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-
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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.
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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.