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HomeMy WebLinkAboutS-1443 Staff AnalysisFILE NO.: Z- NAME: Malone Short -form PD-R LOCATION: 1100 Rock Street DEVELOPER: Josh Malone 1100 Rock Street, Apt. D Little Rock, AR 72202 ENGINEER: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 2 FT. NEW STREET: 0 R-4A, Low Density Residential Single-family use with the conversion to two-family units or the addition of accessory residential units -M PROPOSED USE: Creation of a two -lot plat allowing for two single-family residential lots VARIANCESMAIVERS REQUESTED: (Plat Variances) 1. A variance to allow a reduced lot width 2. A variance to allow a reduced lot depth. 3. A variance to allow a reduced minimum lot area. 4. A variance to allow a reduced front yard building line. A. PROPOSAL/REQUEST: The applicant is requesting the rezoning of the site from R-4A, Low Density Residential District to PD-R to allow the creation of a two -lot plat for the site. Currently there is a four-story, four -unit brick apartment building and an uninhabitable frame house located on the site. The applicant intends to split the FILE NO.: Z-7632 Cont. lot into two separate lots to allow the frame house and apartment building to exist on separate parcels. The further intent is to renovate the single-family dwelling to allow the unit to become functional once again. The applicant has indicated this would not be suitable if the two continued to share a lot. B. EXISTING CONDITIONS: The site contains an existing apartment building and a dilapidated single-family home. There is a vacant commercial building located to the west of the site. There are single-family and two family homes located to the south and north of the site. To the east of the site is MacArthur Park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has one informational phone call from an area resident. The MacArthur Neighborhood Association, Downtown Neighborhood Association, East of Broadway Neighborhood Association, all residents located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if lot is split. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Each lot will be required to have separate water service. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. 2 FILE NO.: Z-7632 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Development Residential for creation of a lot split. The request does not require a change to the Land Use Plan City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing Goal has an objective that states: Increase owner -occupied homes from 37 percent to 60 percent of our residential housing units. The action statement states to: Link to objective to add 7,000 population, and promote additional homeowner families to fill vacant homes and lots. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the request was to utilize the planned development process to create a two -lot plat. Staff stated the lots would require variances from the Subdivision Ordinance to allow development with reduced lot widths, depths and areas. Staff stated the applicant would also be required to meet with the Historic District Commission prior to construction to ensure design compatibility. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant was not required to submit a revised plan to staff to address the issues raised at the Subdivision Committee meeting. The applicant did however contact water and wastewater to confirm their requirements for extension of service to the site. The site contains two structures on a single lot. The applicant is requesting a lot split through the planned development process to allow for a reduced lot area than is typically allowed under the current zoning. The site is currently zoned R-4A, Low Density Residential District which allows for one and two family residences as permitted uses. The typical average lot size for a newly created lot in this district is 5,000 square feet and the lots are to be fifty feet in width by one hundred feet in depth. The applicant has indicated Lot 1 with fifty feet in width by ninety-five feet in depth. The proposed lot area is 4,750 square feet. FILE NO.: Z-7632 Cont. Proposed Lot 2 is forty-five feet in width and fifty feet in depth or 2,250 square feet. The front building line for Lot 1 is six feet six inches and the proposed front building line for Lot 2 is five feet six inches. The typical front building line for a lot zoned R4A is fifteen feet. The proposed development is located in the MacArthur Park Historic District. The applicant has indicated he will work closely with the design review committee of the Historic District to create a design compatible with the area. Staff is supportive of the proposed request. The existing zoning is intended to be an urban low to moderate density residential area, where an occasional non- residential use adds to the overall character of the neighborhood. The applicant's request is to allow the creation of two lots to function as residential uses. The existing four-plex located on the site will continue to function as a multi -family building and the existing dilapidated single-family structure will be rehabbed and put back in service as a single-family home. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development will not negative impact the adjoining properties and the rehabilitation of the single-family home into an occupied use will be an asset to the area. I_ STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow a reduced front building line on proposed Lots 1 and 2. Staff recommends approval of the requested variance to allow a reduced lot area for proposed Lots 1 and 2. Staff recommends approval of the requested variance to allow a reduced lot width for Lot 2 of the proposed subdivision. Staff recommends approval of the requested variance to allow a reduced lot depth for Lots 1 and 2 of the proposed subdivision. PLANNING COMMISSION ACTI (JUNE 3, 2004) Mr. Josh Malone was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff also presented a recommendation of approval of the requested 4 FILE NO.: Z-7632 Cont. variance to allow a reduced front building line on proposed Lots 1 and 2, the requested variance to allow a reduced lot area for proposed Lots 1 and 2, the requested variance to allow a reduced lot width for Lot 2 of the proposed subdivision and the requested variance to allow a reduced lot depth for Lots 1 and 2 of the proposed subdivision. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. y