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HomeMy WebLinkAboutZ-8399 Staff AnalysisFILE NO.: Z-8399 NAME: Curtis Short -form PD-R LOCATION: Located at 1221 Louisiana Street DEVELOPER: Tony Curtis 1221 Louisiana Street Little Rock, AR 72202 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72036 AREA: 0.172 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 UU, Urban Use District FT. NEW STREET: 0 LF Residential, Office, Commercial, Industrial all indoors -m Single-family residences and the placement of a garage VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning from UU, Urban Use District to PD-R, Planned Residential Development, to allow the placement of a garage structure within the rear yard area of this single-family home. The applicant is currently renovating the home and is proposing the placement of the garage on the site to secure materials needed to complete the renovations. The property is located within the Urban Use District, which does not have provisions in the ordinance, which allow for the placement of accessory structures. FILE NO.: Z-8399 Cont. B. EXISTING CONDITIONS: The property is secured with a six-foot chain link fence around the perimeters. A concrete drive is located on the site extending from West 13th Street. The property to the east is zoned POD and is a parking lot. The property to the north is zoned PRD and is a condominium structure. Along Main Street are commercial uses with Juanita's located to the southeast. 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 Downtown Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 13th Street and Louisiana Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Enerav: 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: No comment. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 2 FILE NO.: Z-8399 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for Curtis Short -form Planned Development -Residential. The application allows for Single Family Use. The requested use does not require a change to the Land Use Plan. Master Street Plan: 12th Street and Louisiana Street 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: The Downtown Neighborhoods' Neighborhood Plan covers this area, but it does not address this topic. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Mr. Tony Curtis was present representing the request. Staff presented an overview of the development stating there were few outstanding issues associated with the request. Staff stated the site was zoned UU, Urban Use District which did not make provisions for the placement of accessory structures. Staff stated the applicant desired to place a single car garage in the rear yard area which in -turn required him to rezone the site to PD-R, Planned Residential Development, to add the garage structure. Mr. Curtis stated staffs request to push the building back 15 feet was not acceptable. He stated the desire was to match the existing block face and to allow a larger yard area. He stated there was an existing sewer line and drainage inlet located within the rear yard area. He stated the desire was to not disturb these areas. Public Works comments were addressed. Staff stated a radial dedication was required at the intersection of Louisiana and West 13th Streets. Staff stated any broken curb, gutter or sidewalk would require replacement prior to occupancy. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. 3 FILE NO.: Z-8399 (Cont) H. ANALYSIS: The applicant provided responses to the issue raised at the October 9, 2008, Subdivision Committee meeting. The applicant has indicated there is an existing storm drain located within two feet of the proposed garage structure. The garage is proposed five feet from the property line on West 13 Street and in this area there is an additional five feet of right of way before the curb and drive lanes. According to the applicant, the garage has been placed to maximize green space and to continue the building setback lines with adjacent properties on both west 13th Street and the alley. The initial use of the building will be for storage of original trim, light fixtures and tools as well as construction materials needed to rehab the existing home. The applicant has indicated the foundation for the structure will be a concrete slab built to current code requirements. The siding will match the existing structure, which is 5" wood siding and the roofing materials will be a three tab shingle as on the main structure. Windows and doors for the garage will be removed from the main structure and installed in the garage. After the home is completed, a garage door will be added. No street access or curb cuts for the garage will be added to 13th Street until the main structure is occupied. Staff is supportive of the request. The property is zoned UU, Urban Use District which does not have provisions for the placement of garages or accessory structures. Staff feels the placement of a garage on the site is an appropriate use provided the initial intent of the garage as storage for remodeling of the existing home is tied to a valid remodel permit for the home. Staff recommends prior to the issuance of a building permit for the garage, the applicant secure a permit for rehabilitation of the existing home. 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. Staff recommends the permitting of the garage be tied to obtaining and maintaining a valid permit for renovation of the existing home. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were 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. Staff presented a recommendation the permitting of the garage be tied to obtaining and maintaining a valid permit for renovation of the existing home. Mr. Tony Curtis was present representing the request. He stated there was an active building permit on the home located at 1221 Louisiana Street. He stated the garage was for storage and once the home was completed he would then use the garage for his automobile. M FILE NO.: Z-8399 Mr. Jon Dodson addressed the Commission with questions. He questioned why a new structure was needed when the home was in such disrepair. He stated he felt the renovations on the homes should be completed prior to the Commission granting permission for a second structure on the site. He stated the home had been under renovation for the past 15 years. He stated the only thing he had seen change was a few boards and a new roof. Mr. Curtis stated the garage was necessary to house materials for renovation of the new home. He stated he requested the rezoning of the property to allow for single-family residential only. He stated with the current zoning a multi -unit apartment development could be constructed on the site with no parking. He stated his desire was for the property to remain as residential in the short and long term. He stated the reason for the request was because he wanted a detached garage. He stated if the garage was attached to the home the Commission would not be hearing the request. There was a general discussion by the Commission concerning the request and the placement of the garage. The chair entertained a motion for approval as recommended by staff. The motion carried by a vote of 10 ayes, 0 noes, 1 absent and 1 open position. 5 October 30, 2008 ITEM NO.: 8 NAME: Curtis Short -form PD-R LOCATION: Located at 1221 Louisiana Street DEVELOPER: Tony Curtis 1221 Louisiana Street Little Rock, AR 72202 SURVFYOR- Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72036 AREA: 0.172 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 UU, Urban Use District FILE NO.: Z-8399 FT. NEW STREET: 0 LF Residential, Office, Commercial, Industrial all indoors FOR Single-family residences and the placement of a garage VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning from UU, Urban Use District to PD-R, Planned Residential Development, to allow the placement of a garage structure within the rear yard area of this single-family home. The applicant is currently renovating the home and is proposing the placement of the garage on the site to secure materials needed to complete the renovations. The property is located within the Urban Use District which does not have provisions in the ordinance which allow for the placement of accessory structures. October 30, 2008 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-8399 B. EXISTING CONDITIONS: The property is secured with a six foot chain link fence around the perimeters. A concrete drive is located on the site extending from West 13th Street. The property to the east is zoned POD and is a parking lot. The property to the north is zoned PRD and is a condominium structure. Along Main Street are commercial uses with Juanita's located to the southeast. 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 Downtown Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 13th Street and Louisiana Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Enemy: 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: No comment. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 2 October 30, 2008 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8399 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for Curtis Short -form Planned Development -Residential. The application allows for Single Family Use. The requested use does not require a change to the Land Use Plan. Master Street Plan: 12th Street and Louisiana Street 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: The Downtown Neighborhoods' Neighborhood Plan covers this area, but it does not address this topic. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Mr. Tony Curtis was present representing the request. Staff presented an overview of the development stating there were few outstanding issues associated with the request. Staff stated the site was zoned UU, Urban Use District which did not make provisions for the placement of accessory structures. Staff stated the applicant desired to place a single car garage in the rear yard area which in -turn required him to rezone the site to PD-R, Planned Residential Development, to add the garage structure. Mr. Curtis stated staffs request to push the building back 15 feet was not acceptable. He stated the desire was to match the existing block face and to allow a larger yard area. He stated there was an existing sewer line and drainage inlet located within the rear yard area. He stated the desire was to not disturb these areas. Public Works comments were addressed. Staff stated a radial dedication was required at the intersection of Louisiana and West 13th Streets. Staff stated any broken curb, gutter or sidewalk would require replacement prior to occupancy. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional 41 October 30, 2008 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-8399 information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided responses to the issue raised at the October 9, 2008, Subdivision Committee meeting. The applicant has indicated there is an existing storm drain located within two feet of the proposed garage structure. The garage is proposed five feet from the property line on West 13 thStreet and in this area there is an additional five feet of right of way before the curb and drive lanes. According to the applicant, the garage has been placed to maximize green space and to continue the building setback lines with adjacent properties on both west 13th Street and the alley. The initial use of the building will be for storage of original trim, light fixtures and tools as well as construction materials needed to rehab the existing home. The applicant has indicated the foundation for the structure will be a concrete slab built to current code requirements. The siding will match the existing structure, which is 5" wood siding and the roofing materials will be a three tab shingle as on the main structure. Windows and doors for the garage will be removed from the main structure and installed in the garage. After the home is completed, a garage door will be added. No street access or curb cuts for the garage will be added to 13th Street until the main structure is occupied. Staff is supportive of the request. The property is zoned UU, Urban Use District which does not have provisions for the placement of garages or accessory structures. Staff feels the placement of a garage on the site is an appropriate use provided the initial intent of the garage as storage for remodeling of the existing home is tied to a valid remodel permit for the home. Staff recommends prior to the issuance of a building permit for the garage, the applicant secure a permit for rehabilitation of the existing home. 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. Staff recommends the permitting of the garage be tied to obtaining and maintaining a valid permit for renovation of the existing home. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were 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 2 October 30, 2008 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8399 report. Staff presented a recommendation the permitting of the garage be tied to obtaining and maintaining a valid permit for renovation of the existing home. Mr. Tony Curtis was present representing the request. He stated there was an active building permit on the home located at 1221 Louisiana Street. He stated the garage was for storage and once the home was completed he would then use the garage for his automobile. Mr. Jon Dodson addressed the Commission with questions. He questioned why a new structure was needed when the home was in such disrepair. He stated he felt the renovations on the homes should be completed prior to the Commission granting permission for a second structure on the site. He stated the home had been under renovation for the past 15 years. He stated the only thing he had seen change was a few boards and a new roof. Mr. Curtis stated the garage was necessary to house materials for renovation of the new home. He stated he requested the rezoning of the property to allow for single-family residential only. He stated with the current zoning a multi -unit apartment development could be constructed on the site with no parking. He stated his desire was for the property to remain as residential in the short and long term. He stated the reason for the request was because he wanted a detached garage. He stated if the garage was attached to the home the Commission would not be hearing the request. There was a general discussion by the Commission concerning the request and the placement of the garage. The chair entertained a motion for approval as recommended by staff. The motion carried by a vote of 10 ayes, 0 noes, 1 absent and 1 open position. "I ITEM NO.: 8. Z-8399 NAME: Curtis Short -form PD-R LOCATION: located at 1221 Louisiana 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. The notices must be mailed no later than October 15, 2008. The Office of Planning and Development must receive the proof of notice no later than October 24, 2008. 2. The UU Zoning District does not address the placement of multiple structures on a site therefore the applicant is required to rezone the site to PD-R to allow the placement of the garage structure. 3. Provide details of the proposed construction materials. 4. Will the garage be used as storage of materials during the renovation process of the home? 5. Is the garage proposed with restroom facilities or with plumbing? 6. Relocate the garage a minimum of 15-feet from the property line along West 13tn Street. Variance/Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 13th Street and Louisiana Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: water meter(s) are required. Contact Central Arkansas Water if larger and/or additional Fire De artment: No comment. Item # 8. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for Curtis Short -form Planned Development -Residential. The application allows for Single Family Use. The requested use does not require a change to the Land Use Plan. Master Street Plan: 12th Street and Louisiana Street 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: The Downtown Neighborhoods' Neighborhood Plan covers this area, but it does not address this topic. Landscape: No comment. 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, October 15, 2008. Item # 8.