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Z-8715 Staff AnalysisILE NO.: Z-8715 NAME: Prather Short -form PD-R LOCATION: Located at 4719 North Lookout DEVELOPER Lewis Prather 4719 North Lookout Little Rock, AR 72205 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.15 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family P D-R FT. NEW STREET: 0 LF PROPOSED USE: Single-family carport — Hillcrest DOD exceeding the allowed rear yard coverage VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is proposing to rezone the site from R-2, Single-family to PD-R to allow the placement of a carport within the rear yard. The property is located within the Hillcrest Design Overlay District. The Overlay allows a maximum of 40 percent of the 25-foot rear yard setback to be covered with structures. Currently within the rear twenty-five (25) feet there is a storage building/workshop and a gravel parking pad. The applicant is proposing to cover the graveled parking pad with an open-air carport structure. The plan as presented would allow for 72.6 percent of the 25-foot rear yard area to be covered with structures. FILE NO.: Z-8715 (Cont. B. EXISTING CONDITIONS: This area of North Lookout is single-family. Located across North Lookout to the west is Alsop Park. Located to the northwest is a multi -family development accessed from Kavanaugh Boulevard. North Lookout has not been constructed with curb, gutter or sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENUCOUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route- 2 FILE NO.: Z-8715 (Cant. F G Parks and Recreation: No comment received. ISSUES/TECHNICAL/DESIGN: Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls, which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. 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 to PDR to add covered parking. The site is within the Hillcrest Design Overlay District. Master Street Plan: North Lookout Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street 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. Landscape: No comment on this single-family rezoning request. SUBDIVISION COMMITTEE COMMENT: (October 27, 2011) The applicant was present. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the property was located within the Hillcrest Design Overlay District. Staff stated the Overlay had specific development criteria with regard to rear yard coverage. Staff stated with the existing building and the addition of the carport the rear yard coverage would be 72.6 percent. Staff stated the ordinance typically allowed a maximum of the 25-foot rear yard area to be covered by 40 percent. Staff stated per the DOD a rezoning was required to allow the increase in rear yard coverage. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 3 FILE NO.: Z-8715 (Cont. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues raised at the October 27, 2011, Subdivision Committee meeting in need of addressing via a revised site plan. The site is located within the Hillcrest Design Overlay District which addresses a number of issues including rear yard lot coverage. Section 36-434.14(C) states within the rear -lot twenty-five foot setback from the rear property line accessory building coverage shall be no more than forty (40) percent of the area in that section. The structure is located approximately five (5) feet from the alley. Currently in this area there is a structure containing approximately 440 square feet and a parking pad located to the south of the garage. The owner has placed beams for a roof over the gravel parking pad but then stopped construction upon notification by staff that permitting was required. The new structure is proposed containing approximately 465 square feet and allows the parking pad to be under roof. Based on the structure as proposed the area of rear yard coverage would be increased to 72.6 percent. As stated the Hillcrest Design Overlay District allows a maximum rear yard coverage of 40 percent. If for any reason the DOD cannot be adhered to the applicant must seek a rezoning to a planned zoning district with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. Staff is supportive of the request. Although the structure is proposed in excess of the typical overlay standard the southern portion of the structure will remain open allowing for the visual effect of less massing. There are similar situations located in the area with accessory structures located off the alley. Staff does not feel the covered parking as proposed will impact the site or the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to comments and conditions as outlined in paragraphs D, E staff report. The carport must remain unenclosed on the sides. PLANNING COMMISSION ACTION: compliance with the and F of the agenda east, south and west (NOVEMBER 17, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff stated the carport was to remain unenclosed on the east, south and west sides. Ell FILE NO.: Z-8715 (Cont.) There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 8. NAME: Prather Short -form PD-R LOCATION: located at 4719 North Lookout Planning Staff Comments: Z-8715 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 2, 2011. The Office of Planning and Development must receive the proof of notice no later than November 10, 2011. 2. The property is located within the Hillcrest Design Overlay District. The Overlay limits the percentage of rear yard coverage. The Overlay allows a maximum of 40 percent of the 25-foot rear yard setback to be covered with structures. The plan as presented indicates 72.6 percent of the 25-foot rear yard area covered with structures. Variance/Waivers: None requested. Public Works Conditions: No comments Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact ' Central Arkansas Water regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Item # 8. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. Parks and Recreation: No comment received. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls, which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. 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 to PDR to add a garage. The site is within the Hillcrest Design Overlay District. Master Street Plan: North Lookout Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street 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. Landscape: No comment on this single-family rezoning request. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 2, 2011. Item # 8.