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HomeMy WebLinkAboutZ-7790 Staff AnalysisFILE NO_: Z-7790 NAME: Walker Short -form POD LOCATION: Located at 820 North Buchanan Street DEVELOPER: Ms. Lori Walker P.O. Box 5456 Pine Bluff, AR 71611 ENGINEER: Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.17 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 2 R-3, Single-family District Single-family residential -ME FT. NEW STREET: 0 LF PROPOSED USE: Create a plat to separate an existing single-family residential use from an existing parking lot VARIANCESIWAIVERS REQUESTED: Plat Variance — The creation of a lot without public street frontage. A. PROPOSAUREQUEST: The applicant is proposing a rezoning of this site from R-3, Single-family District to POD to allow the separation of an existing single-family residence and an existing parking lot. The applicant is proposing Lot 17R to continue to function as a residence and Lot 18R will continue to function as a parking lot. The applicant has indicated the parking lot was added to the site several years ago and serves an office building located to the northwest. The approval of the FILE NO.: Z-7790 Cont. request will allow the creation of a plat to subdivide the two uses and allow the zoning of the parking lot to conform to the use. The request will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage for proposed Lot 18R. The applicant has indicated an existing alleyway currently serves the lot and this will remain as the access. B. EXISTING CONDITIONS: The site contains a residence with a parking area located in the rear yard. A wall separates the two uses. There is an office building and parking lot located immediately north of the site. An alleyway extending from "H" Street accesses both parking areas. There are office uses located to the west of the site and single-family uses located to the south of the site. To the east of the site is the Terry Library. North of "H" Street is an elementary school. C. NEIGHBORHOOD COMMENTS: The Hillcrest Residents Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: 1. No comments on lot split for commercial parking. E. 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: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #21 — the University Avenue Bus Route. 2 FILE NO.: Z-7790 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD (Planned Office Development) to split a lot into two. The alley lot with the existing parking lot will service the office use located to the northwest. The request does not require a change to the Land Use Plan since it relates to the Office area shown immediately north of the site. Master Street Plan: Buchanan Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. H Street is shown as a Collector on the Master Street Plan and will not be affected by this application. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Buchanan Street may require dedication of right-of-way and street and sidewalk improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. None of the Goals or Objectives are directly related to this case. Landscape: Since there are no building expansions or new parking areas to be developed, no landscaping upgrades are required. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was not present. Staff stated there were no remaining technical issues associated with the proposed request. Staff noted the proposed request to the committee members present. There was no further discussion of the item and the committee then forwarded the item to the full commission for final action. H. ANALYSIS: The applicant had addressed all the technical issues related to the proposed development prior to the February 10, 2005, Subdivision Committee meeting. The applicant's request includes a rezoning of this site from R-3, Single-family District to POD to allow the separation of an existing single-family residence and an existing parking lot. The typical lot area for an R-3, Single-family zoned lot is 5,000 square feet with a minimum width of 50 -feet and a minimum depth of 100 -feet. The new lot will be 60 -feet by 90 -feet with a 5,400 square foot lot area. The approval of the request will require a variance from the Subdivision 3 E 6 FILE NO.: Z-7790 Ordinance to allow the development of a lot with a reduced lot depth. Staff is supportive of the requested variance for Lot 17R to be used as a residence. The POD zoning request will also allow the parking area (Lot 18R) to come into conformance with the use. Lot 18R is proposed as 60 -feet by 50 -feet or 3,000 square feet. The parking area serves an office building located to the west currently zoned 0-3, General Office District. The typical lot area required for an 0-3, General Office District zoned lot is 14,000 square feet. The typical minimum lot width is 100 -feet. In addition, the lot will be created as a lot without public street frontage. The proposed lot will require a variance from the Subdivision Ordinance to allow the development of the proposed lot with a reduced lot width, a reduced lot area and a lot without public street frontage. Staff does not feel the reduced lot width and area will have any adverse impact on the site or adjoining properties. Staff is also supportive of the variance to allow the creation of the lot without public street frontage. An alleyway extending from H Street currently serves the indicated lot. The site has functioned in this manner for a number of years and does not appear to have caused any negative impact. Staff is supportive of the request variance to allow the creation of the lot as proposed. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the rezoning of this site to POD to allow the creation of the two lots and separate the two uses will have minimal impact on the adjoining properties. 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 approval of the requested variances to allow the development of the proposed lot with a reduced lot width, reduced lot area and the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There was one registered objectors present. Staff presented the item with 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 also presented a recommendation of approval of the requested variances to allow the development of the proposed lot with a reduced lot width, reduced lot area and the creation of a lot without public street frontage. Ms. Lori Walker addressed the Commission on the merits of her request. She stated the current tenant of the single-family house was requesting to purchase the home. She stated the plat was being requested to allow the division of the two uses. She stated the parking lot currently served an office building facing H Street and the office building desired to maintain control of the parking area. C! FILE NO.: Z-7790 (Cont. Mr. Tyler Thompson addressed the Commission in opposition of the proposed request. He stated he lived and worked adjacent to the proposed parking lot and his concern was not so much the lot split but that the parking lot was not being maintained. He stated he periodically cleaned the parking lot of trash. Mr. Thompson stated the business was not utilizing the parking lot. He stated the apartments located to the west of the site were utilizing the parking lot. He stated he wanted to ensure that someone was responsible for the parking lot in terms of cleaning and maintenance in the future and requested the parking lot be tied to the sale of the commercial building it was currently serving. Ms. Walker stated the condition that the parking lot be tied to the sale of the commercial building was acceptable. She stated to meet the required parking demand for the building the parking lot was required. A motion was made to approve the request as amended. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 March 3, 2005 ITEM NO.: 21 NAME: Walker Short -form POD LOCATION: Located at 820 North Buchanan Street DEVELOPER: Ms. Lori Walker P.O. Box 5456 Pine Bluff, AR 71611 FNr�INFFR• Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.17 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 2 R-3, Single-family District Single-family residential 9 FIL O.: Z-7790 FT. NEW STREET: 0 LF PROPOSED USE: Create a plat to separate an existing single-family residential use from an existing parking lot VARIANCES/WAIVERS REQUESTED: Plat Variance — The creation of a lot without public street frontage. A. PROPOSAUREQUEST: The applicant is proposing a rezoning of this site from R-3, Single-family District to POD to allow the separation of an existing single-family residence and an existing parking lot. The applicant is proposing Lot 17R to continue to function as a residence and Lot 18R will continue to function as a parking lot. The applicant has indicated the parking lot was added to the site several years -�ge�r�d=sel�►es��f�i�uiidlr�g�c�ated��tf�e�ortl�west-----he=appr-vvelrs�#�e March 3, 2005 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7790 request will allow the creation of a plat to subdivide the two uses and allow the zoning of the parking lot to conform to the use. The request will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage for proposed Lot 18R. The applicant has indicated an existing alleyway currently serves the lot and this will remain as the access. B. EXISTING CONDITIONS: The site contains a residence with a parking area located in the rear yard. A wall separates the two uses. There is an office building and parking lot located immediately north of the site. An alleyway extending from "H" Street accesses both parking areas. There are office uses located to the west of the site and single-family uses located to the south of the site. To the east of the site is the Terry Library. North of "H" Street is an elementary school. C. NEIGHBORHOOD COMMENTS: The Hillcrest Residents Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: 1. No comments on lot split for commercial parking. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. 2 March 3, 2005 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7790 CATA: The site is located near CATA Bus Route #21 — the University Avenue Bus Route. F. ISSUESfFECH N ICAUDESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD (Planned Office Development) to split a lot into two. The alley lot with the existing parking lot will service the office use located to the northwest. The request does not require a change to the Land Use Plan since it relates to the Office area shown immediately north of the site. Master Street Plan: Buchanan Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. H Street is shown as a Collector on the Master Street Plan and will not be affected by this application. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Buchanan Street may require dedication of right-of-way and street and sidewalk improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. None of the Goals or Objectives are directly related to this case. Landscape: Since there are no building expansions or new parking areas to be developed, no landscaping upgrades are required. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was not present. Staff stated there were no remaining technical issues associated with the proposed request. Staff noted the proposed request to the committee members present. There was no further discussion of the item and the committee then forwarded the item to the full commission for final action. H. ANALYSIS: The applicant had addressed all the technical issues related to the proposed development prior to the February 10, 2005, Subdivision Committee meeting. ds Theepp[ic 's reaUest incluea rezoning of th. 'U— lc__�i-rLq W March 3, 2005 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7790 District to POD to allow the separation of an existing single-family residence and an existing parking lot. The typical lot area for an R-3, Single-family zoned lot is 5,000 square feet with a minimum width of 50 -feet and a minimum depth of 100 -feet. The new lot will be 60 -feet by 90 -feet with a 5,400 square foot lot area. The approval of the request will require a variance from the Subdivision Ordinance to allow the development of a lot with a reduced lot depth. Staff is supportive of the requested variance for Lot 17R to be used as a residence. The POD zoning request will also allow the parking area (Lot 18R) to come into conformance with the use. Lot 18R is proposed as 60 -feet by 50 -feet or 3,000 square feet. The parking area serves an office building located to the west currently zoned 0-3, General Office District. The typical lot area required for an 0-3, General Office District zoned lot is 14,000 square feet. The typical minimum lot width is 100 -feet. In addition, the lot will be created as a lot without public street frontage. The proposed lot will require a variance from the Subdivision Ordinance to allow the development of the proposed lot with a reduced lot width, a reduced lot area and a lot without public street frontage. Staff does not feel the reduced lot width and area will have any adverse impact on the site or adjoining properties. Staff is also supportive of the variance to allow the creation of the lot without public street frontage. An alleyway extending from H Street currently serves the indicated lot. The site has functioned in this manner for a number of years and does not appear to have caused any negative impact. Staff is supportive of the request variance to allow the creation of the lot as proposed. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the rezoning of this site to POD to allow the creation of the two lots and separate the two uses will have minimal impact on the adjoining properties. I. 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 approval of the requested variances to allow the development of the proposed lot with a reduced lot width, reduced lot area and the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There was one registered objectors present. Staff presented the item with 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 also presented a recommendation of approval of the requested 4 March 3, 2005 SUBDIVISION ITEM NO.: 21 FILE NO.: Z-7790 variances to allow the development of the proposed lot with a reduced lot width, reduced lot area and the creation of a lot without public street frontage. Ms. Lori Walker addressed the Commission on the merits of her request. She stated the current tenant of the single-family house was requesting to purchase the home. She stated the plat was being requested to allow the division of the two uses. She stated the parking lot currently served an office building facing H Street and the office building desired to maintain control of the parking area. Mr. Tyler Thompson addressed the Commission in opposition of the proposed request. He stated he lived and worked adjacent to the proposed parking lot and his concern was not so much the lot split but that the parking lot was not being maintained. He stated he periodically cleaned the parking lot of trash. Mr. Thompson stated the business was not utilizing the parking lot. He stated the apartments located to the west of the site were utilizing the parking lot. He stated he wanted to ensure that someone was responsible for the parking lot in terms of cleaning and maintenance in the future and requested the parking lot be tied to the sale of the commercial building it was currently serving. Ms. Walker stated the condition that the parking lot be tied to the sale of the commercial building was acceptable. She stated to meet the required parking demand for the building the parking lot was required. A motion was made to approve the request as amended. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.