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HomeMy WebLinkAboutZ-7871 Staff AnalysisFILE NO.: Z-7871 NAME: Pinnacle Property Management — Short -form PD -R LOCATION: Located at 618 North Buchanan Street DEVELOPER: Pinnacle Property Management 75 Ranch Ridge Road Little Rock, AR 72223 ENGINEER: Donald Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.19 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3 ALLOWED USES PROPOSED ZONING: PROPOSED USE: Single Family Fourplex residential structure VARIAN CESNVAIVERS REQUESTED_: Two-year deferral of required street improvements BACKGROUND: This R-3 zoned property, comprised of 2 lots, was previously occupied by a duplex residential structure. The building burned and has been removed. A. PROPOSAL/REQUEST: The applicant proposes to build a two-story, fourplex residence on the foundation remaining from the previous duplex. The building will contain two, two-bedroom units on each floor. The existing, asphalt parking area on the west is proposed to O.: Z-7871 [Cont. be enlarged and a second parking area is proposed on the east side of the building. B. EXISTING CONDITIONS: The site contains the foundation which remains from the previously removed duplex and an area of asphalt parking. The property is on the fringe of a residential neighborhood, where uses transition from residential to the nonresidential use along University Avenue. Single family homes are located to the north, south and east. The properties fronting onto University Avenue, west of this site, are principally office in use and zoning. The rear lot line of this property abuts what appears to be the clear dividing line between the nonresidential uses and the single family neighborhood. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of this request. D. ENGINEERING COMMENTS: 1. With site development, provide design of street for Buchanan and F Streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 2. All driveways shall be concrete aprons per City Ordinance. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans of all work in 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). 5. Show parking lot design. Spaces should not back out into public right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received - 2 FILE NO.: Z-7871 Water: No objection. Fire Department: Fire hydrant is required. County Planning: No Comments. CATA: CATA bus routes are located one block to the west, on University Avenue, and two blocks to the east, on Fillmore Street. 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 change from R-2 (Single Family District) to PD -R (Planned Development -Residential) for construction of a fourplex on the property. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Buchanan and F Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and may require street improvements. CitV 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 lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will replace a duplex that has previously burned and add two additional units to the area. Landscape: Compliance with the City's Landscape Buffer Ordinances is required. The plan submitted does not provide the minimum 6 -foot 9 -inch wide land use and landscape strips required along the sites northern, southern, eastern and western perimeter. These are requirements of both zoning and landscape ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. A 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 sites southern perimeter. These requirements take into account the reductions allowed within the City's designated mature area. FILE NO.: Z-7871 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding building height, design and setbacks; signage; fencing; site lighting; and the dumpster/trash area. The applicant was advised to provide a copy of the current bill of assurance. Staff noted that the fourplex required six on-site parking spaces. Staff also noted that the proposed parking areas did not comply with ordinance standards for design or landscaping and buffers. Public Works, Landscape and Utility Comments were presented and discussed. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicants are proposing to rezone the 0.19 acre lot located at 618 North Buchanan Street from R-3 Single Family to PD -R to allow for construction of a two-story, 4 -unit apartment building. An existing asphalt paved area on the west side of the building is to be expanded to accommodate 4 vehicles and a new, paved area for 2 vehicles is to be constructed on the east side of the building. Each apartment will contain two bedrooms, two full baths, a living room and combined kitchen -dining room. A single door on the front will access a foyer which then provides access to each of the four units. The building is proposed to be skirted in brick and have either masonry or vinyl siding. No signage is proposed and no lighting other than entry -porch lighting. A 6 -foot wood privacy fence will be installed along the south perimeter of the site. The building will have a 8/12 — 10/12 pitched roof and will range in height from 44 feet to 50 feet at the peak of the roof. The applicants are requesting a two-year deferral of required street improvements to Buchanan and "F" Streets. Staff is not supportive of the proposed PD -R. The site was previously occupied by a duplex residential structure. The property is located at the fringe of a predominately single family neighborhood comprised primarily of one-story, bungalow residences. Staff believes the proposed density (4 units) and massing of the structure will not be compatible with the neighborhood. Additionally, to accommodate the required 6 parking spaces, virtually the entire site has to be paved, leaving only a 6.1 foot perimeter landscape strip. Staff believes the most compatible use, other than a single family residence, would be a one-story duplex residence. The existing parking would then be sufficient, the massing and density would be lessened and a better transition from the office uses to the neighborhood would be achieved. 4 FILE NO.: Z-7871 The applicant is requesting a deferral of the required street improvements to Buchanan and "F" Streets, including sidewalk. Staff does not support that deferral. There is no bill of assurance issue. The applicant submitted responses to issues raised at Subdivision Committee and reflected in the analysis above. STAFF RECOMMENDATION: Staff recommends denial of the PD -R for a fourplex and of the requested deferral of street improvements. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicants were not present. There were no registered objectors present. Staff informed the Commission that the applicants had requested that the item be deferred to the August 18, 2005 meeting and that the application was going to be amended to a two -lot replat for development of two single-family residences. There was no further discussion. A motion was made to waive the Commission's Bylaws to accept the late deferral request. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the Consent Agenda and approved for deferral to the August 18, 2005 meeting. The vote was 11 ayes, 0 noes and 0 absent. Since the previous Commission Public Hearing the applicant has submitted a revised site plan to staff addressing staff's previous concerns with the development of the site. The applicant is now proposing to develop the site with single-family homes. The applicant is also proposing a lot reconfiguration for the previously platted lots. The previously platted lots were platted with a 30 -foot lot width and a 140 -foot lot depth or 4,200 square feet. The lots were platted fronting Buchanan Street. The applicant is proposing the lot reconfiguration to allow two 60 -foot by 70 -foot lots, one lot fronting Buchanan Street the other fronting F Street. The lot area remains the same for the proposed lots. STAFF UPDATE: The applicant has indicated the development of the lots with single-family units. The applicant has indicted the units will contain approximately 1500 square feet of living space. The applicant has indicated the units will be two stories with the second floor living space contained in the attic area. The applicant has indicated the goal is to resemble the surrounding neighborhood features and characteristics by mocking the 5 FILE NO.: Z-7871 Cont.) materials and housing style. The applicant has indicted construction materials will include brick, masonite or vinyl siding, steep pitch roof (to allow extra square footage in the attic), architectural shingles and wood or vinyl windows. Based on the current proposal staff is supportive of the applicant's request. Staff feels the development of the site with single-family homes is in character with the existing neighborhood and should have minimal impact on the adjoining properties. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no register objectors present. Staff stated the developers were proposing a lot recombination and the development of the newly configured lots with single-family homes. Staff stated they felt the new homes would be in character with the existing neighborhood and should have minimal impact on the adjoining properties. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 9 August 18, 2005 ITEM NO.: I FILE NO.: Z-7871 NAME: Pinnacle Property Management — Short -form PD -R LOCATION: Located at 618 North Buchanan Street DEVELOPER: Pinnacle Property Management 75 Ranch Ridge Road Little Rock, AR 72223 FNGINFFR- Donald Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.19 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3 ALLOWED USES: Single Family PROPOSED ZONING: PD -R PROPOSED USE: Fourplex residential structure VARIAN CESMAIVERS REQUESTED: Two-year deferral of required street improvements BACKGROUND: This R-3 zoned property, comprised of 2 lots, was previously occupied by a duplex residential structure. The building burned and has been removed. A. PROPOSAUREQUEST: The applicant proposes to build a two-story, fourplex residence on the foundation remaining from the previous duplex. The building will contain two, two-bedroom units on each floor. The existing, asphalt parking area on the west is proposed to August 18, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7871 be enlarged and a second parking area is proposed on the east side of the building. B. EXISTING CONDITIONS: The site contains the foundation which remains from the previously removed duplex and an area of asphalt parking. The property is on the fringe of a residential neighborhood, where uses transition from residential to the nonresidential use along University Avenue. Single family homes are located to the north, south and east. The properties fronting onto University Avenue, west of this site, are principally office in use and zoning. The rear lot line of this property abuts what appears to be the clear dividing line between the nonresidential uses and the single family neighborhood. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and . the Hillcrest Neighborhood Association were notified of this request. D. ENGINEERING COMMENTS: 1. With site development, provide design of street for Buchanan and F Streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 2. All driveways shall be concrete aprons per City Ordinance. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans of all work in 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). 5. Show parking lot design. Spaces should not back out into public right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. 2 August 18, 2005 SUBDIVISION ITEM NO.: I Cont. FILE NO.: Z-7871 Southwestern Bell: No Comments received. Water: No objection. Fire Department: Fire hydrant is required. County Planning: No Comments. CATA: CATA bus routes are located one block to the west, on University Avenue, and two blocks to the east, on Fillmore Street. F. ISSUESITECHNICAUDESIGN: 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 change from R-2 (Single Family District) to PD -R (Planned Development -Residential) for construction of a fourplex on the property. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Buchanan and F Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets 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 lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will replace a duplex that has previously burned and add two additional units to the area. Landscape: Compliance with the City's Landscape Buffer Ordinances is required. The plan submitted does not provide the minimum 6 -foot 9 -inch wide land use and landscape strips required along the sites northern, southern, eastern and western perimeter. These are requirements of both zoning and landscape ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. 3 August 18, 2005 SUBDIVISION ITEM NO • I Cont) FILE NO.: Z-7871 A 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 sites southern perimeter. These requirements take into account the reductions allowed within the City's designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding building height, design and setbacks; signage; fencing; site lighting; and the dumpster/trash area. The applicant was advised to provide a copy of the current bill of assurance. Staff noted that the fourplex required six on-site parking spaces. Staff also noted that the proposed parking areas did not comply with ordinance standards for design or landscaping and buffers. Public Works, Landscape and Utility Comments were presented and discussed. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicants are proposing to rezone the 0.19 acre lot located at 618 North Buchanan Street from R-3 Single Family to PD -R to allow for construction of a two-story, 4 -unit apartment building. An existing asphalt paved area on the west side of the building is to be expanded to accommodate 4 vehicles and a new, paved area for 2 vehicles is to be constructed on the east side of the building. Each apartment will contain two bedrooms, two full baths, a living room and combined kitchen -dining room. A single door on the front will access a foyer which then provides access to each of the four units. The building is proposed to be skirted in brick and have either masonry or vinyl siding. No signage is proposed and no lighting other than entry -porch lighting. A 6 -foot wood privacy fence will be installed along the south perimeter of the site. The building will have a 8/12 — 10/12 pitched roof and will range in height from 44 feet to 50 feet at the peak of the roof. The applicants are requesting a two-year deferral of required street improvements to Buchanan and "F" Streets. Staff is not supportive of the proposed PD -R. The site was previously occupied by a duplex residential structure. The property is located at the fringe of a predominately single family neighborhood comprised primarily of one-story, bungalow residences. Staff believes the proposed density (4 units) and massing of the structure will not be compatible with the neighborhood. Additionally, to 4 August 18, 2005 SUBDIVISION ITEM NO.: I (Cont. FILE NO.: Z-7871 accommodate the required 6 parking spaces, virtually the entire site has to be paved, leaving only a 6.1 foot perimeter landscape strip. Staff believes the most compatible use, other than a single family residence, would be a one-story duplex residence. The existing parking would then be sufficient, the massing and density would be lessened and a better transition from the office uses to the neighborhood would be achieved. The applicant is requesting a deferral of the required street improvements to Buchanan and "F" Streets, including sidewalk. Staff does not support that deferral. There is no bill of assurance issue. The applicant submitted responses to issues raised at Subdivision Committee and reflected in the analysis above. STAFF RECOMMENDATION: Staff recommends denial of the PD -R for a fourplex and of the requested deferral of street improvements. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicants were not present. There were no registered objectors present. Staff informed the Commission that the applicants had requested that the item be deferred to the August 18, 2005 meeting and that the application was going to be amended to a two -lot replat for development of two single-family residences. There was no further discussion. A motion was made to waive the Commission's Bylaws to accept the late deferral request. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the Consent Agenda and approved for deferral to the August 18, 2005 meeting. The vote was 11 ayes, 0 noes and 0 absent. Since the previous Commission Public Hearing the applicant has submitted a revised site plan to staff addressing staff's previous concerns with the development of the site. The applicant is now proposing to develop the site with single-family homes. The applicant is also proposing a lot reconfiguration for the previously platted lots. The previously platted lots were platted with a 30 -foot lot width and a 140 -foot lot depth or 4,200 square feet. The lots were platted fronting Buchanan Street. The applicant is proposing the lot reconfiguration to allow two 60 -foot by 70 -foot lots, one lot fronting 5 August 18, 2005 SUBDIVISION ITEM NO.: I (Cont. FILE NO.: Z-7871 Buchanan Street the other fronting F Street. The lot area remains the same for the proposed lots. STAFF UPDATE: The applicant has indicated the development of the lots with single-family units. The applicant has indicted the units will contain approximately 1500 square feet of living space. The applicant has indicated the units will be two stories with the second floor living space contained in the attic area. The applicant has indicated the goal is to resemble the surrounding neighborhood features and characteristics by mocking the materials and housing style. The applicant has indicted construction materials will include brick, masonite or vinyl siding, steep pitch roof (to allow extra square footage in the attic), architectural shingles and wood or vinyl windows. Based on the current proposal staff is supportive of the applicant's request. Staff feels the development of the site with single-family homes is in character with the existing neighborhood and should have minimal impact on the adjoining properties. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no register objectors present. Staff stated the developers were proposing a lot recombination and the development of the newly configured lots with single-family homes. Staff stated they felt the new homes would be in character with the existing neighborhood and should have minimal impact on the adjoining properties. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. D