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HomeMy WebLinkAboutZ-8098 Staff AnalysisFSIIUW►L0aiAF:10681 NAME: Palmer Short -form PD -R LOCATION: Located at 2919 Lee Street DEVELOPER: Patricia Palmer 1050 Sherman Street #302 Denver, CO 80203 FNGINFFR, Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.25 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-3, Single-family Single-family residential — Existing duplex M Addition of a third unit VARIAN C ESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property was constructed in 1928 as a duplex with an outbuilding located in the rear yard area. The outbuilding is currently being used as an art studio and for storage. The proposal is to convert the outbuilding into a studio apartment and guest quarters. The site currently contains two parking spaces extending from Lee Street and one new additional space is being proposed adjacent to the outbuilding accessed from an existing alley. The applicant began renovations prior to seeking a permit from the City. Portions of the renovation for conversion have been undertaken but the entirety of the conversion has not been completed. The studio is lacking an efficiency kitchen for completion. B. EXISTING CONDITIONS - The site contains an existing duplex structure and an outbuilding located in the rear yard area. There is a paved alley extending across this property to the property located to the east of the site to allow residents access to a parking area. A drive is located in the front yard area extending from Lee Street to allow parking for two to three cars. Uses in the area include multi -family and single-family. There are a number of duplex structures located east of this site and the building located immediately east of the site contains five units. 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: Public Works: 1. Install new driveway apron per City of Little Rock standard detail. 2. The adjacent property immediately to the west currently experiences flooding. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route - FA FILE NO.: Z-8098 Cont. F. ISSUES/TECHNICAL/DESIGN- Planning Division: 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 rezoning from R-3 to Planned Residential Development to allow the placement of a third residential unit on the site currently developed as a duplex and the second building being used as a studio. The request does not require a change to the Land Use Plan. Master Street Plan: Lee Avenue is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. The request location is located adjacent to Kavanaugh Boulevard, which is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown south of this site on Kavanaugh Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The housing goal states that there is a need to "pursue establishing an overlay district that protects the eclectic architectural character of the Hillcrest Neighborhood without imposing unreasonable restrictions on property owners' rights to remodel of otherwise alter their property." This application, filed as a PDR, will give the neighborhood public input to protect the eclectic atmosphere in the absence of a Design Overlay District. Landscape: No landscaping comments on this use — only issue. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Dwight Blizzard was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the site plan indicate all on-site parking including the proposed parking. Public Works comments were addressed. Staff stated the property located to the east experienced flooding during the spring rains. Mr. Blizzard questioned the proposed driveway apron construction. Staff stated the upgraded drive was to allow cars to exit from Kavanaugh Boulevard without hesitation. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 FILE NO.: Z-8098 (Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The revised site plan indicates two existing on-site parking spaces and one additional parking space is being proposed. The proposal is to allow an existing outbuilding to be converted to a residential unit. Historically, the owner has used the building for storage and an art studio for her personal use. The site currently houses a duplex structure. With the conversion this would allow three residential dwelling units on the site. The site plan indicates the placement of three on-site parking spaces. Based on the minimum ordinance standards for a multi -family development four parking spaces would typically be required. Staff is supportive of the parking as proposed. The site has functioned with the current parking arrangement with little to no impact. The applicant is providing an additional parking space for the new unit. Based on typical minimum ordinance standards one additional parking space would be required for the additional unit. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the addition of the third living unit on the site should have minimal impact on the adjoining properties and the area. STAFF RECOMMENDATIONS - Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) 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 subject to compliance with the comments and conditions as 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 on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. -19 October 26, 2006 ITEM NO.: 19 NAME: Palmer Short -form PD -R LOCATION: Located at 2919 Lee Street DEVELOPER: Patricia Palmer 1050 Sherman Street #302 Denver, CO 80203 FNr1INFFR Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.25 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-3, Single-family FILE NO.: Z-8098 NEW STREET: 0 LF Single-family residential — Existing duplex Addition of a third unit VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The property was constructed in 1928 as a duplex with an outbuilding located in the rear yard area. The outbuilding is currently being used as an art studio and for storage. The proposal is to convert the outbuilding into a studio apartment and guest quarters. The site currently contains two parking spaces extending from Lee Street and one new additional space is being proposed adjacent to the outbuilding accessed from an existing alley. The applicant began renovations prior to seeking a permit from the City. Portions of the renovation for conversion have been undertaken but the entirety of the conversion has not been completed. The studio is lacking an efficiency kitchen for completion. October 26, 2006 SUBDIVISION ITEM NO.: 19 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-8098 The site contains an existing duplex structure and an outbuilding located in the rear yard area. There is a paved alley extending across this property to the property located to the east of the site to allow residents access to a parking area. A drive is located in the front yard area extending from Lee Street to allow parking for two to three cars. Uses in the area include multi -family and single-family. There are a number of duplex structures located east of this site and the building located immediately east of the site contains five units. 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: Public Works: 1. Install new driveway apron per City of Little Rock standard detail. 2. The adjacent property immediately to the west currently experiences flooding. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Paint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 2 October 26, 2006 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8098 F. ISSUES/TECHNICAL/DESIGN: Planning Division: 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 rezoning from R-3 to Planned Residential Development to allow the placement of a third residential unit on the site currently developed as a duplex and the second building being used as a studio. The request does not require a change to the Land Use Plan. Master Street Plan: Lee Avenue is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. The request location is located adjacent to Kavanaugh Boulevard, which is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown south of this site on Kavanaugh Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The housing goal states that there is a need to "pursue establishing an overlay district that protects the eclectic architectural character of the Hillcrest Neighborhood without imposing unreasonable restrictions on property owners' rights to remodel of otherwise alter their property." This application, filed as a PDR, will give the neighborhood public input to protect the eclectic atmosphere in the absence of a Design Overlay District. Landscape: No landscaping comments on this use — only issue. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Dwight Blizzard was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the site plan indicate all on-site parking including the proposed parking. Public Works comments were addressed. Staff stated the property located to the east experienced flooding during the spring rains. Mr. Blizzard questioned the proposed driveway apron construction. Staff stated the upgraded drive was to allow cars to exit from Kavanaugh Boulevard without hesitation. 3 October 26, 2006 SUBDIVISION ITEM NO.: 19 (C_o_ nt.) FILE NO.: Z-8098 and clarification. 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 site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The revised site plan indicates two existing on-site parking spaces and one additional parking space is being proposed. The proposal is to allow an existing outbuilding to be converted to a residential unit. Historically, the owner has used the building for storage and an art studio for her personal use. The site currently houses a duplex structure. With the conversion this would allow three residential dwelling units on the site. The site plan indicates the placement of three on-site parking spaces. Based on the minimum ordinance standards for a multi -family development four parking spaces would typically be required. Staff is supportive of the parking as proposed. The site has functioned with the current parking arrangement with little to no impact. The applicant is providing an additional parking space for the new unit. Based on typical minimum ordinance standards one additional parking space would be required for the additional unit. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the addition of the third living unit on the site should have minimal impact on the adjoining properties and the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) 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 subject to compliance with the comments and conditions as 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 on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 2