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HomeMy WebLinkAboutZ-8763 Staff AnalysisFILE NO_- Z-8763 NAME: Estate of Lindsey East Short -form PCD LOCATION: Located at 101 North Woodrow Street DEVELOPER: Michael McLeod Executor 210 Linwood Court Little Rock, AR 72204 SURVEYOR: Central Arkansas Surveying Scott Foster 15825 Childress Road Bauxite, AR 72011 AREA: 0.17 acres NUMBER OF LOTS: 1 CURRENT ZONING: C-3, General Commercial District ALLOWED USES: Retail PROPOSED ZONING: PCD FT. NEW STREET: 0 LF PROPOSED USE: C-3, General Commercial District and One and Two-family VARIANCESA/VAIVERS REQUESTED: None requested. BACKGROUND: An application was filed by the property owners for the March 30, 2009, Zoning Board of Adjustment public hearing to allow a parking variance. Staff reviewed the application prior to the item being legal advertised for the meeting date and determined a parking variance was not necessary. Staff determined the site would receive credit for five (5) spaces in front of the property, along Woodrow Street, as per the Hillcrest DOD. Staff also determined six (6) to eight (8) vehicles could be parked in the rear yard area, which had been used as a non -conforming gravel parking area for a number of years. FILE NO.: Z-8763 Cont. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is a rezoning from C-3, General Commercial District to PCD to allow the site to be used as a C-3, General Commercial District use, One and Two- family and a combination of commercial and residential. The property contains an existing duplex with parking in the rear yard area. The site has a history of residential and non-residential uses. One side of the duplex has been renovated and the kitchen has been removed. No new construction is proposed with the reuse of the property. The applicant has indicated interior renovations are possible should the new owner desire to use the property in a configuration other than currently exist. The property is located within the Hillcrest Design Overlay District. The applicant has indicated all signage will comply with the typical standards of the DOD. B. EXISTING CONDITIONS: The property contains a two story structure which was constructed as a duplex but has a history of non-residential use. The site was zoned commercial in 1937. According to the applicant one side has been renovated and the kitchen has been removed from the unit. The rear yard is paved for parking with access from the alley. The site is located within the Hillcrest Design Overlay District which allows street parking to serve as required parking at one (1) space per linear foot of street frontage. Across Woodrow Street is a multi -family development and east of the site is the Arkansas Services for the Blind. Within the area there are a number of office and retail uses. West of the site is the Capitol View/Stifft Station commercial area. Southeast of the site is a carwash. Located outside the commercial node is primarily residential uses with the predominate use being single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, the Hillcrest Residents Association and the Capitol View/Stifft Station Neighborhood Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS 1. Markham 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. Show the centerline of the right of way of Markham Street on the survey. The dedication may not be required dependent on the existing structures location and if the structure is located within the area to be dedicated. 2 Z-8763 (Cont. 2. Due to the proposed use of the property, the Master Street Plan specifies that Woodrow Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. Show the centerline of the right-of-way on the survey. The dedication may not be required dependent on the existing structures location and if the structure is located within the area to be dedicated. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and Woodrow Street. The dedication may not be required dependent on the existing structures location and if the structure is located within the area to be dedicated. 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: 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 FILE NO.: Z-8763 (Cont. CATA: CATA Bus Routes #1 — Pulaski Heights Route and #8 Rodney Parham Route run along West Markham Street. 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 High Density (RH) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow for development of residential as well as commercial uses for this structure. Master Street Plan: Markham is a Minor Arterial and Woodrow is a Local Street, A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel .within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 I Bike Path is shown along Markham. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required with any new parking proposed on the site. 3. 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 the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4 FILE NO.: Z-8763 G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012) The applicant was present representing the request. Staff presented an overview of the request stating there were questions concerning the proposed use of the building. Staff stated the applicant's cover letter indicated the use of the building as residential. Staff stated residential, within a portion of the building, was an allowed use under the current C-3, General Commercial District zoning. The applicant stated the desire was to market the property as single-family as an allowable use in addition to the C-3, General Commercial Zoning District uses. Public Works comments were addressed. Staff stated radial and right of way dedications were required along West Markham and North Woodrow Streets. Staff stated if there were improvements to the building then improvements to the abutting streets could be required. Landscaping comments were addressed. Staff stated if additional parking or paving was added to the site then additional landscaping would be required per the City's Landscape and Buffer Ordinances. 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 associated with the request in need of addressing raised at the April 19, 2012, Subdivision Committee meeting. The request is a rezoning from C-3, General Commercial District to PCD to allow the site to be used as a C-3, General Commercial District use, One or Two-family residence and/or a combination of commercial and residential. The property contains an existing duplex with graveled parking in the rear yard area. The site has a history of residential and non-residential uses. One side of the duplex has been renovated and the kitchen has been removed. Parking on the site is adequate to serve a commercial use of the structure. Based on the Hillcrest Design Overlay District the site receives credit for five (5) spaces in front of the property, along Woodrow Street. It appears six (6) to eight (8) vehicles could be parked in the rear yard area. The rear yard parking is a non -conforming gravel parking area and has functioned in this manner for a number of years. The property is located within the Hillcrest Design Overlay District. There is no new construction proposed with the reuse of the property. Interior renovations are possible should the new owner desire to use the property in a configuration other than currently exist. The applicant has indicated any signage placed on the property for non-residential use will comply with the typical standards of the DOD. 5 FILE NO.: Z-8763 (Cont Staff is supportive of the request. Staff does not feel the rezoning to add one and two-family as allowable uses for the property will significantly impact the area. 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: (MAY 10, 2012) 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 on the Consent Agenda. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A ITEM NO.: 7. NAME: Estate of Lindsey East Short -form PCD LOCATION: located at 101 North Woodrow Street Planning Staff Comments: (Z-8763) 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. Provide the total square footage proposed for residential and the total square footage proposed for retail. 3. Will the development retain the C-3, zoning district uses as allowable uses for the property? 4. Will one of the units be limited to residential use? 5. The property is located within the Hillcrest Design Overlay District. The ordinance states the maximum height for free standing commercial signs is 18-feet in height. Signage is as allowed in office zones or a maximum of six feet in height and sixty- four square feet in area. 6. Parking within the Overlay is allowed at 50% of the typical ordinance standard. Street parking is allowed and may count toward the required parking at one space per 10 linear feet of street frontage. It appears the property has 55 feet of street frontage along Woodrow Street. It appears there is ample parking to allow the entire structure to be a retail use. 7. Residential is allowed in the Commercial Zoning District as long as the residential use is incidental to the primary use. The use shall not occupy a floor area is excess of the gross floor area devoted to a business use in the principal structure on the property. VariancelWaivers: None requested. Public Works Conditions- 1. Markham 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. Show the centerline of the right of way of Markham Street on the survey. The dedication may not be required dependent on the existing structures location and if the structure is located within the area to be dedicated. 2. Due to the proposed use of the property, the Master Street Plan specifies that Woodrow Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. Show the centerline of the right-of-way on the survey. The dedication may not be required dependent on the existing structures location and if the structure is located within the area to be dedicated. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Item # 7, Markham Street and Woodrow Street. The dedication may not be required dependent on the existing structures location and if the structure is located within the area to be dedicated. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: CATA Bus Routes #1 — Pulaski Heights Route and #8 Rodney Parham Route run along West Markham Street. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow for development of residential as well as commercial uses for this structure. Item # 7. Master Street Plan: Markham is a Minor Arterial and Woodrow is a Local Street. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 I Bike Path is shown along Markham. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping will be required with any new parking proposed on the site. 3. 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 the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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 25, 2012. Item # 7.