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HomeMy WebLinkAboutZ-7258-A Staff AnalysisILE NO.: Z -7258-A NAME: Rose Street Revised Short -form PD -R LOCATION: 321-325 Rose Street DEVELOPER: Christopher Heller 2000 Regions Center 400 West Capitol Little Rock, AR 72201 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 F9_93_0 Multi -family - Triplex Revised PD -R FT. NEW STREET: 0 Multi -family Triplex and construction of covered parking VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,737 adopted by the Little Rock Board of Directors on September 3, 2002 rezoned the site from R-4 to PD -R to allow the redevelopment of the structure located at 321 Rose Street into a triplex. The site was built as a two-story structure in the 1970's with two units on the main level and two units on the lower level, at walkout level. The lower units were stubbed for wastewater but were never completed. The building functioned as a duplex unit since construction. The applicant proposed no additional footprint expansion and no additional exterior construction. Concrete patios were poured for the lower units and the proposal included a six (6) foot privacy fence to separate the outdoor living spaces. FILE NO.: Z -7258-A (Cont.) The applicant proposed to place two parking spaces to the south of the structure, which would be accessed by the functioning alley, and two spaces adjacent to C Street. The new parking pad adjacent to C Street would require a curb cut. The parking cover over the alley spaces was to remain but would be rehabbed. The applicant proposed a six (6) foot wood privacy fence along the east property line and a four (4) foot wrought iron fence along the right-of-way line and adjacent to the parking pad on the south side of the property. The applicant proposed landscaping along the rear property line and installation of sod in the front yard, adjacent to Rose Street. A. PROPOSAUREQUEST: The applicant now proposes the construction of a 20 -foot by 20 -foot carport structure over the existing parking pad adjacent to "C" Street. The applicant has indicated a garage is attached to the south end of the property for the tenant residing at 321 Rose Street. There is also a two -car cement -parking pad on the north end of the property for the tenants residing at 323 and 325 Rose Street. The applicant has indicated these two tenants have both suffered significant damage to their cars from debris falling from a large tree in the neighbor's yard to the east which overhangs their parking pad. The applicant has indicated his intent is to construct an open-air carport with vinyl siding and a singled roof to match the existing triplex. The applicant has indicated his intent is to construct a structure which will not detract from the architecture of the area. B. EXISTING CONDITIONS: The site is a functioning triplex with one unit on the main level and two units on the lower level. The area is a mixture of single family and multi -family structures on R-2 and R-4 zoned properties. The alley running east to west beside the structure is a functioning alley and has recently been resurfaced. The street is a typical Hillcrest residential city street with curb and gutter and no sidewalks on the site adjacent to the applicant's property. C. NEIGHBORHOOD COMMENTS: All residents within 200 feet of the site, the Hillcrest Residents Neighborhood Association and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. As of this writing, staff has received several phone calls requesting additional information from the area residents. D. ENGINEERING COMMENTS: Public Works: 1. No comment. 2 FILE NO.: Z -7258-A Cont. E. F. G. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSU ESITECH NI CALIDESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of a Planned Development Residential to add covered parking. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. CAY Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The plan contains an actions statement in the chapter on Zoning and Land use, which calls for allowing no more that eight dwelling units per residential structure. Landscape: The width of the proposed land use buffer east of the proposed parking area must be increased to a minimum of six feet nine inches. This takes into account the reduction allowed within the designated mature area. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the request was to add a covered structure over an existing parking pad. Staff stated there were few outstanding technical issues related to the request. Staff stated they would meet with the 3 FILE NO.: Z -7258-A Cont. applicant prior to the Commission meeting to resolve any outstanding technical issues. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant did not need to submit a revised site plan to staff following the May 13, 2004 Subdivision Committee meeting. The applicant has. however provided staff with the required additional information concerning staff's concerns of landscaping. The applicant has indicated the landscaping is in place and measures a minimum of six feet nine inches. Staff also requested the applicant provide a fence or dense evergreen plantings along the eastern property line to screen the adjoining single-family homes. The applicant has indicated screening is in place in this area. The applicant is requesting the addition of a twenty -foot by twenty -foot structure to cover an -existing parking pad. The applicant has indicated the tenants are concerned for the safety of their automobiles with a large oak tree located on the adjoining property and overhanging the parking pad. Staff is sympathetic to the tenants concern but staff does not feel the addition of a covered parking structure appropriate for the indicated location. The applicant has indicated the structure will be located adjacent to "C" Street, at the property line. Even though the structure will be an open structure, staff feels the placement of the structure in this location could cause visibility problems at the intersection of Rose and "C" Streets. In addition staff does not feel the structure is architecturally compatible with the area. If covered parking is located in the area, for the most part, the parking is located off the alley. Staff is not supportive of the proposed request for two primary reasons; architecture and safety concerns. The, streets in the area are typical Hillcrest Streets, narrow roadways with an abundance of street parking. The area is plagued with employee parking from UAMS adding to the residential street parking. Staff believes to add this structure to the site will add visual clutter to the site thus distracting sight distance at the intersection. Staff also feels the proposed structure is out of character with the neighborhood. There are a few homes located in the area which do have covered parking in the front yard area but for the most part the area exercises street parking and garage parking off the alley. As stated staff is not supportive of the request and does not feel the covered parking structure should be allowed on the site. STAFF RECOMMENDATION: Staff recommends denial of the request. 4 FILE NO.: Z -7258-A PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had failed to notify property owners as required by the Planning Commission By -Laws. Staff presented a recommendation the item be deferred to the July 15, 2004, Public Hearing. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not notified property owners as required by the Planning Commission By -Laws. Staff stated a deferral was required to allow time for notification. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) Mr. John Tull was present representing the applicant. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated they felt the structure was out of character with the neighborhood and should not be allowed on the site. Mr. Tull stated he was representing the owners of the site in the rezoning request. He stated Mr. Christopher Heller purchased the property approximately eight months ago. He stated the previous owner applied for the rezoning and completed the renovation of the development. Mr. Tull stated as soon as Mr. Heller purchased the property the tenants of the two units which did not have covered parking approached him requesting a cover be placed over the existing parking pad. Mr. Tull stated there was a large oak tree located on the property to the east, which was causing damage to the resident's cars. He stated with a cover the cars would then be protected from the elements. Mr. Tull stated it was his understanding the staff was opposed to the structure because of safety and compatibility. He stated there were covered parking structures located throughout Hillcrest. He stated the request to cover the existing parking pad would not cause visibility problems. He stated there was an existing wood fence located on the property line to the north which cause more of a visual impact than the requested structure. 5 FILE NO.: Z -7258-A Cont. Mr. Tull stated the structure would placed away from the street and the walls would be open. He stated the structure would be constructed of material similar to the existing duplex unit and the roof material would also be similar. There was a general discussion concerning the tree and the possibility of removing the branches, which overhung Mr. Heller's property. Mr. Tull stated he was not aware if Mr. Heller had contacted the owner of the tree to see if trimming the branches was an option. Staff stated Mr. Heller and contacted the property owner and trimming the branches was not an option. Commissioner Lowry stated property law would allow the trimming of the branches if they overhung a neighbor's property_ Mr. Tull stated Mr. Heller was requesting to place a covered structure on the site to not only protect from falling branches but also the elements. A motion was made to approve the proposed PRD to allow the covered parking structure adjacent to "C" Street. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. C ITEM NO.: 14 FILE NO.: Z -7258-A NAME: Rose Street Revised Short -form PD -R LOCATION: 321-325 Rose Street , ✓ „� Plannin Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. Public Works: 1. No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of a Planned Development Residential to add covered parking. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The plan contains an actions statement in the chapter on Zoning and Land use, which calls for allowing no more that eight dwelling units per residential structure. ;•-Landscape: The width of the proposed land use buffer east of the proposed �p rki�Jrea must be increased to a minimum of six feet nine inches. 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