HomeMy WebLinkAboutZ-7041 Staff AnalysisJuly 12, 2001
ITEM NO.: J FILE NO.: Z-7041
NAME: Limberg Duplex - Conditional Use Permit
LOCATION: 5307 Lee Avenue
DEVELOPER: SURVEYOR:
Itzberg, LLC Donald W. Brooks
101 E. Washington 20820 Arch Street Pike
No. Little Rock, AR 72114 Hensley, AR 72065
AREA: 0.137 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Single Family Residential
PROPOSED USE: Duplex
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The -applicant requests a Conditional Use Permit to allow
for the construction of a duplex on the vacant lot at 5307
Lee Avenue. The property is zoned R-3, Single Family
Residential.
The proposed duplex will have a total building area of
2,900 square feet, with 1,474 square feet for the front
unit and 1,426 square feet for the rear unit. The proposed
duplex structure will have a maximum overall height (from
ground level to roof peak) of 32 feet (2 stories). The
applicant notes that the proposed duplex structure will be
designed to match the style of many other residential
structures in the Hillcrest area, and look like a single
family residence from the front. A preliminary front/side
building elevation is attached for Planning Commission
review.
The applicant proposes to access the property by way of an
existing 15 foot wide paved alley along the south property
July 12, 2001
SUBDIVISION
ITEM NO.: J
FILE NO.: Z-7041
line. Parking for five (5) vehicles is proposed off the
alley within the rear yard.
B. EXISTING CONDITIONS:
The property at 5307 Lee Avenue is a vacant, undeveloped
lot. There is a paved alley along the property's south
boundary. There are single family residences to the east,
west, south and across Lee Avenue to the north.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls
regarding this item, some expressing opposition. The
Hillcrest Neighborhood Association was notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Petition Traffic Engineer to make alley one-way.
E. UTILITIES, FIRE DEPARTMENT AND CATA:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comment.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
Water: No Comment.
Fire Department: No Comment.
CATA: Project site is located on bus route #8 and has no
effect on bus radius, turnout and route.
F. LANDSCAPE ISSUES:
No Comment.
G. SUBDIVISION COMMITTEE COMMENT: (MAY 24, 2001)
Jim Limberg was present, representing the application.
Staff briefly described the proposed conditional use
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July 12, 2001
SUBDIVISION
ITEM NO.: J
FILE NO.: Z-7041
permit, noting that a few additional labels needed to be
shown on the site plan.
The original site plan submitted for this development
showed two (2) driveways from Lee Avenue. Staff noted that
these drives needed to be removed, with access to the
property being from the existing paved alley.
The Public Works Comment was briefly discussed. Tad
Borkowski, of Public Works, noted that the alley along the
south property line needed to be one-way. This is due to
the fact that the applicant will have access/parking from
the alley, and the existing alley width will not allow two-
way traffic.
After the discussion, the Committee forwarded the
conditional use permit to the full Commission for final
action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff on
May 29, 2001. The revised plan addresses the issues as
raised by staff and the Subdivision Committee. The two (2)
driveways as originally shown on the proposed site plan
have been removed, with access to the property being from
the existing alley. The proposed building height and area
have also been shown on the site plan.
The ordinance requires a minimum of three (3) parking
spaces to serve a duplex. The proposed site plan shows
five (5) spaces off the existing paved alley. Staff has no
problem with the parking plan as proposed.
Public Works has noted that the existing alley needs to be
one-way, as the alley width will not handle two-way
traffic. The applicant has noted that he will meet with
the traffic engineer on this issue.
Otherwise, to staff's knowledge there are no outstanding
issues related to the conditional use permit application.
The proposed duplex structure conforms to the building
setback and height requirements for R-3 zoning. Staff
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July 12, 2001
SUBDIVISION
ITEM NO.: J FILE NO.: Z-7041
feels that the proposed duplex structure represents a good
in -fill project that should have no adverse impact on the
general area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to compliance with the Public Works condition as
noted in paragraph D. of this report.
PLANNING COMMISSION ACTION: (JUNE 14, 2001)
The applicant requested at the public hearing that the
application be deferred to the July 12, 2001 Planning Commission
agenda. This was due to the fact that only seven (7) planning
commissioners were present at the public hearing.
There was a motion to defer the application to the July 12, 2001
agenda. The motion passed by a vote of 7 ayes, 0 nays, 3 absent
and 1 open position.
PLANNING COMMISSION ACTION: (JULY 12, 2001)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were no
objectors to this matter present. Staff noted that three (3)
letters of opposition had been received on 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 8 ayes, 0 nays and 3 absent.
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