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HomeMy WebLinkAboutZ-7815-A Staff AnalysisLE NO.: Z -7815-A NAME: Dunn Short -form PD -R LOCATION: Located at 1406 South Battery Street DEVELOPER: Mr. Albert Dunn 1406 S. Battery Street Little Rock, AR 72202 ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115 AREA: 0.32 acres CURRENT ZONING: ALLOWED USES OPOSED ZONING NUMBER OF LOTS: 2 R-2, Single-family Single-family residential -9 - FT. NEW STREET: 0 LF PROPOSED USE: Single-family with a caretakers residence located in the existing structure VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: A Conditional Use Permit was filed and withdrawn for the site at the Planning Commission's April 28, 2005, Public Hearing. The applicant withdrew his request to refile the application as a PD -R request to allow for a combination plat/plan for the site. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning to the site located at 1406 South Battery Street to allow an existing residence to add a residential unit upstairs to serve as a caretaker residence. The applicant has indicated each of unit will have a separate entrance. The applicant is also requesting a revision to the northern lot line of Lot 11 to remove an encroachment from an existing garage. The FILE NO.: Z -7815-A (Cont. applicant has indicated a cross access easement from West 14th Street to allow access to the existing garage, which will provide parking for the site. Prior to the existing home being rehabilitated the structure was used as a triplex with one unit downstairs and two studio units upstairs. B. EXISTING CONDITIONS: The site contains an existing single-family home with a garage located behind the home. There are two four-plex units located to the north of the site on the corner of West 14th and Battery Streets. The area contains a mixture of uses including single-family, duplex units and multi -family units. C. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, all residents, who could be identified, located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident and one phone call indicating opposition. D. ENGINEERING COMMENTS: 1. No comment regarding change of single-family home to a duplex. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if large and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: CATA Bus Routes are located north of the site at West 12th Street and south of the site at Wright Avenue. K LE NO.: Z -7815-A (Cont. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Central Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a PD -R (Planned Development -Residential) for the addition of an additional living unit in an existing building on the site. The land use plan in this area is currently under review as part of The Central High Land Use Plan Review. If the PD -R is approved, staff may incorporate the property into the land use plan review. Bicycle Plan: A Class II bikeway is indicated just north of the site on Daisy Bates Drive. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. This application will not affect the bicycle route. Master Street Plan: Battery 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. Battery Street may require dedication of right-of-way and may require street and sidewalk 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was present. Staff stated there were no outstanding issues associated with the proposed request. Staff stated the applicant was requesting the conversion of an existing single-family home into a triplex unit to allow two apartment units on the second floor of the home to serve as caretakers residences for the existing homeowner. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the proposed request from the May 5, 2005, Subdivision Committee meeting. The applicant is proposing a rezoning to the site to allow an existing residence to add a unit upstairs to serve as a caretaker residence. Each unit is proposed with a separate entrance to allow privacy to the tenant and the homeowner. Staff is supportive of the applicant's request. Prior to the existing home being rehabilitated the structure was used as a triplex with one unit downstairs and two studio units upstairs. The site contains three on-site parking spaces. There are two parking spaces in the 3 FILE NO.: Z -7815-A (Cont. rear garage and one uncovered spaces will be added. The indicated parking is sufficient to meet the typical minimum parking demand for two units. The applicant is also requesting a revision to the northern lot line of Lot 11 to remove an encroachment from the existing garage. The applicant currently owns both lots but has indicated the possibility of future sale. The northern lot currently houses two four-plex units. The applicant has indicated a cross access easement from West 14th Street to allow access to the existing garage. Staff is supportive of this request. Staff recommends the replat be completed upon approval to resolve this outstanding issue. Staff feels the use of the site should have limited impact on the immediate area. The area contains a mixture of single-family and multi -family units both in duplex and multiple unit buildings. Staff does not feel the conversion of the site to allow a caretakers residence within the existing home will negatively impact the area. Staff would however recommend that one of the units remain an owner occupied unit should the occupancy or ownership change for the site. 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 staff report. Staff recommends one of the units remain as an owner occupied unit. Staff recommends the applicant perform a replat of the site upon approval. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request. 4 FILE NO.: Z -7815-A Cont. Mr. Sherman Terry addressed the Commission on the merits of the proposed request. He stated he would be living in the upstairs unit as the caretaker for Mr. Dunn. Commissioner Floyd questioned if the applicant would be willing to single meter the site. Mr. Terry stated the reason for the rezoning request was to allow two meters on the site. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 1 no and 0 absent. 5 July 7, 2005 ITEM NO.: A FILE NO.: Z -7815-A NAME: Dunn Short -form PD -R LOCATION: Located at 1406 South Battery Street DEVELOPER: Mr. Albert Dunn 1406 S. Battery Street Little Rock, AR 72202 ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115 AREA: 0.32 acres URRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Single-family with a caretakers residence located in the existing structure VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: A Conditional Use Permit was filed and withdrawn for the site at the Planning Commission's April 28, 2005, Public Hearing. The applicant withdrew his request to refile the application as a PD -R request to allow for a combination plat/plan for the site. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning to the site located at 1406 South Battery Street to allow an existing residence to add a residential unit upstairs to serve as a caretaker residence. The applicant has indicated each of unit will have a separate entrance. The applicant is also requesting a revision to the northern lot July 7, 2005 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: Z -7815-A line of Lot 11 to remove an encroachment from an existing garage. The applicant has indicated a cross access easement from West 14 Street to allow access to the existing garage, which will provide parking for the site. Prior to the existing home being rehabilitated the structure was used as a triplex with one unit downstairs and two studio units upstairs. B. EXISTING CONDITIONS: The site contains an existing single-family home with a garage located behind the home. There are two four-plex units located to the north of the site on the corner of West 14th and Battery Streets. The area contains a mixture of uses including single-family, duplex units and multi -family units. C. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, all residents, who could be identified, located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident and one phone call indicating opposition. D. ENGINEERING COMMENTS: 1. No comment regarding change of single-family home to a duplex. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if large and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. K July 7, 2005 SUBDIVISION ITEM NO.: A Cont. FILE NO.: Z -7815 -A CATA: CATA Bus Routes are located north of the site at West 12th Street and south of the site at Wright Avenue. F. ISSUES/TECHNICAUDESIGN: G H. Planning Division: This request is located in the Central Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a PD -R (Planned Development -Residential) for the addition of an additional living unit in an existing building on the site. The land use plan in this area is currently under review as part of The Central High Land Use Plan Review. If the PD -R is approved, staff may incorporate the property into the land use plan review. Bicycle Plan: A Class II bikeway is indicated just north of the site on Daisy Bates Drive. A Class II bikeway is located on the s'treet as either a 5' shoulder or six foot marked bike lane. This application will not affect the bicycle route. Master Street Pian: Battery 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. Battery Street may require dedication of right-of-way and may require street and sidewalk improvements. City Recognized Nei hborhood Action Plat: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was present. Staff stated there were no outstanding issues associated with the proposed request. Staff stated the applicant was requesting the conversion of an existing single-family home into a triplex unit to allow two apartment units on the second floor of the home to serve as caretakers residences for the existing homeowner. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding issues associated with the proposed request from the May 5, 2005, Subdivision Committee meeting. The applicant is proposing a rezoning to the site to allow an existing residence to add a unit upstairs to serve 3 July 7, 2005 SUBDIVISION ITEM NO.: A Cont. FILE NO.: 2-7815-A as a caretaker residence. Each unit is proposed with a separate entrance to allow privacy to the tenant and the homeowner. Staff is supportive of the applicant's request. Prior to the existing home being rehabilitated the structure was used as a triplex with one unit downstairs and two studio units upstairs. The site contains three on-site parking spaces. There are two parking spaces in the rear garage and one uncovered spaces will be added. The indicated parking is sufficient to meet the typical minimum parking demand for two units. The applicant is also requesting a revision to the northern lot line of Lot 11 to remove an encroachment from the existing garage. The applicant currently owns both lots but has indicated the possibility of future sale. The northern lot currently houses two four-plex units. The applicant has indicated a cross access easement from West 14th Street to allow access to the existing garage. Staff is supportive of this request. Staff recommends the replat be completed upon approval to resolve this outstanding issue. Staff feels the use of the site should have limited impact on the immediate area. The area contains a mixture of single-family and multi -family units both in duplex and multiple unit buildings. Staff does not feel the conversio.n of the site to allow a caretakers residence within the existing home will negatively impact the area. Staff would however recommend that one of the units remain an owner occupied unit should the occupancy or ownership change for the site. 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 staff report. Staff recommends one of the units remain as an owner occupied unit. Staff recommends the applicant perform a replat of the site upon approval. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 July 7, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z -7815-A PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request. Mr. Sherman Terry addressed the Commission on the merits of the proposed request. He stated he would be living in the upstairs unit as the caretaker for Mr. Dunn. Commissioner Floyd questioned if the applicant would be willing to single meter the site. Mr. Terry stated the reason for the rezoning request was to allow two meters on the site. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 1 no and 0 absent. 5 ITEM NO.: 14 NAME: Dunn Short -form PD -R FILE NO.: Z -7815-A LOCATION: located at 1406 South Battery Street Planning 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. Variance/Waivers: None requested. Public Works Conditions: 1. No comment regarding change of single-family home to a duplex. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if large and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: CATA Bus Routes are located north of the site at West 12th Street and south of the site at Wright Avenue. Planning Division: No comment. Landscape: No comment. Revised plat/Ip an. Submit four (4) copies "of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 11, 2005.