HomeMy WebLinkAboutZ-9404 Staff AnalysisFILE NO.: Z-9404
NAME: 517 Maple Street Short -form PD-R
LOCATION: 517 Maple Street
DEVELOPER:
Brian Teeter
50 Edgehill Road
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Teeter Property Group, LLC/owner
Brian Teeter/authorized agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.14 acres
WARD: 3
CURRENT ZONING
ALLOWED USES,
PROPOSED ZONING:
PROPOSED USE
VARIANCEMAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 9
R-3
FT. NEW STREET: 0 LF
CENSUS TRACT: 48
Single Family, Non -Conforming Duplex
PD-R
Two -Family
None requested
The property is occupied by a circa 1920, one story, frame, residential structure. At some
point in the past, the structure was converted into a duplex. The current owner acquired
the property over 10 years ago as a duplex. The building has separate electric and gas
utilities and a shared water meter.
FILE NO.: Z-9404
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting approval of a PD-R to recognize the existing duplex.
The applicant states he attempted to refinance the property and the lender was
unable to underwrite the loan because the building's current zoning is inconsistent
with its use. No changes are proposed to the building or property.
B. EXISTING CONDITIONS:
The site contains a one story, frame, residential structure. A single parking space
is located at the front of the site, off of Maple. There is additional parking behind
the house, with access off of the alley. The surrounding neighborhood is primarily
single family in nature. There are however, other uses in the area including
duplexes and a church.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Capitol View-Stifft Station Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITION
1. Maple 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. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for
the private improvements located in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. Electrical service is already provided to
the structure on this property from on overhead power line at the back of the
property. Contact Entergy in advance to discuss electrical service requirements,
extensions, or adjustments to existing facilities.
Centerpoint Energy: No comments received.
AT & T: No comments received.
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FILE NO.: Z-9404(Cont.)
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No Comment
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: 1 Hr. Fire Separation Required between Duplex Units / Smoke
Wall Required in Attic Space.
Landscape: No Comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
This request is located in 1630 District. The Land Use Plan shows Residential Low
Density (RL) for this property. The Residential Low Density (RL) category provides
for single family homes at densities not to exceed 6 units per acre. Such residential
development is typically characterized by conventional single family homes, but
may include patio or garden homes and cluster homes, provided that the density
remain less than 6 units per acre. The applicant has applied for a rezoning from
R-3 (Single -Family District) to PD-R (Planned Development Residential) to
recognize an existing duplex.
Master Street Plan: West of the property is Maple Street and it is 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.
This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before April 10, 2019. If you have any questions please
contact Dana Carney, dcarneyo&-littlerock.go_v or 501.371.6817 or Jamie Collins,
gcollinsra'-_littlerock.gov or 501.371.6818.
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FILE NO.: Z-9404 (Cont.
H. SUBDIVISION COMMITTEE COMMENT. (April 3, 2019)
The applicant was not present. Staff stated they would get with the applicant to go
over any issues. Staff presented the item and noted some additional information
was needed. Staff stated the applicant would be asked to explain how the structure
was divided, what the square footage of each unit was and the number of
bedrooms per unit. Staff stated they would ask where parking occurred.
Public Works comments were presented.
Comments from the other departments and reviewing agencies were noted. The
committee forwarded the item to the full commission.
ANALYSIS:
Staff met with the applicant subsequent to the committee meeting. The property is
occupied by a circa 1920 one-story, frame, and 1,330 square foot residential
structure. At some point in the past; the structure was converted into a duplex. This
applicant has owned the property for over ten years and it was a duplex when he
acquired it. The structure is split down the middle, front to back and each unit
contains approximately 660 square feet. Each unit contains two bedrooms and one
bath. Each unit has separate electric and gas meters. There is a single water
meter. The property contains one gravel parking space at the front off of Maple
Street. Additional gravel parking is located at the rear of the lot, taking access off
of the alley. Staff informed the applicant that the gravel parking space at the front
should either be paved or defined, contained and maintained as required by
Section 36-513 of the Code (the parking in yards regulations).
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 25, 2019)
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above.
The applicant, Brian Teeter, reserved his time to respond to issues raised by the
neighbors.
Charles Clifton, of 608 Nan Circle, stated he owned the property at 515 Maple Street. He
stated he was not opposed to the duplex but had concerns about the condition of the
property and a lack of maintenance of the property.
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FILE NO.: Z-9404 (Cont.
Mr. Teeter stated he had not been made aware of the neighbors' concerns. He stated he
had not been able to make the needed improvements due to funding issues. He stated
improvements had been made to one unit which would allow him to rent the unit for higher
rent. He stated the second unit would be improved.
There was a discussion of the current zoning and the non -conforming duplex. Staff noted
the building already has two sets of utilities.
A motion was made to approve the application, including all staff comments and
conditions. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent.
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ITEM NO.: 13 File No. Z-9404
NAME: 517 Maple Street Short -form PD-R
LOCATION: 517 Maple Street
Planning_Staff Comments:
1. Provide notification of the (abutting property owners/property owners 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 10, 2019. The Office of Planning
and Development must receive the proof of notice no later than April 19, 2019.
2. How is the structure divided into two units? What is the square footage of each unit, number
of bedrooms per unit?
3. Where does parking occur?
Variance/Waivers:
None requested
Engineering Comments:
Public Works Conditions:
1. Maple 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. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the
private improvements located in the right-of-way.
Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority:
Sewer Available to this site.
Entergy,
Entergy does not object to this proposal. Electrical service is already provided to the structure
on this property from on overhead power line at the back of the property. Contact Entergy in
advance to discuss electrical service requirements, extensions, or adjustments to existing
facilities.
Genterpoint_Energy_: No comments received.
AT & T: No comments received.
ITEM NO.: 13
Central Arkansas Water:
File No. L-94U4
NO OBJECTIONS, All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department: No Comment
Parks and Recreation: No comments received.
CountV Planning: No comments received.
Building Codes/Landscape:
Building Code:
1 Hr. Fire Separation Required between Duplex Units / Smoke Wall Required in Attic Space
Landscape: No Comment.
Tra n s po rtationlP la n n_i ng
Rock Region Metro: No comments received.
Planning Division:
This request is located in 1630 District. The Land Use Plan shows Residential Low Density (RL)
for this property. The Residential Low Density (RL) category provides for single family homes
at densities not to exceed 6 units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The applicant has
applied for a rezoning from R-3 (Single -Family District) to PD-R (Planned Development
Residential) to recognize an existing duplex.
Master Street Plan: West of the property is Maple Street and it is 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. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised
preliminary plat/plan (to include the additional information as noted above) to staff on or before
April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov
or 501.371.6817 or Jamie Collins, collins littlerock. ov or 501.371.6818.
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