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HomeMy WebLinkAboutS-0779 Staff Analysis1. Name: John R. Berkley "Short -Form" PRD (Z-4804) 2. Location: 100 Rosetta Street 3. Developer/Engineer: John R. Berkley/William W. Hope 4. Existing Status: Single Family structure in disrepair 5. Proposed Use: Tri-plex 6. Staff Recommendation: Denial of the request for tri-plex. It was suggested that the applicant convert the application to a conditional use permit or request it for duplex zoning. 7. Planning Commission Action: The applicant agreed to amend his PU❑ request to a two family structure only. A motion for approval of the amended application was made and passed, subject to working out the parking with the Traffic Engineer. The vote 11 ayes, 0 noes, and 0 absent. NAME: LOCATION: DEVELOPER: John R. Berkley 319 Belmont N. Little Rock, AR 72116 Telephone: 758-5526 John _R. Berkley Planned Residential District (Short Form) 100 Rosetta Street ENGINEER: William W. Hope P.O. Box 223 Benton, AR Telephone: 778-0786 AREA: 7000 Sq. Ft. + NO. OF LOTS: 1 ZONING: "R-3" Single Family PROPOSED USE: Triplex PLANNING DISTRICT: 9 CENSUS TRACT: 14 FT. NEW STREET: 0 VARIANCES REQUESTED: 1. Parking for one car less than ordinance requirement. A. Existing Conditions A single family dwelling with two stories on a single residential lot of 50' in width. The lot is served for parking access off the alley to the rear. Z-4804 - Continued B. C. Development Proposal To make modifications that will allow occupancy as a triplex with four parking spaces. No structural expansion is proposed at this time. A variance of one parking space is requested. Engineeri Comments None. D. Staff AnalXsis The review of this proposal reveals that the subject site has less than adequate access for multifamily usage. The alley could be a safety problem for turns on to and off Markham Street. The angle parking as proposed will require tenants to enter this long block at 3rd Street on the south and drive a poor alley two blocks to this parking. The neighborhood is predominately single family with a liberal scattering of duplexes. There are a few multifamily uses in the immediate area; however, these are located in and about the intersections of Kavanaugh and Markham and Markham and Johnson. There have been several new duplexes constructed within a two -block radius which seem to set a tone for a mix of single and duplex occupancy. E. Staff•Recommendation Staff recommends denial of the PRD and suggests that the application be converted to a conditional use permit for duplex or possibly rezoning to "R-4." This does not rule out the possibility of continuing a PUD for a duplex; however, we do not feel that is an appropriate use of the ordinance. Z-4804 - Continued F. Subdivision Committee Review The applicant submitted a revised plan providing deeper head -in parking spaces. He felt that the 1,700 square feet of space was too much for just two rental units. Staff expressed its reluctance to support a rezoning to triplex due to the amount of large houses in the neighborhood which could produce potential requests for variances from the Woodruff Plan. It was felt that the redesign of the parking area also created a dangerous situation. The main issues were identified as density and parking. Utilities - Sewer available. PLANNING COMMISSION ACTION: The applicant was present. Several interested persons were in attendance. Staff reported that Southwestern Bell had expressed concerns about the location of the concrete parking lot and that several letters and phone calls were received. only one person had expressed definite objections based on an increase in density, inadequate parking, and difficult access to Markham because of traffic. A letter from Mr. Brian C. Davis expressed some concerns and apprehension, but no specific objections. Staff's recommendation was stated as denial of the PRD request for a tri-plex, with a suggestion that the application be converted to a conditional use for duplex, or a rezoning to "R-4 " The Applicant, Mr. Berkley, felt that less cars would be provided with the tri-plex than a duplex, since he had plans to rent out the duplex to families with two or three cars each versus renting to three singles with the tri-plex use. He also felt that there was not a very bad problem with vision on Markham, since you could see a distance of 300' to the east and 600' to the west. He agreed to widen the alley 20'. Several issues were raised by the Commissioners and concerned residents about converting this single family use to a tri-plex. Ms. Susanne Neal was concerned about parking Z-4804 - Continued on Rosetta, and possible parking in the front yard. She also stated that there were several extremely large houses, similar to this one in the area. Some Commissioners felt that this was speculation, an inappropriate use of the PUD process, and that the area should remain single family. Some were not opposed to increasing the density to duplex, but there seemed to be some general agreement that a tri-plex was too much of an increase. Ms. Lucy Abraham of the Janet Jones Company explained that the structure of 2600 square feet was -currently in disrepair, and had been on the market for one year at $45,500. Her opinion was that it would never sell as a single family unit due to its location at the corner of Markham and Rosetta. She asked that the Commission look at each site's individual contribution to the overall upgrading of the entire neighborhood. She felt that this was a good attempt to improve the neighborhood through the upgrading of the unit. The Commission, however, still expressed apprehension at setting a precedent in the area. The applicant was asked whether or not he would like to amend his plan to provide for a duplex use on the property, he agreed to do so. A motion was made for approval of a modified PUD request for a duplex use, subject to working out parking with the Traffic Engineer. The motion passed by a vote of 11 ayes, 0 noes, and 0 absent. 1. Name: John R. Berkley "Short -Form" PRD (Z-4804) 2. Location: 100 Rosetta Street 3. Developer/Engineer: John R. Berkley/William W. Hope 4. Existin Status: Single Family structure in disrepair 5. Proposed Use: Tri-plex 6. Staff Recommendation: Denial of the request for tri-plex. It was suggested that the applicant convert the application to a conditional use permit or request it for duplex zoning. 7. Planning Commission Action: The applicant agreed to amend his PUD request to a two family structure only. A motion for approval of the amended application was made and passed, subject to working out the parking with the Traffic Engineer. The vote 11 ayes, 0 noes, and 0 absent. y; a NAME: John_R. Berkley Planned Residential District (Short Form) rF, LOCATION: 100 Rosetta Street DEVELOPER: ENGINEER: John R. Berkley William W. Hope 319 Belmont P.O. Box 223 is N. Little Rock, AR 72116 Benton, AR Telephone: 758-5526 Telephone: 778-0786 AREA: 7000 Sq. Ft. + NO. OF LOTS: 1 FT. NEW STREET: 0 ZONING: "R-3" Single Family PROPOSED USE: Triplex PLANNING DISTRICT: 9 CENSUS TRACT: 14 VARIANCES REQUESTED: 1. Parking for one car less than ordinance requirement. A. Existing Conditions A single family dwelling with two stories on a single residential lot of 50' in width. The lot is served for parking access off the alley to the rear. Z-4804 - Continued B. Development Proposal To make modifications that will allow occupancy as a triplex with four parking spaces. No structural expansion is proposed at this time. A variance of one parking space is requested. C. Engineering Comments None. D. Staff Analysis The review of this proposal reveals that the subject site has less than adequate access for multifamily usage. The alley could be a safety problem for turns on to and off Markham Street. The angle parking as proposed will require tenants to enter this long block at 3rd Street on the south and drive a poor alley two blocks to this parking. The neighborhood is predominately single family with a liberal scattering of duplexes. There are a few multifamily uses in the immediate area; however, these are located in and about the intersections of Kavanaugh and Markham and Markham and Johnson. There have been several new duplexes constructed within a two -block radius which seem to set a tone for a mix of single and duplex occupancy. E. Staff -Recommendation Staff recommends denial of the PRD and suggests that the application be converted to a conditional use permit for duplex or possibly rezoning to "R-4." This does not rule out the possibility of continuing a PUD for a duplex; however, we do not feel that is an appropriate use of the ordinance. Z-4804 - Continued F. Subdivision Committee Review The applicant submitted a revised plan providing deeper head -in parking spaces. He felt that the 1,700 square feet of space was too much for just two rental units. Staff expressed its reluctance to support a rezoning to triplex due to the amount of large houses in the neighborhood which could produce potential requests for variances from the Woodruff Plan. It was'felt that the redesign of the parking area also created a dangerous situation. The main issues were identified as density and parking. Utilities - Sewer available. PLANNING COMMISSION ACTION: The applicant was present. Several interested persons were in attendance. Staff reported that Southwestern Bell had expressed concerns about the location of the concrete parking lot and that several letters and phone calls were received. Only one person had expressed definite objections based on an increase in density, inadequate parking, and difficult access to Markham because of traffic. A letter from Mr. Brian C. Davis expressed some concerns and apprehension, but no specific objections. Staff's recommendation was stated as denial of the PRD request for a tri-plex, with a suggestion that the application be converted to a conditional use for duplex, or a rezoning to "R-4." The Applicant, Mr. Berkley, felt that less cars would be provided with the tri-plex than a duplex, since he had plans to rent out the duplex to families with two or three cars each versus renting to three singles with the tri-plex use. He also felt that there was not a very bad problem with vision on Markham, since you could see a distance of 300' to the east and 600' to the west. He agreed to widen the alley 20'. Several issues were raised by the Commissioners and concerned residents about converting this single family use to a tri-plex. Ms. Susanne Neal was concerned about parking Z-'4804 - Continued on Rosetta, and possible parking in the front yard. She also stated that there were several extremely large houses, similar to this one in the area. Some Commissioners felt that this was speculation, an inappropriate use of the PUD process, and that the area should remain single family. Some were not opposed to increasing the density to duplex, but there seemed to be some general agreement that a tri-plex was too much of an increase. Ms. Lucy Abraham of the Janet Jones Company explained that the structure of 2600 square feet was currently in disrepair, and had been on the market for one year at $45,500. Her opinion was that it would never sell as a single family unit due to its location at the corner of Markham and Rosetta. She asked that the Commission look at each site's individual contribution to the overall upgrading of the entire neighborhood. She felt that this was a good attempt to improve the neighborhood through the upgrading of the unit. The Commission, however, still expressed apprehension at setting a precedent in the area. The applicant was asked whether or not he would like to amend his plan to provide for a duplex use on the property, he agreed to do so. A motion was made for approval of a modified PUD request for a duplex use, subject to working out parking with the Traffic Engineer. The motion passed by a vote of 11 ayes, 0 noes, and 0 absent. NAME: LOCATION: DEVELOPER: John R. Berkley 319 Belmont N. Little Rock, AR 72116 Telephone: 758-5526 John R. Berkley Planned Residential District (Short Form) 100 Rosetta Street ENGINEER: William W. Hope P.O. Box 223 Benton, AR Telephone: 778-0786 AREA: 7000 Sq. Ft. + NO. OF LOTS: 1 FT. NEW STREET: 0 ZONING: "R-3" Single Family PROPOSED USE: Triplex PLANNING DISTRICT: 9 CENSUS TRACT: 14 VARIANCES REQUESTED: 1. Parking for one car less than ordinance requirement. A. Existinq Conditions A single family dwelling with two stories on a single residential lot of 50' in width. The lot is served for parking access off the alley to the rear. Z-4804 - Continued B. C. D. E. Development Proposal To make modifications that will allow occupancy as a triplex with four parking spaces. No structural expansion is proposed at this time. A variance of one parking space is requested. En ineer inE Comments None. Staff Analysis The review of this proposal reveals that the subject site has less than adequate access for multifamily usage. The alley could be a safety problem for turns on to and off Markham Street. The angle parking as proposed will require tenants to enter this long block at 3rd Street on the south and drive a poor alley two blocks to this parking. The neighborhood is predominately single family with a liberal scattering of duplexes. There are a few multifamily uses in the immediate area; however, these are located in and about the intersections of Kavanaugh and Markham and Markham and Johnson. There have been several new duplexes constructed within a two -block radius which seem to set a tone for a mix of single and duplex occupancy. Staff Recommendation Staff recommends denial of the PRD and suggests that the application be converted to a conditional use permit for duplex or possibly rezoning to "R-4." This does not rule out the possibility of continuing a PUD for a duplex; however, we do not feel that is an appropriate use of the ordinance.