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HomeMy WebLinkAboutZ-8557 Staff AnalysisFILE NO.: Z-8557 NAME: Kavanaugh -Rose Short -form PD-R LOCATION: Located at 2501 Kavanaugh Boulevard DEVELOPER - Richard Threadgill 104 Tehena Lane Hot Springs, AR 71901 RI IRVFYnR- Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.149 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF URRENT ZONING: R-5 ALLOWED USES Multi -family PROPOSED ZONING: PD-R PROPOSED USE: Create lot lines to allow existing duplex to be sold as individual units VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of lots with lot area less than the typical lot size per the zoning district (Section 31-232). A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The site contains an existing duplex. The applicant is proposing to create lots to allow for the individual sale of the units and the ground on which the unit sits. A cross access and parking agreement will be executed to define maintenance of the parking pad located within the rear yard area and access from the existing alley. A building permit for the duplex was issued in May 2006. The permit indicated the building as a two-story structure containing 4,416 square feet. The construction was completed in early 2007. FILE NO.: Z-8557 (Cont. The property is located within the Hillcrest Design Overlay District. The applicant is seeking the rezoning to PD-R to allow the creation of lots with a lot area less than typically required per the existing zoning district. B. EXISTING CONDITIONS: The site contains an existing duplex with parking located off the rear alley. Across Rose Street is a multi -unit development which was recently remodeled and converted into a condo development. The units to the west of the site appear to be single-family as do the units located to the south fronting on Woodlawn Drive. Other uses in the area include commercial uses located to the west and churches located to the east and southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents who could be identified located within 300 feet of the site and the Hillcrest Residents 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 Kavanaugh Boulevard and Rose Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #1 — the Pulaski Heights Route. Parks and Recreation: No comment received. 2 FILE NO.: Z-8557 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-5 to Planned Residential Development to allow creation of lot lines for an existing duplex structure. The request is not proposing to change the existing density, so there is not a 'land use issue' with this application. This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states a need for "no net loss of residential units by demolition or conversion to other uses." Master Street Plan: Kavanaugh Boulevard is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Rose Street is a Local Street. 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: A Class III bikeway is shown 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. Class III bicycle route signage may be required. Landscape: No comment on the proposed rezoning to allow the creation of lots lines to allow the units to be sold as individual units. Any new site improvements may require additional landscaping and screening. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) The applicant was not present. Staff presented the item stating there were no technical issues outstanding in need of addressing. Staff stated the building was existing and the request was to allow the creation of a lot line down the common wall to allow for individual sale of the units and the ground on which they sit. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS. - There were no outstanding issues raised at the Subdivision Committee associated with the request. The request is a rezoning from R-5 to PD-R to allow the creation of lot lines for this existing duplex. The creation of the lot lines would allow for the individual sale of the two (2) units and the lots. A cross access and parking agreement will be executed to define maintenance of the parking pad located within the rear yard area and is access from the existing alley. 3 FILE NO.: Z-8557 (Cont.l The property is located within the Hillcrest Design Overlay District. The applicant is seeking the rezoning to allow the creation of lots with a lot area less than typically required per the existing zoning district. The R-5, Zoning District typically requires a minimum lot area of 7,000 square feet with a minimum lot width of 70-feet and a minimum lot depth of 100-feet. The site is located within the Hillcrest Design Overlay District area but the structure was constructed prior to the adoption of the Overlay Ordinance. Both through the Overlay and the current zoning district a PZD application is the best way to address the creation of the lots as proposed. Staff is supportive of the request. The creation of the lots will allow for an existing rental property to convert to owner occupancy. To staff's knowledge there are no outstanding technical issues in need of addressing related to the site plan. Staff feels the rezoning to PD-R to allow the creation of these lots will not have any adverse impact on the adjacent properties. I. STAFF RECOMMENDATION: 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: (JULY 1, 2010) The applicant was present. 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 approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. .19 July 1, 2010 ITEM NO.: 13 NAME: Kavanaugh -Rose Short -form PD-R LOCATION: Located at 2501 Kavanaugh Boulevard DEVELOPER: Richard Threadgill 104 Tehena Lane Hot Springs, AR 71901 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.149 acres NUMBER OF LOTS: 1 CURRENT ZONING: R-5 ALLOWED USES Multi -family PROPOSED ZONING: PD-R FILE NO.: Z-8557 FT, NEW STREET: 0 LF PROPOSED USE: Create lot lines to allow existing duplex to be sold as individual units VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of lots with lot area less than the typical lot size per the zoning district (Section 31-232). A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The site contains an existing duplex. The applicant is proposing to create lots to allow for the individual sale of the units and the ground on which the unit sits. A cross access and parking agreement will be executed to define maintenance of the parking pad located within the rear yard area and access from the existing alley. A building permit for the duplex was issued in May 2006. The permit indicated the building as a two-story structure containing 4,416 square feet. The construction was completed in early 2007. July 1, 2010 SUBDIVISION ITEM NO.: 1 FILE NO.: Z-8557 The property is located within the Hillcrest Design Overlay District. The applicant is seeking the rezoning to PD-R to allow the creation of lots with a lot area less than typically required per the existing zoning district. B. EXISTING CONDITIONS: The site contains an existing duplex with parking located off the rear alley. Across Rose Street is a multi -unit development which was recently remodeled and converted into a condo development. The units to the west of the site appear to be single-family as do the units located to the south fronting on Woodlawn Drive. Other uses in the area include commercial uses located to the west and churches located to the east and southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents who could be identified located within 300 feet of the site and the Hillcrest Residents 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 Kavanaugh Boulevard and Rose Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. 2 July 1, 2010 �i iRnivi�inry ITEM NO.: 13 (Cont. FILE NO.: Z-855 CATA: The site is located on CATA Bus Route #1 —the Pulaski Heights Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-5 to Planned Residential Development to allow creation of lot lines for an existing duplex structure. The request is not proposing to change the existing density, so there is not a `land use issue' with this application. This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states a need for "no net loss of residential units by demolition or conversion to other uses." Master Street Plan: Kavanaugh Boulevard is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Rose Street is a Local Street. 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: A Class III bikeway is shown 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. Class III bicycle route signage may be required. Landscape: No comment on the proposed rezoning to allow the creation of lots lines to allow the units to be sold as individual units. Any new site improvements may require additional landscaping and screening. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) The applicant was not present. Staff presented the item stating there were no technical issues outstanding in need of addressing. Staff stated the building was existing and the request was to allow the creation of a lot line down the common wall to allow for individual sale of the units and the ground on which they sit. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. W July 1, 2010 SUBDIVISION ITEM NO.: 13 (Cont. H. ANALYSIS: FILE NO.: Z-85 There were no outstanding issues raised at the Subdivision Committee associated with the request. The request is a rezoning from R-5 to PD-R to allow the creation of lot lines for this existing duplex. The creation of the lot lines would allow for the individual sale of the two (2) units and the lots. A cross access and parking agreement will be executed to define maintenance of the parking pad located within the rear yard area and is access from the existing alley. The property is located within the Hillcrest Design Overlay District. The applicant is seeking the rezoning to allow the creation of lots with a lot area less than typically required per the existing zoning district. The R-5, Zoning District typically requires a minimum lot area of 7,000 square feet with a minimum lot width of 70-feet and a minimum lot depth of 100-feet. The site is located within the Hillcrest Design Overlay District area but the structure was constructed prior to the adoption of the Overlay Ordinance. Both through the Overlay and the current zoning district a PZD application is the best way to address the creation of the lots as proposed. Staff is supportive of the request. The creation of the lots will allow for an existing rental property to convert to owner occupancy. To staff's knowledge there are no outstanding technical issues in need of addressing related to the site plan. Staff feels the rezoning to PD-R to allow the creation of these lots will not have any adverse impact on the adjacent properties. STAFF RECOMMENDATION: 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: (JULY 1, 2010) The applicant was present. 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 approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and.3 absent. ,l .19 ITEM NO.: 13, Z-8 NAME: Kavanaugh -Rose Short -form PD-R LOCATION: located at 2501 Kavanaugh Boulevard Plannina 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 notice must be mailed no later than June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. The site is located within the Hillcrest Design Overlay District. The PZD request is to allow the creation of substandard lots to allow the sale of individual units along with the transfer of the units along with land. Variance/Waivers: A variance from the Subdivision Ordinance to allow the creation of lots with lot area less than the typical lot size per the zoning district (Section 31-232). Public Works Conditions- 1. A 20 foot radial dedication of right-of-way is required at the intersection of Kavanaugh Boulevard and Rose Street. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #1 — the Pulaski Heights Route. Parks and Recreation: No comment received. Item # 13. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-4 to Planned Residential Development to allow creation of lot lines for an existing duplex structure. The request is not proposing to change the existing density, so there is not a 'land use issue' with this application. This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states a need for "no net loss of residential units by demolition or conversion to other uses." Master Street Plan: Kavanaugh Boulevard is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Rose Street is a Local Street. 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: A Class III bikeway is shown 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. Class III bicycle route signage may be required. Landscape: No comment on the proposed allow the units to be sold as individual unite additional landscaping and screening. rezoning to allow the creation of lots lines to . Any new site improvements may require 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, June 16, 2010. Item # 13.