HomeMy WebLinkAboutZ-7280 Staff AnalysisFILE NO.: Z-7280
NAME: White Short -form PD -R
LOCATION: 2812 South Ringo Street
DEVELOPER:
Clifton R. White
5401 Dreher Lane
Little Rock, AR 72209
AREA: 0.32 Acres NUMBER OF LOTS: 2
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: Residential — Duplex
PROPOSED ZONING: PD -R
PROPOSED USE: Residential — Fourplex
ENGINEER:
Marlar Engineering Co., Inc.
5318 John F. Kennedy Boulevard
Little Rock, AR 72209
FT. NEW STREET: 0
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST-
The applicant proposes the conversion of an exiting structure (a duplex) into a
fourplex. Two units currently exist on the top floor and the applicant proposes
the addition of two units on the lower level. The upper units will have access
from both the front and the rear the lower units will have access from the rear
only.
The applicant proposes the placement of four (4) parking spaces adjacent to the
south property line in the rear of the structure and to utilize the two (2) existing
single car parking pads adjacent to South Ringo Street on the north and south
property lines.
FILE NO.: Z-7280 (Cont.
19
C.
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EXISTING CONDITIONS:
The site contains an existing duplex currently under rehabilitation. The structure
sits on two 50 by 100 foot lots in the area which was hard hit by the 1999
tornado. There is a duplex located on the southeast corner of West 28th, and
South Ringo Streets with the remainder of the area single-family in appearance.
Several of the units are vacant and boarded (two of the three units to the south
accessed by the alley and the units immediately to the north and south of the
site). There are two vacant lots immediately south of the site.
NEIGHBORHOOD COMMENTS:
The Wright Avenue, the Downtown, the MLK and the Southend Neighborhood
Associations, all property owners within 200 -feet of the site 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 not received any comment from the area residents.
ENGINEERING COMMENTS:
Public Works: No comment.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available and not adversely affected.
AP & L: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Contact Central Arkansas Water if additional water meters are needed
at 992-2438.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Site is located on Bus Route #2 and has no effect on bus radius, turnout
and route.
ISSUES/TECHNICAL/DESIGN-
Planning
Division: This request is located in the Central City Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
'rj
FILE NO.: Z-7280 Cont.
applied for a Planned Development — Residential to convert an existing duplex
into a fourplex. Since there will be no change to the building footprint of the
structure a Land Use Plan amendment is not necessary.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the South End Area Improvement Plan. The Residential
Development goal is supported by an action statement, which recommends that
new multifamily housing design be compatible with existing patterns of massing
and setting backs characteristic of the neighborhood.
Landscape: The plan submitted does not allow for the minimum 6.7 -foot wide
perimeter buffer and landscape., strips required along the southern and northern
perimeters required by both the Zoning and Landscape Ordinances. The existing
screening fences need to be secured in order to make them stable.
Building Codes: No comment received
G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002)
Mr. White, the applicant, was present representing the application. Staff
presented the item to the Commission indicating the intent of the development
was the conversion of an exiting duplex into a fourplex. Staff stated there were
technical issues associated with the proposed development and requested the
applicant indicate on the site plan the proposed parking space dimensions.
Landscaping issues were addressed. Staff stated the applicant should secure
the wooden fence on the north and south property lines if the fence was to be
used as screening.
There being no further issues for discussion, the Committee then forwarded the
item to the full Commission for final action.
K ANALYSIS:
The applicant has indicated the addition of four parking spaces to the rear of the
structure. The applicant notes the parking spaces will be a minimum of nine (9)
feet in width and 20.8 feet in length. The applicant has not requested a waiver of
the hard surface parking area, which is required by ordinance. The applicant will
utilize two (2) existing spaces located adjacent to Ringo Street for the upstairs
units. The parking proposed is sufficient to meet the typical minimum parking
requirement for a multi -family development of this size (typical six (6) spaces
required).
There is an existing six (6) foot wooden fence along the north and south property
lines. The applicant proposes the fence to act as screening for the development.
K,
FILE NO.: Z-7280_ Cont.
Staff is not supportive of the proposed development. The site is located near the
1999 tornado area and the neighborhood is very fragile at best. The area is a
single-family neighborhood with a duplex located several homes away at the
southeast corner of 28th and Ringo Streets. The existing single-family homes are
well kept homes but there are several boarded homes in the area. With the
conversion of this duplex into a fourplex, this could be the start of the conversion
of additional homes into multi -family units. Staff feels the current density of a
duplex is suitable to the neighborhood. The existing parking is sufficient to meet
the needs of the development with two (2) spaces adjacent to Ringo Street. With
the conversion to a fourplex, additional parking will be required, in the rear of the
structure, resulting in a hard surface parking area taking away the residential
character of the structure.
STAFF RECOMMENDATION:
Staff recommends denial of the proposed Planned Development request to allow
a duplex to be converted into a fourplex.
PLANNING COMMISSION ACTION:
(SEPTEMBER 19, 2002)
The applicant was not present: There were no objectors present. Staff stated the
applicant had failed to notify property owners within 200 -feet as required by the
Planning Commission By -Laws. Staff stated the applicant had requested the item be
deferred to the October 31, 2002 Public Hearing. Staff stated they were supportive of
the request.
There was no further discussion. The Chairman placed the item on the Consent
Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION:
(OCTOBER 31, 2002)
Mr. Clifton White was present representing the application. There was one objector
present. Staff stated the project was an enforcement case currently in Environmental
Court. Staff presented the item with a recommendation of denial. Staff stated the
proposed density was to great for the'afea with the current area being primarily single-
family.
Ms. Georgia Osler spoke in opposition to the proposed development. She stated Mr.
White did not maintain his property to city standard. Ms. Osler stated Mr. White had
installed a fence on the rear property line but the fence was not secure.
Mr. White spoke in support of this application. He stated he had purchased the property
in 1999 and bought the site as a fourplex. He stated the County Assessor had also
assessed the site as a fourplex structure.
4
FILE NO.: Z-7280 (Cont.
Mr. White stated there were other structures in the area with similar type uses. He
questioned if these property owners were also in violation of their zoning.
Mr. White stated his proposed development would be an enhancement to the
neighborhood since he was the only property owner in the area which was expending
funds to rehabilitate his investment. He also stated this proposal did not include
changing the exterior of the structure or the building footprint which would allow the
structure to remain residential in character similar to other homes along the street.
There was a general discussion concerning the other properties in the area and if these
properties were in violation.
A motion was made to approve the proposed development as presented. The motion
failed by a vote of 0 ayes, 7 ayes and 4 absent.
5
October 31, 2002
ITEM NO.: B FILE NO.: Z-7280
NAME: White Short -form PD -R
LOCATION: 2812 South Ringo Street
DEVELOPER: ENGINEER:
Clifton R. White Marlar Engineering Co., Inc.
5401 Dreher Lane 5318 John F. Kennedy Boulevard
Little Rock, AR 72209 Little Rock, AR 72209
AREA: 0.32 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: Residential — Duplex
PROPOSED ZONING: PD -R
PROPOSED USE: Residential — Fourplex
VARIAN C ESNVAIVERS REQUESTED: None requested.
A. PROPOSALIREQUEST:
The applicant proposes the conversion of an exiting structure (a duplex) into a
fourplex. Two units currently exist on the top floor and the applicant proposes
the addition of two units on the lower level. The upper units will have access
from both the front and the rear the lower units will have access from the rear
only.
The applicant proposes the placement of four (4) parking spaces adjacent to the
south property line in the rear of the structure and to utilize the two (2) existing
single car parking pads adjacent to South Ringo Street on the north and south
property lines.
October 31, 2002
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7280
B. EXISTING CONDITIONS:
The site contains an existing duplex currently under rehabilitation. The structure
sits on two 50 by 100 foot lots in the area which was hard hit by the 1999
tornado. There is a duplex located on the southeast corner of West 28th and
South Ringo Streets with the remainder of the area single-family in appearance.
Several of the units are vacant and boarded (two of the three units to the south
accessed by the alley and the units immediately to the north and south of the
site). There are two vacant lots -immediately south of the site.
C. NEIGHBORHOOD COMMENTS:
The Wright Avenue, the Downtown, the MLK and the Southend Neighborhood
Associations, all property owners within 200 -feet of the site 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 not received any comment from the area residents.
D. ENGINEERING COMMENTS:
Public Works: No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available arid not adversely affected.
AP & L: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Contact Central Arkansas Water if additional water meters are needed
at 992-2438.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Site is located on Bus Route #2 and has no effect on bus radius, turnout
and route.
2
October 31, 2002
SUBDIVISION
ITEM NO.: B Cont.) FILE NO.: Z-7280
F. I SS U ESYTEC H N I CAL/DESI G N :
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a Planned Development — Residential to convert an existing duplex
into a fourplex. Since there will be no change to the building footprint of the
structure a Land Use Plan amendment is not necessary.
City Recognized Neighborhood Action Pian: The applicant's property lies in the
area covered by the South End Area Improvement Plan. The Residential
Development goal is supported by an action statement, which recommends that
new multifamily housing design be compatible with existing patterns of massing
and setting backs characteristic of the neighborhood.
Landscape: The plan submitted does not allow for the minimum 6.7 -foot wide
perimeter buffer and landscape strips required along the southern and northern
perimeters required by both the Zoning and Landscape Ordinances. The existing
screening fences need to be secured in order to make them stable.
Building Codes: No comment received.
G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002)
Mr. White, the applicant, was present representing the application. Staff
presented the item to the Commission indicating the intent of the development
was the conversion of an exiting duplex into a fourplex. Staff stated there were
technical issues associated with the proposed development and requested the
applicant indicate on the site plan the proposed parking space dimensions.
Landscaping issues were addressed. Staff stated the applicant should secure
the wooden fence on the north and south property lines if the fence was to be
used as screening.
There being no further issues for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has indicated the addition of four parking spaces to the rear of the
structure. The applicant notes the parking spaces will be a minimum of nine (9)
feet in width and 20.8 feet in length. The applicant has not requested a waiver of
the hard surface parking area, which is required by ordinance. The applicant will
utilize two (2) existing spaces located adjacent to Ringo Street for the upstairs
units. The parking proposed is sufficient to meet the typical minimum parking
3
October 31, 2002
SUBDIVISION
ITEM NO.: B (Cont.) FILE NC.: Z-7280
requirement for a multi -family development of this size (typical six (6) spaces
required).
There is an existing six (6) foot wooden fence along the north and south property
lines. The applicant proposes the fence to act as screening for the development.
Staff is not supportive of the proposed development. The site is located near the
1999 tornado area and the neighborhood is very fragile at best. The area is a
single-family neighborhood with a duplex located several homes away at the
southeast corner of 28th and Ringo Streets. The existing single-family homes are
well kept homes but there are several boarded homes in the area. With the
conversion of this duplex into a fourplex, this could be the start of the conversion
of additional homes into multi -family units. Staff feels the current density of a
duplex is suitable to the neighborhood. The existing parking is sufficient to meet
the needs of the development with two (2) spaces adjacent to Ringo Street. With
the conversion to a fourplex, additional parking will be required, in the rear of the
structure, resulting in a hard surface parking area taking away the residential
character of the structure.
I_ STAFF RECOMMENDATION:
Staff recommends denial of the proposed Planned Development request to allow
a duplex to be converted into a fourplex.
PLANNING COMMISSION ACTION:
(SEPTEMBER 19, 2002)
The applicant was not present. There were no objectors present. Staff stated the
applicant had failed to notify property owners within 200 -feet as required by the
Planning Commission By -Laws. Staff stated the applicant had requested the item be
deferred to the October 31, 2002 Public Hearing. Staff stated they were supportive of
the request.
There was no further discussion. The Chairman placed the item on the Consent
Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION:
(OCTOBER 31, 2002)
Mr. Clifton White was present representing the application. There was one objector
present. Staff stated the project was an enforcement case currently in Environmental
Court. Staff presented the item with a recommendation of denial. Staff stated the
proposed density was to great for the area with the current area being primarily single-
family.
4
October 31, 2002
SUBDIVISION
ITEM NO.: B (Cont) FILE NO.: Z-7280
Ms. Georgia Osler spoke in opposition to the proposed development. She stated Mr.
White did not maintain his property to city standard. Ms. Osler stated Mr. White had
installed a fence on the rear property line but the fence was not secure.
Mr. White spoke in support of this application. He stated he had purchased the property
in 1999 and bought the site as a fourplex. He stated the County Assessor had also
assessed the site as a fourplex structure.
Mr. White stated there were other structures in the area with similar type uses. He
questioned if these property owners were also in violation of their zoning.
Mr. White stated his proposed development would be an enhancement to the
neighborhood since he was the only property owner in the area which was expending
funds to rehabilitate his investment. He also stated this proposal did not include
changing the exterior of the structure or the building footprint which would allow the
structure to remain residential in character similar to other homes along the street.
There was a general discussion concerning the other properties in the area and if these
properties were in violation.
A motion was made to approve the proposed development as presented. The motion
failed by a vote of 0 ayes, 7 ayes and 4 absent.
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