site's residential character should continue to be maintained and the structure should continue to be occupied as a residence. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD subject to the following conditions: 1. Compliance with the Public Works Comments 2. The structure must be maintained and occupied as a single-family residence. 3 July 23, 1998 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-6518 SUBDIVISION COMMITTEE COMMENT: John and Anne Jarrard were present, representing the application. Staff gave a brief description of the proposed rezoning. Mrs. Jarrard indicated that she would submit a letter to staff discussing the typical hours of operation. She noted that there would be no new signage. Bob Turner, of Public Works, noted that any damaged curb and gutter or sidewalks must be repaired or replaced. He also noted that a legal survey was needed to determine if any additional right-of-way needs to be dedicated. Mrs. Jarrard provided Mr. Turner with the survey. There being no further issues for discussions, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 23, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the within the Consent Agenda for approval A motion to that effect was made. The 11 ayes, and 0 nays. 4 Commission for inclusion as recommended by staff. motion passed by a vote of