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HomeMy WebLinkAboutZ-7582 Staff AnalysisFILE NO.: Z-7582 NAME: Gardner Short -form PD -R LOCATION: 705 Beechwood Street DEVELOPER: Steve Gardner 1109 North Polk Street Little Rock, AR 72205 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-5 FT. NEW STREET: 0 Multi -family residential at 36 units per acre Three-family Residence VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to remove and rebuild an existing structure originally built as a single car garage and two separate storage units on the back northeast corner of the property located at 705 Beechwood Street. The applicant has indicted the current structure is in disrepair and not able to be used in it's intended manner. The applicant proposes to replace the existing one level structure with a similar single car garage with three storage units on the first level and an additional living space in a new second level. The structure is proposed at 40 feet by 15 feet and sitting three feet from the northern property line. The applicant also has indicated a two -foot setback from the rear (east) property line. The existing garage is a front -loading garage but the applicant has indicated the new garage will be rear loaded accessed from the alley. The garage will provide parking for the above living space. FILE NO.: Z-7582 Cont. The applicant has indicated in keeping with the a architectural will be built in the al look of e main living structure (a duplex), the proposed garagertp same Arts and Craftsman style. The applicant � h � indicated eveal exterior The roof will new structure will be constructed of lap siding be red three tab shingles, which are consistent with l be s#andardt#h thirty inch six The windows will be vinyl double hung and the do panel. B. E7C4STING CONDITIONS: The site contains an existing duplex residence with a dilapidated stated to garage eloreate° on the northeast property line. There is a functioning Y the structure and Beechwood Street is a standardHillcrest Street with curb, gutter and sidewalk in place along the propertyfrontage. The area contains a mix of uses from single-family milt ao commercial. single-famThere is an hemes are apartment house located across Beechwood located to the north and south of the home. There Ash Street,f Thee Hilly est homes located to the east of the site, across the y fronting Shopping area is located }ust south of the site with a mix of residential, office and retail uses. C. NEIGH6ORHOOD COMMENTS: As of this writing, staff has not received any comment t of the siteom area , residents who could be identified located within 300 located within Residents Neighborhood Association and all owners of property 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No Comment. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. K ILE NO.'. -Z--7582 Central Arkansas Water. Contact Central Arkansas Water at 992-2438 if larger and/or additional water meter(s) are required. Fire De artment: Approved as submitted. CountPlannin : No comment received. CATA: No comment received. F. iSSUESITECHNICALIQESIGN: Plannin Division: This request is located in the Heights/Hillcrest applicant District. The Land �,ned an shows Multifamily for this Development R Residential for a new garage apartment has applied for a Planned and additional parking off the alley. The request does not require a change to the Land Use Plan. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Actionn duse and zoning policies lan. The Zoning #o Land Use chapter listed a goal of enforcing the city preserve the unique scale of the neighborhood. this application p lined development itan city to review the merits and impact of the app p the neighborhood. Landsca e: No comment. G. SLIBnIwicunN COMMITTEE COMMENT: (February 19, 2004) applicant was not present. Staff briefly described the proposed request to The app few outstanding issues the Committee members and stated there were very contacted the applicant to associated with the proposed request and i the existing residence would resolve those issues. The Committee questioned be owner occupied. Staff stated this was not a requirement. t�opert es ted the requirement of owner occupation was related to R-2 and R-3 zonedp not R-5 zoned property. Staff stated based on the available square footage of the lot the applicant would be entitled to develop the site with three units as proposed. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANA YSIS: The applicant has indicated the prvpased structure will be located approximately the existing alleyway. three feet from the northern property two feet bit r am loaded accessing the The applicant has also indicated t garage 3 FILE NO.: Z-7582 Gont. alley for entry. The site plan includes the placement of two additional parking spaces in the rear of the structure also he structure accessed om the alley. There is one accessed from Beechwood parking spaces located m the front of typically require four parking spaces. Street. The proposed development would The proposed parkingis adequate to meet the typical minimum parking demand. The applicant has indicated the existing duplex structure will remain as such with the addition of the third living space above the wly constructed garage. will be constructed of similar applicant has indicated the proposed new structure building materials as the existing structure locatedsite in a buildpng a eivation th the architectural style of the area. The applicant has submitted and staff recommends this elevation become a part of the approved site plan. The applicant has indicated there is not a Bill of Assurance in effect for the subdivision. Staff is supportive of the proposed development. The property is currently zoned R-5, Urban Residential District, which allows ordinance development at a de the t n#ot more than thirty-six units per acre. The contain two thousand five hundred square feet d area per foot lot, adequate meet unit - The applicant has a seventy-five by one hundred forty this minimum lot area requirement. The applicant has indicated sufficient parking to s he demand for three units part of the development. and the applicant has not requested any signage aa The proposed development will be in keeping with development in the area. The requested use is an allowable use under the current adverse a im#aff pact ols the n the proposed development should have minim adjoining properties if developed in this manner. STAFF RECDMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the proposed building elevation become a part of the approved site plan. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. phonecallss regispport f the objectors present. Staff stated they had received two p proposed request and to their knowledge there are no aurecommends approval oding issues f the with the proposed request. Staff presented the item w request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 4 FILE NQ.: Z-7582 Cont. Staff also presented a recommendation that the proposed building elevation become a part of the approved site plan. There was no further discussion of the item. The item l was placed aces and 2 absent nt Agenda and approved as presented by staff by a vote of yes, 5 March 11, 2004 NAME: Gardner Short -form PD -R LOCATION: 705 Beechwood Street DEVELOPER: Steve Gardner 1109 North Polk Street Little Rock, AR 72205 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-5 .: Z-7 FT. NEW STREET: 0 Multi -family residential at 36 units per acre .m Three-family Residence VARIANCESIWAlVERS REQUESTED: None requested. A. PROPOSAVREQUEST: built The applicant proposes to remove and rebuild an exiutni s oing n the back originally noheast as a single car garage and two separate storage corner of the property located at 705 Beechwood Street. The applicant has indicted the current structure is in disrepair and not the exibe used i level intended manner. The applicant proposes to replace structure with a similar single car garage with three storage The structure s proposed and an addfirst level itional living space in a new second le at 40 feet by 15 feet and sitting three feet from the northern property I' propertyline. applicant also has indicated a two -foot setback from the rlicant has indicatedar (east) the The existing garage is a front -loading garage but the app new garage will be rear loaded accessed from the alley. The garage will provide parking for the above living space. March 11, 2004 SUBDIVISION FILE N NO.. 3 The applicant has indicated in keeping with the architectural apartment look k of thein the main living structure (a duplex), the proposed garage p same Arts and Craftsman style. The applicant Naas indicated Creal The root will he exterior of the new structure will be constructed of lap siding with be red three tab shingles, which are consistent w H he standarst tour+rich s x The windows will be vinyl double hung and the doors panel. B. EXISTING CONDITIONS: The site contains an existing duplex residence withn allle dilapidated dlocated to hegarage l ocateareof on the northeast property line. There is a functioning Y the structure and Beechwood Street is a standar Hillcrest Street with curb, gutter and sidewalk in place along the property frontage. here is an The area contains a mix of uses from single-family and single-family are apartment house located across Beechwood single-family located to the north and south of the ho ee• front ne are Ash Street ThHillcrest homes located to the east of the site, across the ally 9 Shopping area is located just south of the site with a mix of residential, office and retail uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment00 feetrom of the s teetheeHillcresAll t residents who could be identified located within 3 located within Residents Neighborhood Association and all owners of property 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLiC WORKS CONDITIONS: No Comment. E. UTILITIES AND PLANNING: Wastewater: Sewer available, not adversely affected. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 2 March 11, 2004 SUBDIVISION ITEM NO.: 31 Cont.) FILE NO.: Z-7582 Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planninq: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Development - Residential for a new garage apartment and additional parking off the alley. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use chapter listed a goal of enforcing the city's land -use and zoning policies to preserve the unique scale of the neighborhood. This application will allow the city to review the merits and impact of the applicant's proposed development on the neighborhood. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff briefly described the proposed request to the Committee members and stated there were very few outstanding issues associated with the proposed request and they had contacted the applicant to resolve those issues. The Committee questioned if the existing residence would be owner occupied. Staff stated this was not a requirement. Staff noted the requirement of owner occupation was related to R-2 and R-3 zoned properties not R-5 zoned property. Staff stated based on the available square footage of the lot the applicant would be entitled to develop the site with three units as proposed. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. 3 March 11, 2004 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: Z-7582 H. ANALYSIS: The applicant has indicated the proposed structure will be located approximately three feet from the northern property line and two feet from the existing alleyway. The applicant has also indicated the garage will be rear loaded accessing the alley for entry. The site plan includes the placement of two additional parking spaces in the rear of the structure also accessed from the alley. There is one parking spaces located in the front of the structure accessed from Beechwood Street. The proposed development would typically require four parking spaces. The proposed parking is adequate to meet the typical minimum parking demand. The applicant has indicated the existing duplex structure will remain as such with the addition of the third living space above the newly constructed garage. The applicant has indicated the proposed new structure will be constructed of similar building materials as the existing structure located on the site in keeping with the architectural style of the area. The applicant has submitted a building elevation and staff recommends this elevation become a part of the approved site plan. The applicant has indicated there is not a Bill of Assurance in effect for the subdivision. Staff is supportive of the proposed development. The property is currently zoned R-5, Urban Residential District, which allows for development at a density of not more than thirty-six units per acre. The ordinance also requires the site to contain two thousand five hundred square feet of land area per dwelling unit. The applicant has a seventy-five by one hundred forty foot lot, adequate to meet this minimum lot area requirement. The applicant has indicated sufficient parking to meet the demand for three units and the applicant has not requested any signage as a part of the development. The proposed development will be in keeping with development in the area. The requested use is an allowable use under the current zoning. Staff feels the proposed development should have minimal to no adverse impact on the adjoining properties if developed in this manner. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the proposed building elevation become a part of the approved site plan. 0 March 11, 2004 SUBDIVISION ITEM NO.: 31 Cont. FILE NO.: Z-7582 PLANNING CO The applicant w-, objectors present. proposed request with the proposed request subject to the above report. ISSION ACTION: (MARCH 11, 2004) is present representing the request. There were no registered Staff stated they had received two phone calls in support of the and to their knowledge there are no outstanding issues associated request. Staff presented the item with a recommends approval of the compliance with the conditions outlined in paragraphs D, E and F of Staff also presented a recommendation that the proposed building elevation become a part of the approved site plan. 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 9 ayes, 0 noes and 2 absent. ITEM NO.: 31 FILE NO.: Z-7582 NAME: Gardner Short -form PD -R LOCATION: 705 Beechwood Street Plannina 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. VadanceNVaivers: None requested. Pi ihlin UVnrks- No Comment. Utilities and Fire Department/County Planning: PLC Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. &ka_ rvr4 Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger and/or additional water meter(s) are required. 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 Multifamily for this property. The applicant has applied for a Planned Development - Residential for a new garage apartment and additional parking off alley. The request does not require a change to the Land Use Plan. City_ Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning & Land Use chapter listed a goal of enforcing the city's land -use and zoning policies to preserve the unique scale of the neighborhood. This application will allow the city to review the merits and impact of the applicant's proposed development on the neighborhood. Landscape: No comment. Revised Plat/plan Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.