HomeMy WebLinkAboutZ-7761 Staff AnalysisFILE NO.: Z-7761
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Peeples Investments, LLLP
RPPY Architects, Timothy Yelvington
4211 "A" Street
Approximately 0.155 Acre
Rezone from R-3 to R-5
Construction of a triplex residential structure
Vacant
SURROUNDING LAND USE AND ZONING
North — Mixture of single family, two-family and multifamily structures
(across "A" Street); zoned R-3, R-4 and R-5
South — Mixture of commercial uses (along the north side of West
Markham Street); zoned C-3
East — Single family, two-family and triplex structures, and a parking lot;
zoned R-3, R-4 and R-5
West — Single family residences; zoned R-3
A. PUBLIC WORKS COMMENTS:
With Buildina Permit:
1. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy. Alley frontage will also need
to be overplayed with construction.
2. Provide a property survey showing all easements. Easements are
required for all storm water drainage areas to the west.
3. A Sketch Grading and Drainage Plan will be required per Sec.
29-186(e). The new parking lot must be constructed in a manner
that will provide drainage to a public storm drain.
FILE NO.: Z-7761_ (Cont.)
B. LANDSCAPE AND BUFFER COMMENTS:
With Building Permit:
Areas set aside for buffers and landscaping meet with ordinance
requirements.
A six (6) 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 and western perimeters of the site.
C. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route #5 (West Markham
Route) runs along West Markham Street to the southwest and Route 8
(Rodney Parham Route) runs along Lee Avenue to the north.
D. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Hillcrest and Capitol View
— Stifft Station Neighborhood Associations were notified of the public
hearing.
E. LAND USE ELEMENT:
This request is located in the Heights Hillcrest Planning District. The Land
Use Plan shows Low Density Residential for this property. The applicant
has applied for a zoning change from R-3 Single Family District to R-5
Urban Residence District for construction of a triplex.
The proposal does not have a significant impact on the Land Use Plan,
which would necessitate a Plan Amendment.
Master Street Plan:
"A" Street is shown as a Local Street on the Master Street Plan as well as
nearby Elm and Rose Streets. The primary function of a Local Street is to
provide access to adjacent properties. "A" Street may require dedication
of right-of-way and may require street improvements.
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 goal listed several
objectives relevant to this case. The first goal of the Zoning and Land Use
2
FILE NO.: Z-7761 Cont.
is to "Establish design guidelines for the Hillcrest area," which consists of
this objective, "Hold property owners accountable for the appearance and
condition of their property," and these action statements: 1. Identify
repeat offenders. 2. Establish ordinances that will increase the penalties
for non-compliance incrementally, so that for each successive violation,
the penalty increases. 3. The City of Little Rock will take action at once
against property owners whose property does not conform to code."
Another Zoning and Land Use goal is to "Create a different set of
guidelines with which to govern the development of Hillcrest." One
objective relates to this case: "Residential goals should be used to direct
and implement standards for residential streets," with several action
statements support this want: "Create specific policies for demolition of
residential areas," "Create specific policy for rental property/garage
apartments," and "Allow residential property to contain more than eight
dwellings per development." The Zoning and Land Use goals reflect on
the neighborhood's concerns of rental properties and how new
construction is facilitated and designed. Throughout the design and
construction process the neighborhood association should be actively
involved in order to assure that neighborhood goals are being met. These
goals and action statements are intended to let potential developers and
individuals know that quality construction is desired, neighborhood
discussion is encouraged, and higher density housing is allowable.
F. STAFF ANALYSIS:
Peeples Investments, LLLP, owner of the 0.155 acre lot at 4211 "A"
Street, is requesting to rezone the property from "R-3" Single Family
District to "R-5" Urban Residence District. The rezoning is proposed in
order to construct a two-story triplex structure on the property. A small,
4 -car parking area is proposed on the south side of the structure,
accessed from the alley which runs along the south property line.
The property is currently vacant. A single family structure was recently
removed from the property. The property slopes downward from front to
back (north to south).
The general area contains a mixture of residential, office and commercial
uses. There is a mixture of single family, two-family, triplex and
multifamily structures to the north and east, within this block. Single family
residences are located immediately to the west. A mixture of commercial
and office uses are located to the south, along the north side of West
Markham Street. The UAMS campus is located across West Markham
Street to the south.
0
FILE NO.: Z-7761 (Cont.
The City's Future Land Use Plan designates this property as Low Density
Residential. The requested zoning change to R-5 for construction of a
triplex structure does not require a change to the Land Use Plan.
Staff is supportive of the requested R-5 zoning. Staff feels that the
request is reasonable. As noted previously, this block between Rose and
Elam Streets contains a mixture of residential uses, including an 8 -unit
apartment building. Staff feels that the proposed rezoning and
construction of a triplex structure will be compatible with the
neighborhood. With the new construction, drainage easements will be
required as noted by Public Works in paragraph A. of this report.
Additionally, the Wastewater Utility has noted that the existing sewer line
running through this property must be relocated with the new construction.
Staff believes the proposed rezoning will have no adverse impact on the
general area.
G. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-5 rezoning.
PLANNING COMMISSION ACTION: (DECEMBER 16, 2004)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval.
The applicant offered no additional comments.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as recommended by staff. A motion to that effect
was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The
application was approved.
4
December 16, 2004
ITEM NO.: 6
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
FILE NO.: Z-7761
Peeples Investments, LLLP
RPPY Architects, Timothy Yelvington
4211 "A" Street
Approximately 0. 155 Acre
Rezone from R-3 to R-5
Construction of a triplex residential structure
Vacant
SURROUNDING LAND USE AND ZONING
North — Mixture of single family, two-family and multifamily structures
(across "A" Street); zoned R-3, R-4 and R-5
South — Mixture of commercial uses (along the north side of West
Markham Street); zoned C-3
East — Single family, two-family and triplex structures, and a parking lot;
zoned R-3, R-4 and R-5
West — Single family residences; zoned R-3
A. PUBLIC WORKS COMMENTS:
With Building Permit:
1. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy. Alley frontage will also
need to be overplayed with construction.
2. Provide a property survey showing all easements. Easements are
required for all storm water drainage areas to the west.
3. A Sketch Grading and Drainage Plan will be required per Sec.
29-186(e). The new parking lot must be constructed in a manner
that will provide drainage to a public storm drain.
December 16, 2004
ITEM NO.: 6 (Cont.) _ FILE NO.: Z-7761
B. LANDSCAPE AND BUFFER COMMENTS:
With Buildin Permit:
Areas set aside for buffers and landscaping meet with ordinance
requirements.
A six (6) 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 and western perimeters of the site.
C. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route #5 (West Markham
Route) runs along West Markham Street to the southwest and Route 8
(Rodney Parham Route) runs along Lee Avenue to the north.
D. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Hillcrest and Capitol View
— Stifft Station Neighborhood Associations were notified of the public
hearing.
E. LAND USE ELEMENT:
This request is located in the Heights Hillcrest Planning District. The Land
Use Plan shows Low Density Residential for this property. The applicant
has applied for a zoning change from R-3 Single Family District to R-5
Urban Residence District for construction of a triplex.
The proposal does not have a significant impact on the Land Use Plan,
which would necessitate a Plan Amendment.
Master Street Plan:
"A" Street is shown as a Local Street on the Master Street Plan as well as
nearby Elm and Rose Streets. The primary function of a Local Street is to
provide access to adjacent properties. "A" Street may require dedication
of right-of-way and may require street improvements.
2
December 16, 2004
ITEM NO.: 6 (Cont.) FILE NO.: Z-7761
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 goal listed several
objectives relevant to this case. The first goal of the Zoning and Land Use
is to "Establish design guidelines for the Hillcrest area," which consists of
this objective, "Hold property owners accountable for the appearance and
condition of their property," and these action statements: 1. Identify
repeat offenders. 2. Establish ordinances that will increase the penalties
for non-compliance incrementally, so that for each successive violation,
the penalty increases. 3. The City of Little Rock will take action at once
against property owners whose property does not conform to code."
Another Zoning and Land Use goal is to "Create a different set of
guidelines with which to govern the development of Hillcrest." One
objective relates to this case: "Residential goals should be used to direct
and implement standards for residential streets," with several action
statements support this want: "Create specific policies for demolition of
residential areas," "Create specific policy for rental property/garage
apartments," and "Allow residential property to contain more than eight
dwellings per development." The Zoning and Land Use goals reflect on
the neighborhood's concerns of rental properties and how new
construction is facilitated and designed. Throughout the design and
construction process the neighborhood association should be actively
involved in order to assure that neighborhood goals are being met. These
goals and action statements are intended to let potential developers and
individuals know that quality construction is desired, neighborhood
discussion is encouraged, and higher density housing is allowable.
F. STAFF ANALYSIS:
Peeples Investments, LLLP, owner of the 0.155 acre lot at 4211 "A"
Street, is requesting to rezone the property from "R-3" Single Family
District to "R-5" Urban Residence District. The rezoning is proposed in
order to construct a two-story triplex structure on the property. A small,
4 -car parking area is proposed on the south side of the structure,
accessed from the alley which runs along the south property line.
The property is currently vacant. A single family structure was recently
removed from the property. The property slopes downward from front to
back (north to south).
The general area contains a mixture of residential, office and commercial
uses. There is a mixture of single family, two-family, triplex and
3
December 16, 2004
ITEM NO.: 6 (Cont.
FILE NO.: Z-7761
multifamily structures to the north and east, within this block. Single
family residences are located immediately to the west. A mixture of
commercial and office uses are located to the south, along the north side
of West Markham Street. The UAMS campus is located across West
Markham Street to the south.
The City's Future Land Use Plan designates this property as Low Density
Residential. The requested zoning change to R-5 for construction of a
triplex structure does not require a change to the Land Use Plan.
Staff is supportive of the requested R-5 zoning. Staff feels that the
request is reasonable. As noted previously, this block between Rose and
Elam Streets contains a mixture of residential uses, including an 8 -unit
apartment building. Staff feels that the proposed rezoning and
construction of a triplex structure will be compatible with the
neighborhood. With the new construction, drainage easements will be
required as noted by Public Works in paragraph A. of this report.
Additionally, the Wastewater Utility has noted that the existing sewer line
running through this property must be relocated with the new construction.
Staff believes the proposed rezoning will have no adverse impact on the
general area.
G. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-5 rezoning.
PLANNING COMMISSION ACTION:
(DECEMBER 16, 2004)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval.
The applicant offered no additional comments.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as recommended by staff. A motion to that effect
was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The
application was approved.
rd