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HomeMy WebLinkAboutZ-8385 Staff AnalysisFILE NO.: Z-8385 NAME: 2105 South Taylor Street Short -form PD-R LOCATION: Located at 2105 South Taylor Street DEVELOPER: George Dumbrava 2000 Central Avenue Hot Springs, AR 71901 ENGINEER: Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 0.17 acres CURRENT ZONING: LOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential -M Duplex and Garage apartment VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is requesting to rezone the site from R-3, Single-family to PD-R to allow three residential units on the site with individual utility meters. The applicant is proposing two units within the main structure and the third unit within a garage apartment located in the rear yard area. Parking for the units is proposed within the front yard area and two spaces off the alley. B. EXISTING CONDITIONS: The structure is currently undergoing renovations. To the north is a vacant lot and to the south a single-family home. The alley is a functioning alley with a : Z-8385 (Cont. number of the homes taking rear access from the alley to parking pads and garages located behind the primary structure. The area is predominately single-family. South of the site is the UALR campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and the Oak Forest Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. South Taylor Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this property. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place and install 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-3, Single-family to Planned Residential Development to allow the existing structure to become a triplex utilizing individual utility meters for the units. 2 FILE NO.: Z-8385 (Cont. The Land Use Plan for this area was just reviewed for the Oak Forest Neighborhood Action Plan Update, and this is just one lot of higher density surrounded by single family. The review is using the Planned Zoning District process to assure compatibility. This request does not require a change to the Land Use Plan. Master Street Plan: South Taylor and West 215t Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Oak Forest Neighborhood Plan. One objective of the Housing Goal section states: "Promote Oak Forest neighborhoods as residential neighborhoods to UALR staff and students, local businesses, and governmental agencies." This application would provide more housing for the community. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all parking areas must comply with the City's landscape and buffer ordinances. 3. The zoning buffer ordinance requires a minimum of six foot, nine inch (6'-9") wide land use buffer along the northern and southern property lines. Seventy percent (70%) of this area is to remain undisturbed. 4. The landscape ordinance requires a six foot nine inch wide (6'-9") landscape strip along the property lines where parking is proposed. A variance from the City Beautiful Commission must be granted for any reduction and must be approved prior to the issuance of a building permit. 5. The property to the north and south are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along both the southern and the northern perimeters of the site. 6. The zoning buffer ordinance requires the placement of a street buffer with a minimum width of nine feet along South Taylor Street. G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the proposed parking plan. Staff also 3 FILE NO.: Z-8385 (Cont. stated the City did not have a case file indicating a history of the site being more than one unit. Staff requested the applicant provide documentation indicating multiple units if the site had a previous history as a duplex or triplex. Public Works comments were addressed. Staff stated a right of way dedication of 25 feet from centerline would be required. Landscaping comments were addressed. Staff stated landscaping of any new parking areas would be required consistent with the Landscape Ordinance requirements. Staff also stated screening would be required along the northern and southern perimeters. Staff noted comments from the various other reporting departments and agencies. 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 August 28, 2008, Subdivision Committee meeting. A total of four parking spaces have been indicated on the site plan. The applicant has not provided staff with documentation of the site's history as a multi -unit structure. The applicant is seeking a rezoning of this site from R-3, Single-family to PD-R to allow an existing single-family residence to be converted into a duplex and an existing structure located off the alley to be converted into a garage apartment resulting in three units on this lot. The site plan indicates the placement of four parking spaces on the site. Two of the spaces are located within the front yard area and two accessed from the alley. The stalls located on the alley are less than the 20 foot typical stall depth and have been indicated for compact automobiles. A screening fence is proposed between the proposed parking and the adjacent single-family house located to the south. No other screening is proposed. Staff is not supportive of the request. Staff does not feel three units is appropriate for this site. The applicant has indicated the site has a history of multiple units but staff cannot find any indication the structure was used for anything other than single-family in the past. The area is predominately single-family with the more intense zoning and uses located south of West 28 Street. Staff feels the home should remain single-family. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) Mr. George Dumbrava was present representing the request. There were registered objectors present. The Chair informed Mr. Dumbrava that the Commission's policy was when there were eight or fewer Commissioners present the applicant was offered a M FILE NO.: Z-8385 (Cont. deferral of the item to a future meeting. Chairman Taylor stated the reason was an item took six affirmative votes to move the item forward with a positive recommendation. He stated of the Commissioners present Commissioner Laha was going to recuse because of his involvement with the site plan. The Chair stated there were seven voting Commissioners present with Commissioner Laha recusing. Mr. Dumbrava stated he wished to defer. Staff stated the date of public hearing would be October 30, 2008. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the October 30, 2008, public hearing. The motion carried by a vote of 7 ayes, 0 noes 3 absent and 1 recusal (Commissioner Laha). STAFF UPDATE: There has been no change in this item from the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Ms. Michelle Park addressed the Commission as the applicant. She stated the desire was to use the site as three units. She stated the site had a history of three units but had not been occupied for the past 20 years or so. Ms. Tara Stewart addressed the Commission in opposition. She stated her home was located at 2124 Fair Park. She stated provided the Commission with a petition of the area residents indicating opposition to the request. She stated the neighborhood was coming back block by block. She stated the allowance of a triplex on the site would lower property values for the area. She stated the residents would welcome single-family to the neighborhood. She requested the Commission deny the request to rezone the site for three units. Mr. Joe Busby addressed the Commission in opposition of the request. He stated he was president of the Fair Park Neighborhood Association and a member of the University District Development Corporation. He stated the Fair Park Association as well as the University District were opposed to the request. He stated the desire of the neighborhood was for redevelopment consistent with development in the area. He stated he had a long history of dealing with the site. He stated he had worked with code enforcement and the City for a number of years to determine ownership and to rehab the structures. He stated the current owner bought the property and had indicated his children would live in the home and go to school at UALR. He questioned why if the owner's children were going to live in the home there was a need for multiple units. He 5 FILE NO.: Z-8385 (Cont. stated the garage had been converted into a unit. He stated the renovations had not passed inspections by the City. Mr. Busby stated the Commission worked with the neighborhood to remove a liquor store on the corner of Fair Park and West 12th Street a number of years ago. He stated the removal of the liquor store was a positive for the neighborhood and a turning point for the area. He requested the Commission continue to work with the neighborhood and approve only positive developments for the area. He requested the Commission deny the request to allow multiple units on the site. Ms. Park stated the desire was for her and her brother to live in the home and go to school at UALR. She stated presently she was commuting from Hot Springs and she desired to live closer to school. She stated the request was to allow three units as was previously located in the home. Commissioner Meyer stated if the desire was for a single-family home then she did not need to come before the Commission. She stated her family wanted the three units to allow one unit to be occupied as a rental unit. There was no further discussion of the item. Th e n. October 30, 2008 ITEM NO.: NAME: 2105 South Taylor Street Short -form PD-R LOCATION: Located at 2105 South Taylor Street DEVELOPER: George Dumbrava 2000 Central Avenue Hot Springs, AR 71901 ENGINEER: Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 0.17 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential PROPOSED USE: Duplex and Garage apartment VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FILE NO.: Z-8385 FT. NEW STREET: 0 LF The applicant is requesting to rezone the site from R-3, Single-family to PD-R to allow three residential units on the site with individual utility meters. The applicant is proposing two units within the main structure and the third unit within a garage apartment located in the rear yard area. Parking for the units is proposed within the front yard area and two spaces off the alley. B. EXISTING CONDITIONS: The structure is currently undergoing renovations. To the north is a vacant lot and to the south a single-family home. The alley is a functioning alley with a October 30, 2008 SUBDIVISION ITEM NO.: J (Cont. FILE NO.: Z number of the homes taking rear access from the alley to parking pads and garages located behind the primary structure. The area is predominately single-family. South of the site is the UALR campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and the Oak Forest Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. South Taylor Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this property. Entergy: Approved as submitted. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place and install 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-3, Single-family to Planned Residential Development to 2 October 30, 2008 SUBDIVISION NO.: J (Cont. FILE NO.: Z-8385 allow the existing structure to become a triplex utilizing individual utility meters for the units. The Land Use Plan for this area was just reviewed for the Oak Forest Neighborhood Action Plan Update, and this is just one lot of higher density surrounded by single family. The review is using the Planned Zoning District process to assure compatibility. This request does not require a change to the Land Use Plan. Master Street Plan: South Taylor and West 21 st Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Oak Forest Neighborhood Plan. One objective of the Housing Goal section states: "Promote Oak Forest neighborhoods as residential neighborhoods to UALR staff and students, local businesses, and governmental agencies." This application would provide more housing for the community. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all parking areas must comply with the City's landscape and buffer ordinances. 3. The zoning buffer ordinance requires a minimum of six foot, nine inch (6'-9") wide land use buffer along the northern and southern property lines. Seventy percent (70%) of this area is to remain undisturbed. 4. The landscape ordinance requires a six foot nine inch wide (6'-9") landscape strip along the property lines where parking is proposed. A variance from the City Beautiful Commission must be granted for any reduction and must be approved prior to the issuance of a building permit. 5. The property to the north and south are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along both the southern and the northern perimeters of the site. 3 - October 30, 2008 SUBDIVISION ITEM NO.: J Cont. FILE NO.: Z-8385 6. The zoning buffer ordinance requires the placement of a street buffer with a minimum width of nine feet along South Taylor Street. G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the proposed parking plan. Staff also stated the City did not have a case file indicating a history of the site being more than one unit. Staff requested the applicant provide documentation indicating multiple units if the site had a previous history as a duplex or triplex. Public Works comments were addressed. Staff stated a right of way dedication of 25 feet from centerline would be required. Landscaping comments were addressed. Staff stated landscaping of any new parking areas would be required consistent with the Landscape Ordinance requirements. Staff also stated screening would be required along the northern and southern perimeters. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 28, 2008, Subdivision Committee meeting. A total of four parking spaces have been indicated on the site plan. The applicant has not provided staff with documentation of the site's history as a multi -unit structure. The applicant is seeking a rezoning of this site from R-3, Single-family to PD-R to allow an existing single-family residence to be converted into a duplex and an existing structure located off the alley to be converted into a garage apartment resulting in three units on this lot. The site plan indicates the placement of four parking spaces on the site. Two of the spaces are located within the front yard area and two accessed from the alley. The stalls located on the alley are less than the 20 foot typical stall depth and have been indicated for compact automobiles. A screening fence is proposed between the proposed parking and the adjacent single-family house located to the south. No other screening is proposed. Staff is not supportive of the request. Staff does not feel three units is appropriate for this site. The applicant has indicated the site has a history of multiple units but staff cannot find any indication the structure was used for 0 October 30, 2008 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-8385 anything other than single-family in the past. The area is predominately single-family with the more intense zoning and uses located south of West 28 Street. Staff feels the home should remain single-family. STAFF RECOMMENDATIO Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) Mr. George Dumbrava was present representing the request. There were registered objectors present. The Chair informed Mr. Dumbrava that the Commission's policy was when there were eight or fewer Commissioners present the applicant was offered a deferral of the item to a future meeting. Chairman Taylor stated the reason was an item took six affirmative votes to move the item forward with a positive recommendation. He stated of the Commissioners present Commissioner Laha was going to recuse because of his involvement with the site plan. The Chair stated there were seven voting Commissioners present with Commissioner Laha recusing. Mr. Dumbrava stated he wished to defer. Staff stated the date of public hearing would be October 30, 2008. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the October 30, 2008, public hearing. The motion carried by a vote of 7 ayes, 0 noes 3 absent and 1 recusal (Commissioner Laha). STAFF UPDATE: There has been no change in this item from the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Ms. Michelle Park addressed the Commission as the applicant. She stated the desire was to use the site as three units. She stated the site had a history of three units but had not been occupied for the past 20 years or so. 5 — October 30, 2008 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-8385 Ms. Tara Stewart addressed the Commission in opposition. She stated her home was located at 2124 Fair Park. She stated provided the Commission with a petition of the area residents indicating opposition to the request. She stated the neighborhood was coming back block by block. She stated the allowance of a triplex on the site would lower property values for the area. She stated the residents would welcome single- family to the neighborhood. She requested the Commission deny the request to rezone the site for three units. Mr. Joe Busby addressed the Commission in opposition of the request. He stated he was president of the Fair Park Neighborhood Association and a member of the University District Development Corporation. He stated the Fair Park Association as well as the University District were opposed to the request. He stated the desire of the neighborhood was for redevelopment consistent with development in the area. He stated he had a long history of dealing with the site. He stated he had worked with code enforcement and the City for a number of years to determine ownership and to rehab the structures. He stated the current owner bought the property and had indicated his children would live in the home and go to school at UALR. He questioned why if the owner's children were going to live in the home there was a need for multiple units. He stated the garage had been converted into a unit. He stated the renovations had not passed inspections by the City. Mr. Busby stated the Commission worked with the neighborhood to remove a liquor store on the corner of Fair Park and West 12th Street a number of years ago. He stated the removal of the liquor store was a positive for the neighborhood and a turning point for the area. He requested the Commission continue to work with the neighborhood and approve only positive developments for the area. He requested the Commission deny the request to allow multiple units on the site. Ms. Park stated the desire was for her and her brother to live in the home and go to school at UALR. She stated presently she was commuting from Hot Springs and she desired to live closer to school. She stated the request was to allow three units as was previously located in the home. Commissioner Meyer stated if the desire was for a single-family home then she did not need to come before the Commission. She stated her family wanted the three units to allow one unit to be occupied as a rental unit. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion failed by a vote of 0 ayes, 9 noes, 0 absent, 1 recusal (Commissioner Laha) and 1 open position. 6 ITEM NO.: 8. NAME: 2105 South Taylor Street Short -form PD-R LOCATION: located at 2105 South Taylor Street Plannina Staff Comments: Z-8385 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. The notices must be mailed no later than September 3, 2008. The Office of Planning and Development must receive the proof of notice no later than September 12, 2008. 2. Provide details of the proposed parking plan. Variance/Waivers: Public Works Conditions: 1. South Taylor Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place and install 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. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-3, Single-family to Planned Residential Development to allow the existing structure to become a triplex utilizing individual utility meters for the units. Item # 8. The Land Use Plan for this area was just reviewed for the Oak Forest Neighborhood Action Plan Update, and this is just one lot of higher density surrounded by single family. The review is using the Planned Zoning District process to assure compatibility. This request does not require a change to the Land Use Plan. Master Street Plan: South Taylor and West 215t Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Oak Forest Neighborhood Plan. One objective of the Housing Goal section states: "Promote Oak Forest neighborhoods as residential neighborhoods to UALR staff and students, local businesses, and governmental agencies." This application would provide more housing for the community. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all parking areas must comply with the City's landscape and buffer ordinances. 3. Street trees are highly recommended along South Taylor Street. 4. The zoning buffer ordinance requires a minimum of six foot, nine inch (6'-9") wide land use buffer along the northern and southern property lines. Seventy percent (70%) of this area is to remain undisturbed. 5. The landscape ordinance requires a six foot nine inch wide (6'-9") landscape strip along the property lines where parking is proposed. A variance from the City Beautiful Commission must be granted for any reduction and must be approved prior to the issuance of a building permit. 6. The property to the north and south are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along both the southern and the northern perimeters of the site. 7. The zoning buffer ordinance requires the placement of a street buffer with a minimum width of nine feet along South Taylor Street. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 3, 2008. Item # 8.