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HomeMy WebLinkAboutZ-6912 Staff AnalysisFILE NO.: Z-6912 NAME: Gray - Short -Form POD LOCATION: 2001 N. Arthur Street DEVELOPER: Stanley M. Gray 2001 N. Arthur Street Little Rock, AR 72207 SURVEYOR: Donald W. Brooks 20820 Arch Street Pike Little Rock, AR 72065 AREA: Approx 0.16 acre NUMBER OF LOTS: 1 ZONING: R-2 FT. NEW STREET: 0 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Single Family Residential and Office 1. Waiver of right-of-way dedication for Arthur Street and Kavanaugh Blvd. 2. Waiver of street improvements to Arthur Street and Kavanaugh Blvd. A. PROPOSAL/REQUE-ST: The applicant proposes to rezone the property at 2001 N. Arthur Street from R-2 to POD in order to use the 200 square foot accessory building at the southeast corner of the property as an office. The existing single family structure on the property will continue to be used as a residence. The applicant notes that the use of the accessory building will be a "one-man office", with hours of operation being 8:00 a.m. - 5:00 p.m., Monday through Saturday. The applicant notes that the proposed office use does not involve clients coming to the site and that the office will be used primarily for communications via phone, fax and e-mail. The only change to the existing accessory building that the applicant proposes to make is the FILE NO.: Z-6912 (Cont.) addition of a restroom facility. There is no signage proposed. The applicant notes that the accessory building has been used as an office in the past. There are two (2) paved parking spaces immediately north of the accessory building which are enclosed by privacy fencing. The parking spaces are accessed by way of a paved alley along the property's east boundary. The applicant is requesting a waiver of the required right- of-way dedication for Arthur Street and Kavanaugh Blvd. The applicant is also requesting a waiver of the required street improvements for these streets. The applicant, Stanley Gray, has also requested that the proposed POD zoning be for his use and ownership only. He states that when he sells the property or -when he ceases the office use on the property, the property will revert to single family residential use. The applicant has also filed a Land Use Plan Amendment for the property (Item 10.1 on this agenda). B. EXISTING CONDITIONS: There is an existing one-story frame single family residential structure within the west one-half of the property and a 200 square foot accessory building near the property's southeast corner. There is a paved alley along the property's east boundary, with two (2) paved parking spaces immediately north of the accessory building. There are single family residences to the north, east, west (across Arthur Street) and south (across Kavanaugh Blvd.). There is a mixture of office and commercial zoning 1 1,5 blocks further east at the intersection of Kavanaugh Blvd. and University Avenue. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received three (3) phone calls from persons requesting information on this application. The Heights, South -Normandy and Normandy - Shannon Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Arthur Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2 FILE NO.: Z-6912 (Cont.) 2.A 20 foot radial dedication of right-of-way is required at the corner of Arthur Street and Kavanaugh Blvd. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 9. Improve alley and pave to 18 feet wide. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comments received. ARKLA: No Comments received. Southwestern Bell: No Comments received. Water: No Comments. Fire Department: No Comments. County Planning: No Comments received. CATA: Site is on bus routes #1 and 22 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this location. The applicant's property is currently zoned R-2 Single Family. The applicant has applied for a zone change to Planned Office Development to operate an office in the existing garage on the back of the property. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. 3 FILE NO.: Z-6912 (Cont. City Recognized Neicrhborhood Action Plan: The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape Issues: No Comments. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 24, 2000) Stanley Gray was present, representing the application. Staff briefly described the proposed POD. In response to a question from staff, Mr. Gray noted that there would be no signage. Mr. Gray also noted that he proposes to add a restroom facility to the accessory building. The Public Works requirements were briefly discussed. Mr. Gray indicated that he would request a waiver of right-of- way dedication and street improvements for Arthur Street and Kavanaugh Blvd. The Committee discussed tying Mr. Gray's use and ownership. problem with this suggestion. the zoning of the property to Mr. Gray indicated no After the discussion, the Committee forwarded the POD to the full Commission for resolution. H. ANALYSIS: The applicant submitted additional information to staff on August 30, 2000. As noted in paragraph A., the applicant has requested that the proposed POD zoning be for his property ownership and office use only. He states that when he sells the property or ceases to use the accessory building as an office, the property will revert back entirely to single family residential use. Also noted in paragraph A., there are two (2) paved parking spaces on the north side of the accessory building. The City's Zoning Ordinance would typically require only one (1) parking space for an office of this size. The applicant is requesting a waiver of the required right- of-way dedication for Arthur Street and the 20 foot radial dedication at the corner of Arthur Street and Kavanaugh Blvd. The applicant is also requesting a waiver of the 4 FILE NO.: Z-6912 (Cont.) I street improvements to these streets as well as the alley along the property's east boundary. Public Works recommends denial of the waivers as requested. Public Works notes that a deferral of street improvements could be supported. Aside from the Public Works issues, the issue of appropriateness of the proposed POD zoning must be addressed. Staff does not believe that the rezoning is appropriate. Staff feels that the rezoning would allow intrusion of an incompatible, non-residential use in an area completely surrounded by single family residences. STAFF RECOMNSENDATIONS: Staff recommends denial of the requested POD rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) Stanley Gray was present, representing the application. There were no objectors present. Staff briefly described the proposed POD rezoning with a recommendation of denial. Mr. Gray addressed the Commission in support of the application. It was noted that addition of a restroom facility to the accessory building was part of Mr. Gray's application. It was also noted that there would be no signage. There was a motion to approve a waiver of required right-of-way dedication and street improvements to Arthur Street, Kavanaugh Blvd. and the adjacent alley. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. There was a second motion to approve the POD rezoning subject to the POD being for Stanley Gray's ownership and office use only. If Mr. Gray sells the property or ceases use of the accessory building as an office, the property will revert back entirely to single family residential use. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5 September 14, 2000 ITEM NO.: 10 NAME: Gray - Short -Form POD LOCATION: 2001 N. Arthur Street DEVELOPER: Stanley M. Gray 2001 N. Arthur Street Little Rock, AR 72207 FILE NO.: Z-6912 SURVEYOR: Donald W. Brooks 20820 Arch Street Pike Little Rock, AR 72065 AREA: Approx 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Single Family Residential and Office 1.Waiver of right-of-way dedication for Arthur Street and Kavanaugh Blvd. 2. Waiver of street improvements to Arthur Street and Kavanaugh Blvd. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 2001 N. Arthur Street from R-2 to POD in order to use the 200 square foot accessory building at the southeast corner of the property as an office. The existing single family structure on the property will continue to be used as a residence. The applicant notes that the use of the accessory building will be a "one-man office", with hours of operation being 8:00 a.m. - 5:00 p.m., Monday through Saturday. The applicant notes that the proposed office use does not involve clients coming to the site and that the office will be used primarily for communications via phone, fax September 14, 2000 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-6912 and e-mail. The only change to the existing accessory building that the applicant proposes to make is the addition of a restroom facility. There is no signage proposed. The applicant notes that the accessory building has been used as an office in the past. There are two (2) paved parking spaces immediately north of the accessory building which are enclosed by privacy fencing. The parking spaces are accessed by way of a paved alley along the property's east boundary. The applicant is requesting a waiver of the required right- of-way dedication for Arthur Street and Kavanaugh Blvd. The applicant is also requesting a waiver of the required street improvements for these streets. The applicant, Stanley Gray, has also requested that the proposed POD zoning be for his use and ownership only. He states that when he sells the property or when he ceases the office use on the property, the property will revert to single family residential use. The applicant has also filed a Land Use Plan Amendment for the property (Item 10.1 on this agenda). B. EXISTING CONDITIONS: There is an existing one-story frame single family residential structure within the west one-half of the property and a 200 square foot accessory building near the property's southeast corner. There is a paved alley along the property's east boundary, with two (2) paved parking spaces immediately north of the accessory building. There are single family residences to the north, east, west (across Arthur -Street) and south (across Kavanaugh Blvd.). There is a mixture of office and 'Commercial zoning 1 1-,� blocks further east at the intersection of Kavanaugh Blvd. and University Avenue. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received three (3) phone calls from persons requesting information on this application. The Heights, South -Normandy and Normandy - Shannon Neighborhood Associations were notified of the public hearing. 2 September 14, 2000 SUBDIVISION ITEM NO.: 10 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z-6912 1. Arthur Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the corner of Arthur Street and Kavanaugh Blvd. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 9. Improve alley and pave to 18 feet wide. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comments received. ARKLA: No Comments received. Southwestern Bell: No Comments received. Water: No Comments. Fire Department: No Comments. County Plannin : No Comments received. CATA: Site is on bus routes #1 and 22 and has no effect on bus radius, turnout and route. 3 September 14, 2000 SUBDIVISION ITEM NO.: 10 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: FILE NO.: Z-6912 This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this location. The applicant's property is currently zoned R-2 Single Family. The applicant has applied for a zone change to Planned Office Development to operate an office in the existing garage on the back of the property. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape Issues: No Comments. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 24, 2000) Stanley Gray was present, representing the application. Staff briefly described the proposed POD. In response to a question from staff, Mr. Gray noted that there would be no signage. Mr. Gray also noted that he proposes to add a restroom facility to the accessory building. The Public Works requirements were briefly discussed. Mr. Gray indicated that he would request a waiver of right-of- way dedication and street improvements for Arthur Street and Kavanaugh Blvd. The Committee discussed tying the zoning of the property to Mr. Gray's use and ownership. Mr. Gray indicated no problem with this suggestion. After the discussion, the Committee forwarded the POD to the full Commission for resolution. H. ANALYSIS: The applicant submitted additional information to staff on August 30, 2000. As noted in paragraph A., the applicant 4 September 14, 2000 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6912 has requested that the proposed POD zoning be for his property ownership and office use only. He states that when he sells the property or ceases to use the accessory building as an office, the property will revert back entirely to single family residential use. Also noted in paragraph A., there are two (2) paved parking spaces on the north side of the accessory building. The City's Zoning Ordinance would typically require only one (1) parking space for an office of this size. The applicant is requesting a waiver of the required right- of-way dedication for Arthur Street and the 20 foot radial dedication at the corner of Arthur Street and Kavanaugh Blvd. The applicant is also requesting a waiver of the street improvements to these streets as well as the alley along the property's east boundary. Public Works recommends denial of the waivers as requested. Public Works notes that a deferral of street improvements could be supported. Aside from the Public Works issues, the issue of appropriateness of the proposed POD zoning must be addressed. Staff does not believe that the rezoning is appropriate. Staff feels that the rezoning would allow intrusion of an incompatible, non-residential use in an area completely surrounded by single family residences. I. STAFF RECOMMENDATIONS: Staff recommends denial of the requested POD rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) Stanley Gray was present, representing the application. There were no objectors present. Staff briefly described the proposed POD rezoning with a recommendation of denial. Mr. Gray addressed the Commission in support of the application. It was noted that addition of a restroom facility to the accessory building was part of Mr. Gray's application. It was also noted that there would be no signage. There was a motion to approve a waiver of required right-of-way dedication and street improvements to Arthur Street, Kavanaugh 5 September 14, 2000 SUBDIVISION ITEM NO.: 10 (Cont. Blvd. and the adjacent alley. 10 ayes, 0 nays and 1 absent. FILE NO.: Z-6912 The motion passed by a vote of There was a second motion to approve the POD rezoning subject to the POD being for Stanley Gray's ownership and office use only. If Mr. Gray sells the property or ceases use of the accessory building as an office, the property will revert back entirely to single family residential use. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. L