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HomeMy WebLinkAboutZ-9199 Staff AnalysisMay 11, 2017 ITEM NO.: B FILE NO.: Z-9199 NAME: Stanley Phillips Duplexes — Conditional Use Permit LOCATION: NW corner of West 40t" and Gilman Streets OWNER/APPLICANT: Martha L. Hopkins/Stanley Phillips PROPOSAL: A conditional use permit is requested to allow the construction of two duplex residential structures (4 units total) on these four, R-3 zoned lots. The four lots are to be replatted into two lots. SITE LOCATION: The site is located at the NW corner of West 40t" and Gilman Streets, in the John Barrow neighborhood. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a single family neighborhood containing a variety of single family housing types. A city park is located one block to the north. A PCD zoned mixed use development is located one block to the east. The subject property consists of four (4) lots which the applicant proposes to replat into two (2) lots with one duplex structure on each lot. The resulting density will be the same as currently exists. The proposed duplexes should be compatible with the neighborhood. Notice of the public hearing was sent to the John Barrow Neighborhood Association and all owners of properties located within 200 feet of the site- 1 ON SITE DRIVES AND PARKING: Each duplex dwelling unit requires 1.5 parking spaces for a total of 6 required spaces. The applicant is proposing to place a paved parking lot containing 6 parking spaces behind the southern duplex, with access off of West 40t" Street. This was done at the suggestion of the neighborhood, so as to present a more pleasing front yard appearance without multiple driveways. The proposed replat and bill of assurance must include provisions specifically addressing the parking arrangement and each parking spaces must be identified by unit number; either by pavement marking or other signage. May 11, 2017 ITEM NO.: B (Cont.) FILE NO.: Z-9199 4. SCREENING AND BUFFERS - No comments on this duplex residential use. 5. PUBLIC WORKS: 1. Gilman 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. 2. 40t" 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. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Gilman Street and 40t" Street. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer Available to this site. Separate service required for each building (2 units per building). Entergy: Entergy does not object to this proposal. A single phase, overhead power line exists along the south side of 40t" Street at this proposed building location. There do not appear to be any conflicts with existing facilities at this location. Contact Entergy in advance regarding future service requirements to the structures and future facilities locations as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection Fire Department: Fire Hydrants Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2 May 11, 2017 ITEM NO.: B (Cont. Building Codes: Note: Duplexes to be separated by 1 hr. construction. County Planning: No comments Rock Region METRO: 9I1: 8i•150]WA MSRZs, a) Location is currently served by METRO on Route 14 - Rosedale. We have no objections to the redevelopment of housing lots in this neighborhood. SUBDIVISION COMMITTEE COMMENT: (MARCH 8, 2017) The applicant and his architect were present. Staff presented the item and commented on a few points. Staff noted the shared parking and stated the proposed replat and bill of assurance must include provisions specifically addressing the parking arrangement. Staff stated each parking space must be specifically identified by unit number; either by pavement marking or other signage. Staff stated the site plan needed to be corrected to properly identify the existing and proposed lot lines and the proposed duplexes should be relocated to provide a twenty-five (25) foot front yard setback. In response to a question from staff, the applicant stated each unit would have three (3) bedrooms. Public Works comments were noted and discussed. The comments from other reviewing agencies were noted. The applicant was advised to submit responses to staff issues by March 15, 2017. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the construction of two duplex residential structures (4 units total) on the R-3 zoned property located at the northwest corner of West 40t" and Gilman Streets. The subject property consists of 4 lots. The applicant proposes to replat the property into 2 lots and to place a duplex structure on each of the new lots. Each structure will contain 2,640 ± square feet divided into two — 1,320 square foot units. The units will each contain 3 bedrooms. The structures will be one-story in height with vinyl siding and a hip roof clad with asphalt shingles. 3 May 11, 2017 NO.: B (Cont. FILE NO.: Z-9199 The structures will have a 25 foot front yard setback and all other required setbacks will exceed code requirements. A six -space, paved parking lot is to be located behind the southern structure, with access off of West 40th Street. This was done at the request of the neighborhood so that the project will have a more appealing appearance on the front, without multiple driveways. The replat and bill of assurance will include provisions specifically addressing and maintaining the shared parking arrangement. Each parking space will be specifically identified by unit number, either by pavement marking or other signage. Staff is supportive of the proposed CUP. The proposed new duplex residences should be a positive addition to the neighborhood. The total of 4 units is what is permitted by the existing 4-lot configuration. The 1907 plat/bill of assurance for John Barrow Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The replat and bill of assurance must include provisions addressing and maintaining the shared parking arrangement. 3. Each parking space must be specifically identified by unit number; either by pavement marking or other signage. PLANNING COMMISSION ACTION: (MARCH 30, 2017) The applicant was present. There was one objector present. A letter of non-support from the John Barrow Neighborhood Association had been received by staff and forwarded to the commissioners. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant, Stanley Phillips, deferred speaking until after the objector. Caroline Heitman, President of the John Barrow Neighborhood Association, spoke in opposition. She said the Association had worked with Mr. Phillips for some time. She said Mr. Phillips' architect came to a meeting of the Association and the Association opposed the current proposal. She said they wanted to see the southern duplex oriented to W. 40th Street, not Gilman Street. She 2 May 11, 2017 ITEM NO.: B (Cont.) FILE NO.: Z-9199 stated there was a concern that there was not sufficient parking on the site and on -street parking was limited. Ms. Heitman said she understood that Mr. Phillips was agreeable to making changes in the plan. Stanley Phillips addressed the commission. He said reorientation of the structure was difficult due to the constraints of the utility locations. He said he had worked with the Association over the years and Ward 6 Director Doris Wright was supportive of his plans. He said he would put some brick on the front of the duplexes (west fagade), he would put shutters on the windows and would expand the parking to the north. Commissioner May asked why the front of the duplexes faced west rather than to the street frontage. Mr. Phillips responded that he was doing what he understood the neighborhood wanted. Commissioner Hamilton asked Mr. Stanley what he would prefer to do. Mr. Stanley responded that he would prefer to orient the structures to Gilman Street. When asked the same question by Commission Hamilton, staff responded that they would prefer to see a Gilman Street orientation as well. There was then a discussion about reorienting the structures and the availability of sewer service. Staff stated they could not say if sewer service would be affected by reorienting the structures. Chairman Berry stated there appeared to be issues that needed to be worked out. Director of planning Tony Bozynski suggested deferring the item to allow for further review of possible changes. Deputy City Attorney Shawn Overton also suggested deferring the item, due to the changes being proposed. Mr. Phillips stated he agreed to a deferral of the item. A motion was made to defer the item to the May 11, 2017 meeting. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a revised plan in response to the concerns raised by the neighbors. The northern duplex has been turned so that the front entrance and porch faces Gilman Street. The southern duplex has been reoriented so that the front entrance and porch faces West 40th Street. The facades of the duplexes facing Gilman and West 40th Streets will have brick on the fagade up to the window sill. The parking has been moved up to the northern lot, with the driveway extending off of West 40th Street. All other components of the plan remain the same. 5 May 11, 2017 ITEM NO.: B (Cont. FILE NO.: Z-9199 A letter in support of the revised plan has been submitted by the John Barrow Neighborhood Association. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, as revised, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The replat and bill of assurance must include provisions addressing and maintaining the shared parking arrangement. 3. Each parking space must be specifically identified by unit number; either by pavement marking or other signage. PLANNING COMMISSION ACTION: (MAY 11, 2017) The applicant was present. There were no objectors present. Carolyn Heitman, President of the John Barrow Neighborhood Association, was present in support. A letter in support of the revised plan from the John Barrow Neighborhood Association had been distributed to the commissioners. Staff presented the item, as revised, and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 0 SUBDIVISION COMMITTEE COMMENTS MARCH 8, 2017 ITEM NO.6: STANLEY PHILLIPS DUPLEXES CONDITIONAL USE PERMIT NW CORNER W. 40TH AND GILMAN STREETS (Z-9199) Planning Staff Comments: 1. The 1907 plat/bill of assurance for John Barrow's Addition does not address use issues 2. The proposed replat and bill of assurance must include provisions specifically addressing the shared parking. 3. Each parking space must be specifically identified by unit number; either by pavement marking or other signage. 4. The site plan must be corrected to properly identify the existing and proposed property lines 5. The proposed units should be moved back to provide a 25 foot front yard setback. 6. Indicate any existing or proposed fencing 7. How many bedrooms are in each unit? Variance/Waivers: * None requested Public Works: 1. Gilman St. is classified on the Master Street Plan as a residential street. A dedication of right-of- way 25 feet from centerline will be required. 2. 401h St. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Gilman St. and 401h St. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer Available to this site. Separate service required for each building (2 units per building) Entergy: Entergy does not object to this proposal. A single phase, overhead power line exists along the south side of 401h Street at this proposed building location. There do not appear to be any conflicts with existing facilities at this location. Contact Entergy in advance regarding future service requirements to the structures and future facilities locations as this project proceeds Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection ITEM NO.6: (CON'T) (Z-9199) Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Building Code: Note: Duplexes to be separated by 1 hr. construction. County Planning: No comments Rock Region METRO: a) Location is currently served on by METRO on Route 14- Rosedale. We have no objections to the redevelopment of housing lots in this neighborhood. Planning Division: No comments Landscape: No comments Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday March 15, 2017. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday March 15, 2017. The City - provided notice form must be used. Proof of notice is to be provided to staff no later than March 24, 2017.