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HomeMy WebLinkAboutZ-7345 Staff AnalysisFebruary 6, 2003 ITEM NO.: 10 NAME: Levi Short -form PD -R LOCATION: 4328 "C" Street DEVELOPER: Lance Levi 320 North Monroe Little Rock, AR 72205 AREA: 0.56 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-3, Single-family FILE NC.: Z-7345 ENGINEER: Dee Wilson P.O. Box 604 North Little Rock, AR 72115 FT. NEW STREET: 0 ALLOWED USES: Single-family and duplex development through a Conditional Use Permit PROPOSED ZONING: PD -R PROPOSED USE: Duplex VARIAN CESMAIVERS REQUESTED: None requsted. A. PROPOSAL/REQUEST: The applicant proposes to convert this existing single-family structure into a duplex. Unit 1 will occupy approximately 1350 square feet and Unit 2 will occupy the remaining 850 square feet. Each unit will have covered parking one of which is an existing two (2) car garage; the second a covered overhang along the eastern side of the structure. There are no exterior modifications proposed to the structure with the exception of needed maintenance and rehabilitation. The only interior changes will be the addition of a bathroom in Unit 2 and the addition of a wall to separate the units. February 6, 2003 SUBDIVISION ITEM NO.: 10(Cont.)FILE NO.: Z-7346 B. EXISTING CONDITIONS: The site contains a structure, which has been added on to on several previous occasions and has the appearance of a duplex. The driveway for the site is a gravel drive. "C" Street is a very narrow unimproved street (alleyway) with open ditches for drainage. The area appears to be exclusively single-family with the exception of a house with a garage apartment located on the corner of "C" Street and North Jackson Street. A PRD was approved to the south of the site to allow the development of reduced setback detached single-family homes on eight (8) lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents and the Capitol View Neighborhood Associations were notified of the public hearing along with all property owners located within 200 - feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORMS CONDITIONS: 1. Any future driveway locations and widths must be approved by Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. 2 February 6, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-7345 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PDR for a duplex. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Housing Goal promotes the preservation and maintenance of the existing architectural character and charm of the neighborhood. The plan also contains a list of supplemental issues, which includes a housing objective of insuring a variety of housing types that fit the context of Hillcrest. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Lance Levi was present representing the application. Staff give an overview of the proposed project indicating there were no exterior modifications proposed as a part of the application. Staff stated the only modifications would be those related to maintenance. Staff also stated the interior modifications were be minimal. Staff requested additional information from Mr. Levi to include an updated survey of the site including the street right-of-way and building setbacks. Staff also requested any proposed fencing be shown on the site plan. Mr. Levi stated the existing chain link fence would remain but no additional fencing was proposed. Staff also questioned if the existing two car garage would remain as a garage or be converted to living space. Mr. Levi stated the garage would not be converted to living space. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has received an updated survey indicating the building placement and existing setbacks, and the K3 February 6, 2003 SUBDIVISION ITEM NO.: 10 FILE NO.: Z-7345 proposed layout of the units. The applicant has also indicated the parking areas on the site plan. Staff is supportive of the request to convert the structure to a duplex. The Hillcrest area is scattered with single-family and duplex development throughout. The proposed use is consistent with the neighborhood and since the applicant is not proposing any exterior modifications or structural changes with the exception of an interior wall to separate the units, this would not alter the character of the structure or the neighborhood in Staff's opinion. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to allow the existing single-family structure to be converted to a duplex. STAFF RECOMMENDATION: Staff recommends approval of the requested PD -R subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff Report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Lance Levi was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval of the requested PD -R subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Ms. Rita Sklar spoke in opposition of the proposed development. She stated she and the other property owners had invested into the neighborhood to "turn the neighborhood around". She stated with rental property and multi -family creeping into the neighborhood this would decrease property values. Mr. Levi addressed the Commission stating he was a property owner in the neighborhood and did not want to decrease property values. He stated his desire was to improve the neighborhood and refurbish a structure, which was in dire need of repair. Mr. Levi stated his home was located adjacent to the site and he would definitely police the premise to keep unwanted elements out of the neighborhood. Commissioner Rector stated the Commission could not zone for rental units. He stated density was a concern the Commission could address and the lot was more than adequate to house two (2) single-family homes. 4 February 6, 2003 SUBDIVISION ITEM NO.: 10 (Cont.1 FILE NO.: Z-7345 A motion was made to approve the item as recommended by staff subject to compliance with the conditions in the staff recommendation and write-up. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. FILE NO.: Z-7345 NAME: Levi Short -form PD -R LOCATION: 4328 "C" Street DEVELOPER: Lance Levi 320 North Monroe Little Rock, AR 72205 AREA: 0.56 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-3, Single-family ENGINEER: Dee Wilson P.O. Box 604 North Little Rock, AR 72115 FT. NEW STREET: 0 ALLOWED USES: Single-family and duplex development through a Conditional Use Permit PROPOSED ZONING: PD -R PROPOSED USE: Duplex VARIANCESIWAIVERS REQUESTED: None requsted. A. PROPOSAL/REQUEST: The applicant proposes to convert this existing single-family structure into a duplex. Unit 1 will occupy approximately 1350 square feet and Unit 2 will occupy the remaining 850 square feet. Each unit will have covered parking one of which is an existing two (2) car garage; the second a covered overhang along the eastern side of the structure. There are no exterior modifications proposed to the structure with the exception of needed maintenance and rehabilitation. The only interior changes will be the addition of a bathroom in Unit 2 and the addition of a wall to separate the units. FILE NO.: Z-7345 (C B. EXISTING CONDITIONS: The site contains a structure, which has been added on to on several previous occasions and has the appearance of a duplex. The driveway for the site is a gravel drive. "C" Street is a very narrow unimproved street (alleyway) with open ditches for drainage. The area appears to be exclusively single-family with the exception of a house with a garage apartment located on the corner of "C" Street and North Jackson Street. A PRD was approved to the south of the site to allow the development of reduced setback detached single-family homes on eight (8) lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents and the Capitol View Neighborhood Associations were notified of the public hearing along with all property owners located within 200 - feet of the site and all residents; who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Any future driveway locations and widths must be approved by Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. 6 FILE NO.: Z-7345 Cont. F. ISSUES/TECHNICALIDESIGN: Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PDR for a duplex. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Housing Goal promotes the preservation and maintenance of the existing architectural character and charm of the neighborhood. The plan also contains a list of supplemental issues, which includes a housing objective of insuring a variety of housing types that fit the context of Hillcrest. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Lance Levi was present representing the application. Staff give an overview of the proposed project indicating there were no exterior modifications proposed as a part of the application. Staff stated the only modifications would be those related to maintenance. Staff also stated the interior modifications were be minimal. Staff requested additional information from Mr. Levi to include an updated survey of the site including the street right-of-way and building setbacks. Staff also requested any proposed fencing be shown on the site plan. Mr. Levi stated the existing chain link fence would remain but no additional fencing was proposed. Staff also questioned if the existing two car garage would remain as a garage or be converted to living space. Mr. Levi stated the garage would not be converted to living space. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has received an updated survey indicating the building placement and existing setbacks, and the proposed layout of the units. The applicant has also indicated the parking areas on the site plan. 3 FILE NO.: Z-7345 (Cont. Staff is supportive of the request to convert the structure to a duplex. The Hillcrest area is scattered with single-family and duplex development throughout. The proposed use is consistent with the neighborhood and since the applicant is not proposing any exterior modifications or structural changes with the exception of an interior wall to separate the units, this would not alter the character of the structure or the neighborhood in Staff's opinion. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to allow the existing single-family structure to be converted to a duplex. STAFF RECOMMENDATION: Staff recommends approval of the requested PD -R subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff Report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Lance Levi was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval of the requested PD -R subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Ms. Rita Sklar spoke in opposition of the proposed development. She stated she and the other property owners had invested into the neighborhood to "turn the neighborhood around". She stated with rental property and multi -family creeping into the neighborhood this would decrease property values. Mr. Levi addressed the Commission stating he was a property owner in the neighborhood and did not want to decrease property values. He stated his desire was to improve the neighborhood and refurbish a structure, which was in dire need of repair. Mr. Levi stated his home was located adjacent to the site and he would definitely police the premise to keep unwanted elements out of the neighborhood. Commissioner Rector stated the Commission could not zone for rental units. He stated density was a concern the Commission could address and the lot was more than adequate to house two (2) single-family homes. A motion was made to approve the item as recommended by staff subject to compliance with the conditions in the staff recommendation and write-up. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. .19 February 6, 2003 ITFM NO_: 10 NAME: Levi Short -form PD -R LOCATION: 4328 "C" Street DEVELOPER: Lance Levi 320 North Monroe Little Rock, AR 72205 AREA: 0.56 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-3, Single-family FILE NO.: Z-7345 ENGINEER: Dee Wilson P.O. Box 604 North Little Rock, AR 72115 'FT. NEW STREET: 0 ALLOWED USES: Single-family and duplex development through a Conditional Use Permit PROPOSED ZONING: PD -R PROPOSED USE: Duplex VARIANCESMAIVERS REQUESTED: None requsted. A. PROPOSAVREQUEST: The applicant proposes to convert this existing single-family structure into a duplex. Unit 1 will occupy approximately 1350 square feet and Unit 2 will occupy the remaining 850 square feet. Each unit will have covered parking one of which is an existing two (2) car garage; the second a covered overhang along the eastern side of the structure. There are no exterior modifications proposed to the structure with the exception of needed maintenance and rehabilitation. The only interior changes will be the addition of a bathroom in Unit 2 and the addition of a wall to separate the units. February 6, 2003 SUBDIVISION ITEM NO.: 10 B. EXISTING CONDITIONS: FILE NO.: Z-7345 The site contains a structure, which has been added on to on several previous occasions and has the appearance of a duplex. The driveway for the site is a gravel drive. "C" Street is a very narrow unimproved street (alleyway) with open ditches for drainage. The area appears to be exclusively single-family with the exception of a house with a garage apartment located on the corner of "C" Street and North Jackson Street. A PRD was approved to the south of the site to allow the development of reduced setback detached single-family homes on eight (8) lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents and the Capitol View Neighborhood Associations were notified of the public hearing along with all property owners located within 200 - feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Any future driveway locations and widths must be approved by Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. 2 February 6, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) _ FILE NO.: Z-734 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PDR for a duplex. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Housing Goal promotes the preservation and maintenance of the existing architectural character and charm of the neighborhood. The plan also contains a list of supplemental issues, which includes a housing objective of insuring a variety of housing types that fit the context of Hillcrest. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT; (January 16, 2003) Mr. Lance Levi was present representing the application. Staff give an overview of the proposed project indicating there were no exterior modifications proposed as a part of the application. Staff stated the only modifications would be those related to maintenance. Staff also stated the interior modifications were be minimal. Staff requested additional information from Mr. Levi to include an updated survey of the site including the street right-of-way and building setbacks. Staff: also requested any proposed fencing be shown on the site plan. Mr. Levi stated the existing chain link fence would remain but no additional fencing was proposed. Staff also questioned if the existing two car garage would remain as a garage or be converted to living space. Mr. Levi stated the garage would not be converted to living space. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has received an updated survey indicating the building placement and existing setbacks, and the 3 February 6, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7345 proposed layout of the units. The applicant has also indicated the parking areas on the site plan. Staff is supportive of the request to convert the structure to a duplex. The Hillcrest area is scattered with single-family and duplex development throughout. The proposed use is consistent with the neighborhood and since the applicant is not proposing any exterior modifications or structural changes with the exception of an interior wall to separate the units, this would not alter the character of the structure or the neighborhood in Staff's opinion. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to allow the existing single-family structure to be converted to a duplex. STAFF RECOMMENDATION: Staff recommends approval of the requested PD -R subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff Report. 12 Subdivision Committee Comments Item No. 10 Levi Short -form PD -R Planning Staff Comments: January 16, 2003 Z-7345 1. Indicate the existing street right-of-way on the site plan. 2. Will the existing two (2) car garage remain as parking for the site? 3. Indicate on the site plan entrances to the proposed units. 4. Indicate any additional proposed parking on the site plan. All parking must be constructed of a hard surface material. 5. Indicate any proposed fencing on the site plan along with details (material/height). 6. Will there be any signage as a part of the development. If so indicated on the site _ t plan along with details (height/area/location). 7. Indicate the proposed building setbacks from all property lines. 8. 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. VarianceM givers: None requested. Public Works: 1. Any future driveway locations and widths must be approved by Public Works. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992 -2438 - Fire Department: Approved as submitted_ County Planninq: No comment received. CATA: No comment received. r Planning Division: Landscape Issues: No comment. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, January 22, 2003.