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HomeMy WebLinkAboutZ-7695 Staff AnalysisFILE NO.: Z-7695 NAME: Smith Short -form PD -R LOCATION: Located at 1600 South Battery Street DEVELOPER: Shelby Smith 2700 Shelly Drive Little Rock, AR 72210 ENGINEER: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.22 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-3, Single-family FT. NEW STREET: 0 Single-family and non -conforming four-piex -9 - Five unit multi -family building VARIANCESMIAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: In 2003, the applicant purchased the building located at 1600 Battery Street (on the corner of 16th and Battery Streets). The building was constructed in the mid 1940s as 4-plex apartment building with each apartment having secured storage room in the attic of the building. The structure is built of wood with aluminum siding on the exterior. Originally there was covered parking on the west side of the property that facilitated four vehicles. There was also a decorative iron fence surrounding the property. Both the carport and the decorative fence had been removed before the applicant purchased the property. The facility was not air- conditioned at the time of purchase. FILE NO.: Z-7695 (Cont. The applicant is currently remodeling the apartment building. When the project is finished the facility will house five units, both furnished and unfurnished air- conditioned apartments. The exterior improvements will include new paint and new energy efficient windows, new roofing, resurfaced and covered tenant parking and landscaping. The applicant is requesting the rezoning of the property to bring it into compliance with city ordinance regarding the use of the property: The applicant is proposing to develop a fifth apartment utilizing the present attic space in the building. There will be a need for additional parking space. To facilitate the parking for an extra tenant, the applicant is proposing the placement of a 20 -foot by 20 -foot parking pad along Battery Street. The site plan indicates the applicant will reconstruct a decorative iron fence on the north and east property lines and place a wood fence on the south property line. B. EXISTING CONDITIONS: The site contains an existing multi -family structure which is being renovated. To the west of the site is a mixture of single-family and two-family homes most of which have been renovated and are occupied. To the north of the site across West 16th if a funeral home with single-family homes located further north. To the south of the site is a four plex building with single-family and two family homes located further south. East of the site are also residential uses with one home boarded. There is a city park located to the northeast of the site. C. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, the Wrights Avenue Neighborhood Association, the Downtown Neighborhood Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. If parking is approved on the Battery Street side, provide a driveway with concrete apron per City Ordinance. 2. Repair or replace any curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 3. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2 FILE NO.: Z-7695 Cont. E. F9 UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If multiple units are served off a single meter, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. 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 applied for a Planned Development Residential for addition of one unit to an existing multi -family building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Battery and West 16th Streets are shown as Local on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 3 FILE NO.: Z-7695(Cont.) Landscape: The proposed width of the on site street landscape buffer along Battery Street is less than the 6 -foot 9 -inch minimum allowed by Zoning and Landscape Ordinances. This takes into account the reductions allowed within the designated mature area of the City. The face side of the proposed wooden fence must be directed outward. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Shelby Smith was present representing the request. Staff stated the applicant was proposing the conversion of an existing four unit apartment building into a five unit apartment building by converting attic space. Staff stated there were additional items necessary to complete the review process. Staff questioned if there was to be any signage as a part of the development. Mr. Smith stated a single sign would be located near the intersection of West 16th and Battery Streets. Mr. Smith stated the sign would be approximately three feet by four feet. Staff questioned if there was to be a dumpster located on the site. Mr. Smith stated a dumpster would be located near the drive on West 16th Street. The proposed parking plan was discussed at length. Staff stated the proposed parking along Battery Street was not acceptable. Mr. Smith stated he would revise the plan to include a 20 -foot by 20 -foot parking pad along Battery and landscape the area to shield the pad from the street. Staff also stated the parking area along the western perimeter could be reconfigured to allow for an additional parking space. Mr. Smith stated he did not feel the site was adequate to allow for maneuvering if placed along the western perimeter. He stated he would go to the site and measure to ensure if the parking was relocated there would be sufficient room to allow residents to back out and not damage the building. Public Works comments were addressed. Staff stated any broken sidewalk or curb would be required to be replaced prior to occupancy. Staff also stated the proposed driveway along Battery Street would have to meet City ordinance requirements. Landscaping comments were addressed. Staff stated the proposed width of the on site street landscape buffer along Battery Street was less than the six feet nine inch minimum required by the zoning and landscape ordinances. Staff stated the face side of the proposed fence along the southern property line must face out. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 FILE NO.: Z-7695 H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the placement of a 20 -foot by 20 -foot parking pad along Battery Street. Staff is supportive of the placement of the pad in this configuration. The applicant has indicated a parking space will be added to the existing parking area on the western property line. This will allow for a total of seven parking spaces on the site. The typical minimum parking required for a multi -family development with five units is seven parking spaces. Staff feels the indicated parking sufficient to meet the minimum parking demand. The applicant has indicated a dumpster location on the site plan. Staff is not supportive of the placement of a dumpster on the site. Staff feels a dumpster will be out of character with the neighborhood. Staff feels the placement of garbage cans more desirable for garbage collection for the site. The applicant has also indicated a two -foot by four -foot sign located in the front yard area. The ordinance typically allows for the placement of a single sign not to exceed twenty-four square feet of sign area. Staff is supportive of the applicant's indicated signage plan. The applicant has indicated the placement of a six foot wood fence along the southern perimeter of the site. The site plan indicates the fence will be turned with the finished site outward to comply with typical ordinance requirements. The applicant has also indicated the placement of wrought iron fencing along the street side of the development. The fence is proposed as four feet in height and detailed to match an existing portion of fencing on the site. A six foot wrought iron fence will also be placed between West 16th Street and the southern property line, outside the building setback. Staff is supportive of the proposed fencing. With the redesign of the parking pad along Battery Street the applicant has increased the landscape area to comply with minimum ordinance requirements. Staff is supportive of the applicant's request. The applicant has requested the conversion of an existing four unit apartment building into a five unit apartment building. The applicant has indicated the placement of seven parking spaces on the site which is sufficient to meet the typical minimum ordinance requirements for a multi -family development. There is a mixture of uses in the area including single-family, two-family and multi -family residences and staff does not feel the placement of the fifth unit will have a significant impact on the adjoining properties. 5 FILE NO.: Z-7695 Cont. 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 a dumpster not be allowed to be placed on the site and garbage collection handled through the placement of garbage cans on the site. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation a dumpster not be allowed to be placed on the site and garbage collection handled through the placement of garbage cans on the site. There was no further discussion of the item. The chair entertained a motion to approve the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. D August 26, 2004 ITEM NO.: 22 NAME: Smith Short -form PD -R LOCATION: Located at 1600 South Battery Street DEVELOPER: Shelby Smith 2700 Shelly Drive Little Rock, AR 72210 ENGINEER - Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.22 Acres CURRENT ZONING ALLOWED USE PROPOSED ZONING; NUMBER OF LOTS R-3, Single-family ILE NO.: Z-7695 FT. NEW STREET: 0 Single-family and non -conforming four-plex PROPOSED USE: Five unit multi -family building VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: In 2003, the applicant purchased the building located at 1600 Battery Street (on the corner of 16th and Battery Streets). The building was constructed in the mid 1940s as 4-plex apartment building with each apartment having secured storage room in the attic of the building. The structure is built of wood with aluminum siding on the exterior. Originally there was covered parking on the west side of the property that facilitated four vehicles. There was also a decorative iron fence surrounding the property. Both the carport and the decorative fence had been removed before the applicant purchased the property. The facility was not air- conditioned at the time of purchase. August 26, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) _ FILE NO.: Z-7695 The applicant is currently remodeling the apartment building. When the project is finished the facility will house five units, both furnished and unfurnished air- conditioned apartments. The exterior improvements will include new paint and new energy efficient windows, new roofing, resurfaced and covered tenant parking and landscaping. The applicant is requesting the rezoning of the property to bring it into compliance with city ordinance regarding the use of the property. The applicant is proposing to develop a fifth apartment utilizing the present attic space in the building. There will be a need for additional parking space. To facilitate the parking for an extra tenant, the applicant is proposing the placement of a 20 -foot by 20 -foot parking pad along Battery Street. The site plan indicates the applicant will reconstruct a decorative iron fence on the north and east property lines and place a wood fence on the south property line. B. EXISTING CONDITIONS: The site contains an existing multi -family structure which is being renovated. To the west of the site is a mixture of single-family and two-family homes most of which have been renovated and are occupied. To the north of the site across West 16th if a funeral home with single-family homes located further north. To the south of the site is a four plex building with single-family and two family homes located further south. East of the site are also residential uses with one home boarded. There is a city park located to the northeast of the site. C. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, the Wrights Avenue Neighborhood Association, the Downtown Neighborhood Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. If parking is approved on the Battery Street side, provide a driveway with concrete apron per City Ordinance. 2. Repair or replace any curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 3. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2 August 26, 2004 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7695 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ene[g : Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If multiple units are served off a single meter, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. 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 applied for a Planned Development Residential for addition of one unit to an existing multi -family building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Battery and West 16th Streets are shown as Local on the Master Street Plan and may require dedication of right-of-way and street improvements. 3 August 26, 2004 SUBDIVISION ITEM NO.: 22 (Cont.)_ _ FILE NO.: Z-7695 City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed width of the on site street landscape buffer along Battery Street is less than the 6 -foot 9 -inch minimum allowed by Zoning and Landscape Ordinances. This takes into account the reductions allowed within the designated mature area of the City. The face side of the proposed wooden fence must be directed outward. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Shelby Smith was present representing the request. Staff stated the applicant was proposing the conversion of an existing four unit apartment building into a five unit apartment building by converting attic space. Staff stated there were additional items necessary to complete the review process. Staff questioned if there was to be any signage as a part of the development. Mr. Smith stated a single sign would be located near the intersection of West 16th and Battery Streets. Mr. Smith stated the sign would be approximately three feet by four feet. Staff questioned if there was to be a dumpster located on the site. Mr. Smith stated a dumpster would be located near the drive on West 16th Street. The proposed parking plan was discussed at length. Staff stated the proposed parking along Battery Street was not acceptable. Mr. Smith stated he would revise the plan to include a 20 -foot by 20 -foot parking pad along Battery and landscape the area to shield the pad from the street. Staff also stated the parking area along the western perimeter could be reconfigured to allow for an additional parking space. Mr. Smith stated he did not feel the site was adequate to allow for maneuvering if placed along the western perimeter. He stated he would go to the site and measure to ensure if the parking was relocated there would be sufficient room to allow residents to back out and not damage the building. Public Works comments were addressed. Staff stated any broken sidewalk or curb would be required to be replaced prior to occupancy. Staff also stated the proposed driveway along Battery Street would have to meet City ordinance requirements. Landscaping comments were addressed. Staff stated the proposed width of the on site street landscape buffer along Battery Street was less than the six feet nine inch minimum required by the zoning and landscape ordinances. Staff 0 August 26, 2004 SUBDIVISION ITEM NO.: 22 (Cont. FILE NO.: Z - stated the face side of the proposed fence along the southern property line must face out. 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 submitted a revised plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the placement of a 20 -foot by 20 -foot parking pad along Battery Street. Staff is supportive of the placement of the pad in this configuration. The applicant has indicated a parking space will be added to the existing parking area on the western property line. This will allow for a total of seven parking spaces on the site. The typical minimum parking required for a multi -family development with five units is seven parking spaces. Staff feels the indicated parking sufficient to meet the minimum parking demand. The applicant has indicated a dumpster location on the site plan. Staff is not supportive of the placement of a dumpster on the site. Staff feels a dumpster will be out of character with the neighborhood. Staff feels the placement of garbage cans more desirable for garbage collection for the site. The applicant has also indicated a two -foot by four -foot sign located in the front yard area. The ordinance typically allows for the placement of a single sign not to exceed twenty-four square feet of sign area. Staff is supportive of the applicant's indicated signage plan. The applicant has indicated the placement of a six foot wood fence along the southern perimeter of the site. The site plan indicates the fence will be turned with the finished site outward to comply with typical ordinance requirements. The applicant has also indicated the placement of wrought iron fencing along the street side of the development. The fence is proposed as four feet in height and detailed to match an existing portion of fencing on the site. A six foot wrought iron fence will also be placed between West 16th Street and the southern property line, outside the building setback. Staff is supportive of the proposed fencing. With the redesign of the parking pad along Battery Street the applicant has increased the landscape area to comply with minimum ordinance requirements. Staff is supportive of the applicant's request. The applicant has requested the conversion of an existing four unit apartment building into a five unit apartment building. The applicant has indicated the placement of seven parking spaces on the site which is sufficient to meet the typical minimum ordinance requirements 5 August 26, 2004 SUBDIVISION O.: 22 (Cont. for a multi -family development. There is single-family, two-family and multi -family placement of the fifth unit will have properties. STAFF RECOMMENDATION: FILE NO.: Z-7695 a mixture of uses in the area including residences and staff does not feel the a significant impact on the adjoining 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 a dumpster not be allowed to be placed on the site and garbage collection handled through the placement of garbage cans on the site. PLANNING COMMISSION ACTION. (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation a dumpster not be allowed to be placed on the site and garbage collection handled through the placement of garbage cans on the site. There was no further discussion of the item. The chair entertained a motion to approve the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 NAME: Smith Short -form PD -R LOCATION: located at 1600 South Battery Street Plannina Staff Comments: FILE NO.: (Z-769 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. 2. Revise the site plan to allow five parking spaces along the western property line, - removing the covered parking area. The drive and existing parking pad will have to be extended to the east a few feet to allow for maneuvering room. 3. Remove the gravel along Battery Street and reseed the lawn area. 4. Is there any signage proposed as a part of the development? If so indicated the location along with a note concerning the proposed height and area. Variance/Waivers-requested- Pi None re q Pi ihlir, 1A/nrkc- 1. If parking is approved on the Battery Street side, provide a driveway with concrete apron per City Ordinance. 2. Repair or replace any curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 3. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 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: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If multiple units are served off a single meter, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. 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 for addition of one unit to an existing multi -family building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Battery and West 16th Streets are shown as Local on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan Landscape; The proposed width of the on site street landscape buffer along Battery Street is less than the 6 -foot 9 -inch minimum allowed by Zoning and Landscape Ordinances. This takes into account the reductions allowed within the designated mature area of the City. The face side of the proposed wooden fence must be directed outward. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004.