Loading...
HomeMy WebLinkAboutZ-8263-B Staff AnalysisNovember 15, 2018 ITEM NO.: 7 FILE NO.: Z-8263-B NAME: Sullivan Duplex — Conditional Use Permit LOCATION: 310 N. Van Buren Street OWNER/APPLICANT: Sullivan Investment Group, LLC/Josh Sullivan PROPOSAL: A conditional use permit is requested to convert the existing single family residence into a duplex residence on this R-3 zoned property. SITE LOCATION: The property is located on the west side of N. Van Buren Street, between "B" and "C" Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. The areas north, east and west of the site contain a number of single family residences. There are duplexes and multi -unit residential structures scattered throughout this neighborhood. An office use (PD-O) is located at the northwest corner of N. Van Buren and "C" Streets. A multi -unit residential structure is located at the northeast corner of this intersection. Several non-residential uses are located to the south along N. Van Buren Street, including 0-3, PD-O and PCD zoned properties. The applicant proposes to convert the existing single family residence to a duplex. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Hillcrest Residents Neighborhood Association. 3. ON SITE DRIVES AND PARKING. - An alley right-of-way is located along the north property line. A concrete driveway extends from the alley to a one -car wide garage at the rear of the residential structure. The applicant proposes to construct three (3) gravel parking spaces within the rear yard area to serve the proposed duplex. The parking spaces will be located off the alley and will be bordered as per ordinance requirements. 4. SCREENING AND BUFFERS: No Comments. November 15, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-8263-B 5. PUBLIC WORKS: 1. Van Buren Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Parking is not permitted within the public alley including partially parking with the vehicle extending over the property line. Where is parking proposed to be provided? 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Authority: Ensure that sewer service materials meet current specifications. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. It appears that service is already being provided to the existing structure. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. ATU: No comments received. Central Arkansas Water: No comments received Fire Department: Full plan review Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No Comments. Rock Region METRO: No Comments. Plannino Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 24, 2018) Josh Sullivan was present, representing the application. Staff presented the application, noting that some additional information was needed. Staff noted that the area of each unit was needed, and that three (3) off-street parking spaces November 15, 2018 ITEM NO.: 7 (Cont. FILE NO.: Z were required to serve the proposed duplex use. In response to questions from staff, Mr. Sullivan noted that both units would be rental and that separate utilities would be requested for each unit. The Public Works requirements were discussed. The requirement for right-of- way dedication was briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the conversion of the single family residence at 310 N. Van Buren Street to a duplex (two-family residence). The property is occupied by a two-story frame single family residence located within the east half of the property. The front portion of the house is one (1) story in height, with a second story over the rear garage portion of the structure. An alley right-of-way is located along the north side property line. A one -car wide driveway extends from the alley to the one -car wide garage at the west end of the residence. The applicant proposes to have the front, one-story portion of the residence (1,000 square feet) to be one (1) duplex unit, with the rear, two-story portion (500 square feet) being the second dwelling unit. The garage will be converted to living space for the rear unit. The applicant proposes to construct three (3) gravel parking spaces within the rear yard area, with access from the alley. The parking spaces will be bordered as per ordinance requirements. The applicant responded to issues raised at Subdivision Committee and submitted a revised plan delineating the two (2) dwelling units and providing the required off-street parking as per Section 36-502 of the City's Zoning Ordinance. The applicant also noted at the Subdivision Committee meeting that both units will be rental and that separate utilities will be requested for each unit. Staff knows of no outstanding issues associated with this application. Staff believes the proposed conversion of the existing single family residence to a duplex is an appropriate use for the site. The proposed use will be compatible with the neighborhood. The overall neighborhood contains numerous other duplex and multi -unit residential structures in combination with single family residences. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. 3 November 15, 2018 ITEM NO.: l (Cont.) FILE NO.: Z-8263-B PLANNING COMMISSION ACTION: (NOVEMBER 15, 2018) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 6 ayes, 0 noes and 5 absent. C!