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HomeMy WebLinkAboutZ-8644 Staff AnalysisFILE NO.: Z-8644 NAME: Fewell Short -form POD LOCATION: Located at 1226 Kaufman Road DEVELOPER: Howard Fewell P.O. Box 21914 Little Rock, AR 72221 ENGINEER-- Marlar Engineering Company, Inc. 5318 John F. Kennedy Boulevard North Little Rock, AR 72216 AREA: 0.72 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 0-3, General Office District General Office -•M FT. NEW STREET: 0 LF PROPOSED USE: Add single-family residential as an allowable use for the property to allow an addition to an existing garage for storage of personal vehicles VARIANCESANAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the site from 0-3, General Office District to POD to allow a 24-foot by 30-foot addition to the rear of an existing garage on the property. The new construction will match the existing construction in color and composition. The building is proposed as wood frame and a traditional shingled roof. Two garage doors are proposed on the front of the building facing south. FILE NO.: Z-8644 Cant. The site is currently occupied by a single-family residence with a non -conforming status for the home. Under the current non -conforming status the owner is not allowed to increase the size of the garage structure. The owner has indicated the garage will be used for storage of his personal automobiles, motorcycles and boats. The request includes the retention of 0-3, General Office District uses as allowable uses for the property. Any 0-3, General Office District use of the site will require construction of the required parking. B. EXISTING CONDITIONS: Kaufman Road is a narrow unimproved chip seal road with open ditches for drainage. Just south of this property are non-residential uses accessed from South Shackleford Road. Uses in the area include banking facilities, hotels, restaurants and the Arkansas Heart Hospital all fronting on Kanis Road to the north of South Shackleford Road to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of 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 of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All driveways shall have concrete aprons per City Ordinance a maximum width of 36-feet. Only one (1) driveway is allowed to access this property. The current driveway is gravel. 2. Any redevelopment of the site for non-residential uses will require compliance with the City's Master Street Plan and Boundary Street Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital 7 FILE NO.- Z-8644 (Co Investment Charge based on the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department-. Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN'. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-3, General Office District to Planned Office Development to allow an addition to an existing residential garage to be used by the owner for personal storage of vehicles. Master Street Plan: Kaufman Road 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. The street 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 shown in the immediate vicinity. Landscape: 1. If the rehabilitation costs exceeds fifty percent (50%) of the buildings replacement cost then the associated parking must also be brought into compliance with the City's landscape and buffer ordinance requirements. G_ SUBDIVISION COMMITTEE COMMENT: (March 31, 2011) Mr. Howard Fewell and Mr. Richard Harp were present representing the request. Staff stated the request was to allow an addition to an existing garage located behind this single-family home. Staff stated the property was zoned 0-3, General Office District with a non -conforming status for the residential use. Staff stated since single-family was not a by -right use the addition to the garage was expanding the non -conforming use which was not allowed by the zoning ordinance. Staff stated the request was to rezone to POD to add single-family as an allowable use and allow the addition to the garage. Staff questioned if the garage would have any restroom or kitchen facilities. Staff also requested the height of the proposed addition. W FILE NO.: Z-8644 (Cont. Public Works comments were addressed. Staff stated any redevelopment of the property with uses other than residential would require right of way dedication and one-half street improvements. Staff stated the driveway apron should be constructed with concrete. Landscaping comments were addressed. Staff stated if the rehabilitation cost exceeded fifty (50) percent of the replacement cost of the structure then the associated parking would be required to be brought into compliance accordingly. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 technical issues in need of addressing related to the site plan raised at the March 31, 2011, Subdivision Committee meeting. The request is to allow a rezoning of the site from 0-3, General Office District to POD to allow a 24-foot by 30-foot addition to the rear of an existing residential garage. The new construction will match the existing construction in color and composition. The building is proposed as wood frame and a traditional shingled roof. Two (2) garage doors are proposed on the front of the building facing south. The maximum building height proposed is 35-feet. The site is currently a single-family residence with a detached garage. The site has a residential non -conforming status under the current zoning. Section 36-153 states a non -conforming use shall not be extended, expanded, enlarged or increased in intensity to any structure or land area other than that occupied by the non -conforming use. The applicant has indicated the existing garage along with the expanded area will be used for storage of his personal automobiles, motorcycles and boats. Within the area there will be an area set aside for game tables as well. The applicant has indicated within the garage there will be provisions for a restroom. There will not be kitchen facilities located within the garage. Currently the garage and the existing home have separate utility meters and will continue to have utilities metered separately. The request includes the retention of 0-3, General Office District uses as allowable uses for the property. Staff is supportive of the request to rezone the site to POD to add residential as an allowable use to the site. The site is currently a residential use. The addition of the garage will not significantly alter the area. This area has begun redevelopment with a number of non-residential uses located along Kanis and South Shackleford Roads but Kaufman Road has not begun to redevelop. Staff feels the request to rezone the property to POD to allow the addition to the garage for the property owners personal use is appropriate. CI FILE NO.: Z-8644 (Cont. 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: (APRIL 21, 2011) 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 as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 61 ITEM NO.: 15. Z-8644 NAME: Fewell Short -form POD LOCATION: located at 1226 Kaufman Road 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 notice must be mailed no later than April 6, 2011. The Office of Planning and Development must receive the proof of notice no later than April 15, 2011. 2. The request includes the maintenance of the 0-3, General Office District uses as allowable uses for the property. 3. Will the 24 X 30 addition be one or two stories in height? Provide the maximum building height proposed. 4. Will there be a restroom facility and/or kitchen facility in the garage area? Variance/Waivers: None requested. ublic Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Kaufman Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. 2. With site development and the issuance of a building permit, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kaufman Road including 5-foot sidewalk with the planned development. The new back of curb should be located 15.5-feet from the centerline. The existing street width from Kanis Road to this property is 16-feet. The minimum street width should be at least 18-feet. 3. All driveways shall have concrete aprons per City Ordinance a maximum width of 36-feet. Only one (1) driveway is allowed to access this property. The current driveway is gravel. 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. Item , d / Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-3, General Office District to Planned Office Development to allow an addition to an existing residential garage to be used by the owner for personal storage of vehicles. Master Street Plan: Kaufman Road 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. The street 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. If the rehabilitation costs exceeds fifty percent (50%) of the buildings replacement cost then the associated parking must also be brought into compliance with the City's minimal landscape and buffer ordinance requirements. 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, April 6, 2011. Item # ;