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HomeMy WebLinkAboutZ-9358 Staff AnalysisOctober 4, 2018 ITEM NO.: 1 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FILE NO.: Rylwell, LLC Kenny Whitfield 2101 Perry Street 0.16 Acre (one (1) lot) Rezone from R-2 to R-4 To construct one (1) duplex structure Single family residence SURROUNDING LAND USE AND ZONING North — Single family residences (across West 22"d Street); zoned R-2 South — Duplex structures and single family residences; zoned R-4 and R-2 East — Vacant lots, duplex structures and single family residences; zoned R-2 and R-4 West — Single family residences (across Perry Street); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Perry 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. A 20 foot radial dedication of right-of-way is required at the intersection of Perry Street and West 22"d Street. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. Bus Route #3 (Baptist Medical Center Route) runs along Kanis Road to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow, Twin Lakes "A" and Twin Lakes "B" Neighborhood Associations were notified of the public hearing. October 4, 2018 ITEM NO.: ,1 (Cont.)__ FILE NO.: Z- D. LAND USE ELEMENT. - Planning Division: This request is located in 1-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to R-4 (Two -Family District) to allow a duplex as an allowable use. Master Street Plan: West of the property is Perry Street and it shown as a Local Street on the Master Street Plan. North of the property is West 22"d Street and it shown as a Local Street on the Master Street Plan. 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- There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSI Rylwell, LLC, owner of the 0.16 acre property located at 2101 Perry Street, is requesting to rezone the property from "R-2" Single Family District to "R-4" Two - Family District. The property is located at the southeast corner of Perry Street and West 22"d Street. The rezoning is proposed to allow the construction of one (1) duplex structure. The property is comprised of one (1) platted lot; Lot 13, Block 2, Hick's Interurban Addition. A small one-story frame single family residence is located near the center of the property. Two (2) old metal storage buildings are located on the east end of the residence, within the rear yard area. A 10 foot wide platted alley right-of-way runs along the rear (east) property line. The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned lots are located immediately to the south, within this block face. Additional R-4 zoned lots are located further south, southeast and northeast. Single family residences are located across Perry Street to the west and across West 22"d Street to the north. Additional single family residences, two-family residences and vacant lots are located throughout this subdivision. Several older manufactured/mobile homes are also located within this subdivision. The City's Future Land Use Plan designates this property as Residential Low Density (RL). The requested R-4 zoning does not require an amendment to the plan. 2 October 4, 2018 ITEM NO.: 1 (Cont. FILE NO.: Z-9358 Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable, as most of this block face to the south is zoned R-4 and contains duplex structures. The property is comprised of one (1) platted single family lot. One (1) duplex structure will only be minor increase in the original platted density. New duplex structures have been recently developed within this neighborhood. Staff recently conducted a survey of this neighborhood, between West 16th Street and West 24th Street, and Aldersgate Road to Junior Deputy Road. The survey counted the total number of residential lots within this area, and how many of the total residential lots are zoned R-4. Staff found that there are 368 total residential lots within this area, and that 38 are zoned R-4. This represents R-4 zoning on a total of 10.3 percent of the overall residential lots within this neighborhood. The one (1) lot proposed for R-4 zoning would raise this 10.59 percent. Although staff is supportive of the rezoning of this one (1) lot to R-4, staff is beginning to have concerns with the amount of R-4 zoned lots within this subdivision. Staff's initial concerns relate to the changing density within this subdivision with respect to the City's Future Land Use Plan designation of Residential Low Density (RL), and the subdivision's lack of infrastructure. The streets within this subdivision are narrow paved roadways with no curb, gutter or sidewalks. Open ditches are located along most of the streets. Staff will begin to take a closer look at the density issue associated with this subdivision. Otherwise, staff believes the applicant's plan to construct one (1) new duplex will be a quality, in -fill type, development for this general area south of West 18th Street. Staff believes rezoning this property to R-4 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) Kenny Whitfield was present, representing the application. There were two (2) persons, present in opposition. Staff presented the application with a recommendation of approval. Kenny Whitfield addressed the Commission in support of the application. He explained the plans to construct one (1) new duplex on the subject property. B. J. Nix addressed the Commission in opposition. She expressed concerns with traffic in the area and vehicles parked on the street. She stated that there was enough R-4 zoning in the area. 3 October 4, 2018 ITEM NO.: 1 (Cont. FILE NO.: Z-9358 Kimberly Johnson also spoke in opposition. She also expressed concerns with traffic in the area and the widths of the roadways throughout the neighborhood. She also noted that there were enough duplexes in the area. She also expressed concern with construction noise. Mr. Whitfield explained that his leases did not allow parking on the streets. He noted that he had contacted the Little Rock Police Department to regulate speeding in the neighborhood. He also noted that his duplexes were mostly rented to medical employees. Commissioner Thomas asked about parking for the duplexes. Mr. Whitfield noted that a one -car garage and a wide driveway were provided for each unit. Commissioner Hamilton asked how many duplexes Mr. Whitfield had in the area. Mr. Whitfield noted that he had 21 duplexes. Chairman Berry asked about plans to improve the streets in the area. Vince Floriani, of Public Works, noted that there were no public projects planned for the area. There was additional discussion regarding possible future street improvements in this area and parking. Commissioner Stebbins asked if there were "no -parking" signs along any of the streets. Jamie Collins, Planning Director, noted that there were no signs, and he also briefly discussed the approved hours of construction as allowed by City code. There was a motion to approve the requested R-4 rezoning. The motion passed by a vote of 7 ayes, 3 nays and 1 absent. The application was approved. 12 FILE NO.: Z-9358 Owner: Rylwell, LLC Applicant: Kenny Whitfield Location: 2101 Perry Street Area: 0.16 Acre (one (1) lot) Request: Rezone from R-2 to R-4 Purpose: To construct one (1) duplex structure Existing Use: Single family residence SURROUNDING LAND USE AND ZONING North — Single family residences (across West 22"d Street); zoned R-2 South — Duplex structures and single family residences; zoned R-4 and R-2 East — Vacant lots, duplex structures and single family residences; zoned R-2 and R-4 West — Single family residences (across Perry Street); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Perry 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. A 20 foot radial dedication of right-of-way is required at the intersection of Perry Street and West 22"d Street. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. Bus Route #3 (Baptist Medical Center Route) runs along Kanis Road to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow, Twin Lakes "A" and Twin Lakes "B" Neighborhood Associations were notified of the public hearing. FILE NO.: Z-9358 (Cont. D. LAND USE ELEMEN Planninq Division: This request is located in 1-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to R-4 (Two -Family District) to allow a duplex as an allowable use. Master Street Plan: West of the property is Perry Street and it shown as a Local Street on the Master Street Plan. North of the property is West 22"d Street and it shown as a Local Street on the Master Street Plan. 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: There are no bike routes shown in the immediate vicinity- E. STAFF ANALYSIS: Rylwell, LLC, owner of the 0.16 acre property located at 2101 Perry Street, is requesting to rezone the property from "R-2" Single Family District to "R-4" Two - Family District. The property is located at the southeast corner of Perry Street and West 22"d Street. The rezoning is proposed to allow the construction of one (1) duplex structure. The property is comprised of one (1) platted lot; Lot 13, Block 2, Hick's Interurban Addition. A small one-story frame single family residence is located near the center of the property. Two (2) old metal storage buildings are located on the east end of the residence, within the rear yard area. A 10 foot wide platted alley right-of-way runs along the rear (east) property line. The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned lots are located immediately to the south, within this block face. Additional R-4 zoned lots are located further south, southeast and northeast. Single family residences are located across Perry Street to the west and across West 22"d Street to the north. Additional single family residences, two-family residences and vacant lots are located throughout this subdivision. Several older manufactured/mobile homes are also located within this subdivision. The City's Future Land Use Plan designates this property as Residential Low Density (RL). The requested R-4 zoning does not require an amendment to the plan. 2 FILE NO.: Z-9358 Cont. Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable, as most of this block face to the south is zoned R-4 and contains duplex structures. The property is comprised of one (1) platted single family lot. One (1) duplex structure will only be minor increase in the original platted density. New duplex structures have been recently developed within this neighborhood. Staff recently conducted a survey of this neighborhood, between West 16th Street and West 24th Street, and Aldersgate Road to Junior Deputy Road. The survey counted the total number of residential lots within this area, and how many of the total residential lots are zoned R-4. Staff found that there are 368 total residential lots within this area, and that 38 are zoned R-4. This represents R-4 zoning on a total of 10.3 percent of the overall residential lots within this neighborhood. The one (1) lot proposed for R-4 zoning would raise this 10.59 percent. Although staff is supportive of the rezoning of this one (1) lot to R-4, staff is beginning to have concerns with the amount of R-4 zoned lots within this subdivision. Staff's initial concerns relate to the changing density within this subdivision with respect to the City's Future Land Use Plan designation of Residential Low Density (RL), and the subdivision's lack of infrastructure. The streets within this subdivision are narrow paved roadways with no curb, gutter or sidewalks. Open ditches are located along most of the streets. Staff will begin to take a closer look at the density issue associated with this subdivision. Otherwise, staff believes the applicant's plan to construct one (1) new duplex will be a quality, in -fill type, development for this general area south of West 18tn Street. Staff believes rezoning this property to R-4 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION - Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (OCTOBER 4, 2018) Kenny Whitfield was present, representing the application. There were two (2) persons, present in opposition. Staff presented the application with a recommendation of approval. Kenny Whitfield addressed the Commission in support of the application. He explained the plans to construct one (1) new duplex on the subject property. B. J. Nix addressed the Commission in opposition. She expressed concerns with traffic in the area and vehicles parked on the street. She stated that there was enough R-4 zoning in the area. Kimberly Johnson also spoke in opposition. She also expressed concerns with traffic in the area and the widths of the roadways throughout the neighborhood. She also noted 3 FILE NO.: Z-935 that there were enough duplexes in the area. She also expressed concern with construction noise. Mr. Whitfield explained that his leases did not allow parking on the streets. He noted that he had contacted the Little Rock Police Department to regulate speeding in the neighborhood. He also noted that his duplexes were mostly rented to medical employees. Commissioner Thomas asked about parking for the duplexes. Mr. Whitfield noted that a one -car garage and a wide driveway were provided for each unit. Commissioner Hamilton asked how many duplexes Mr. Whitfield had in the area. Mr. Whitfield noted that he had 21 duplexes. Chairman Berry asked about plans to improve the streets in the area. Vince Floriani, of Public Works, noted that there were no public projects planned for the area. There was additional discussion regarding possible future street improvements in this area and parking. Commissioner Stebbins asked if there were "no -parking" signs along any of the streets. Jamie Collins, Planning Director, noted that there were no signs, and he also briefly discussed the approved hours of construction as allowed by City code. There was a motion to approve the requested R-4 rezoning. The motion passed by a vote of 7 ayes, 3 nays and 1 absent. The application was approved. 4