Z-8606 Staff AnalysisFILE NO.: Z-8606
NAME: Watson Short -form PD-R
LOCATION: Located at 431 Midland Street
DEVELOPER:
Terry Watson
431 Midland Street
Little Rock, AR 72205
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family — Hillcrest Design Overlay District, Allow an addition
to the rear of the structure which encroaches into the rear yard
setback
VARIANCES/WAIVERS REQUESTED:. None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property located at 431 Midland Street contains an existing two-story brick
and frame home with a building footprint of approximately 1,275 square feet.
The applicant is proposing an addition to the existing home located within the
rear yard area containing 1,128 square feet. The request would allow the rear of
the addition to be located within five (5) feet of the existing alley located along the
eastern property line. A similar request was approved by the Zoning Board of
Adjustment on June 27, 2005. The applicant did not follow through with the
approval and the approval has since expired.
LE NO.: Z-8606 (Cont.
The Bill of Assurance for this site does not address specific request.
B. EXISTING CONDITIONS:
This section of Midland Street appears to be single-family detached homes with
front yard setback more than the typical 25-foot average. This home and the
homes on either side appear to have more in the range of a 40-foot front setback.
The home proposed for rezoning is a one and one-half story home. The rear
yard area is open to the alley. The home sits up slightly from the street but has a
larger elevation change within the rear yard area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200-feet of the site all residents,
who could be identified, located within 300-feet, and the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMME
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. 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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
K
FILE NO.: Z-8606 (Cont.
F. ISSUES/TECHN ICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-3, Single-family to Planned
Residential Development to allow an addition within the rear yard area of this
existing home.
The applicant has filed this request because it does not fully comply with the
Hillcrest DOD, but the request does not require a change to the Land Use Plan.
This area is covered by the Hillcrest Neighborhood Action Plan. The housing
goal states: "Recommend the creation of an Overlay District that would require
Planned Unit Development (PUD) for reclassification of land use, density, or
other infrastructure improvements." The Hillcrest Design Overlay has been
implemented. This requires the use of a Planned Unit Development for the
redevelopment of this property.
Master Street Plan: Midland Street is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard
the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 14, 2010)
Mr. Terry Watson was present representing the request. Staff presented an
overview of the request stating there were additional items necessary to
complete the review process. Staff stated the request was previously approved
by the Zoning Board of Adjustment but the approval had expired and the Hillcrest
Design Overlay District had been adopted which no longer allowed the Zoning
Board of Adjustment to review and approve such requests. Staff stated the
variation was to allow a lesser rear yard setback than typically allowed. Staff
stated all other aspects of the DOD were being complied with.
Staff noted there were few other comments from the other reporting departments
and agencies. 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 revisions required of the site plan based on comments received at
the October 14, 2010, Subdivision Committee meeting. The applicant is
requesting a one-story addition to the rear of his existing home located within five
IN
FILE NO.: Z-8606 (Cont.
(5) feet of the eastern alley. The addition will extend from the rear of the home
approximately forty-seven (47) feet. The construction is proposed within six (6)
feet of the north property line. The southern face of the new construction will not
extend beyond the face of the existing home.
The site is located within the Hillcrest Design Overlay District. The Overlay
regulates floor area ratio, building height and massing as well as setback. The
Overlay states that if for any reason a property cannot be developed per the
existing zoning district the property must be reviewed through the planned zoning
development process. The development is complying the all aspects of the DOD
with the exception of the rear yard setback.
The property is currently zoned R-3, Single-family. Section 36-255(d)(3) of the
City's zoning ordinance requires a minimum rear setback of 25-feet. The rear
setback is proposed at five (5) feet. The rear setback is the area of
non-compliance with the DOD.
The DOD states the floor area ratio (FAR) is to be calculated based on the
principal building size and the size of the lot. The lot is less than 8,000 square
feet. For residential structures with two floors, the FAR is to be 0.50 percent or
less. The size of the applicant's lot is 50-feet by 135-feet or 6,750 square feet.
The existing structure contains 1,628 square feet and the addition is proposed
with 1,128 square feet. The floor area ratio is as allowed by the DOD at
40.8 percent.
The DOD states no structure may exceed 35-feet in height. The existing home is
21.7 feet high and the addition is proposed with a similar height as the exiting
home.
The DOD also states the maximum lot coverage for all structures under roof shall
not exceed fifty percent (50%). The lot coverage proposed with the new
construction is thirty-six (36) percent.
Staff is supportive of the requested rezoning to PD-R to allow the rear yard
setback variance. Staff feels the request is reasonable and that the proposed
addition will not be out of character with other single-family lots in this area of
Hillcrest. There are a number of single-family lots in the area with building
massing similar to what this applicant is proposing. Additionally, the main front
portion of the house is set back over 30-feet from the front property line, which
reduces the amount of rear yard space available for building expansion. Staff
believes the proposed addition will have no adverse impact on the adjacent
properties or the general area. To staff's knowledge there are no remaining
outstanding issues associated with the request.
0
FILE NO.: Z-8606 (Cont.
STAFF RECOMMENDATION:
Staff recommends 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.
NING COMMISSION ACTION:
(NOVEMBER 4, 2010)
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.
There was no further discussion of the item. The Chair entertained a motion for
placement on the Consent Agenda as presented by staff. The motion carried by a vote
of 9 ayes, 0 noes, 0 absent and 2 open positions.
November 4, 2010
ITEM NO.: 14
NAME: Watson Short -form PD-R
LOCATION: Located at 431 Midland Street
DEVELOPER:
Terry Watson
431 Midland Street
Little Rock, AR 72205
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-8606
AREA: 0.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES
Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family — Hillcrest Design Overlay District, Allow an addition
to the rear of the structure which encroaches into the rear yard
setback
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property located at 431 Midland Street contains an existing two-story brick
and frame home with a building footprint of approximately 1,275 square feet.
The applicant is proposing an addition to the existing home located within the
rear yard area containing 1,128 square feet. The request would allow the rear of
the addition to be located within five (5) feet of the existing alley located along the
eastern property line. A similar request was approved by the Zoning Board of
Adjustment on June 27, 2005. The applicant did not follow through with the
approval and the approval has since expired.
November 4, 2010
SUBDIVISION
ITEM NO.: 14 (Cont.
FILE NO.: Z-3506
The Bill of Assurance for this site does not address specific request.
B. EXISTING CONDITIONS:
This section of Midland Street appears to be single-family detached homes with
front yard setback more than the typical 25-foot average. This home and the
homes on either side appear to have more in the range of a 40-foot front setback.
The home proposed for rezoning is a one and one-half story home. The rear
yard area is open to the alley. The home sits up slightly from the street but has a
larger elevation change within the rear yard area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200-feet of the site all residents,
who could be identified, located within 300-feet, and the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. 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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
November 4, 2010
SUBDIVISION
ITEM NO.: 14 (Cont_) FILE NO.: Z-8606
rks and Recreation: No comment.
F. ISSUES/TECHN ICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-3, Single-family to Planned
Residential Development to allow an addition within the rear yard area of this
existing home.
The applicant has filed this request because it does not fully comply with the
Hillcrest DOD, but the request does not require a change to the Land Use Plan.
This area is covered by the Hillcrest Neighborhood Action Plan. The housing
goal states: "Recommend the creation of an Overlay District that would require
Planned Unit Development (PUD) for reclassification of land use, density, or
other infrastructure improvements." The Hillcrest Design Overlay has been
implemented. This requires the use of a Planned Unit Development for the
redevelopment of this property.
Master Street Plan: Midland Street is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard
the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 14, 2010)
Mr. Terry Watson was present representing the request. Staff presented an
overview of the request stating there were additional items necessary to
complete the review process. Staff stated the request was previously approved
by the Zoning Board of Adjustment but the approval had expired and the Hillcrest
Design Overlay District had been adopted which no longer allowed the Zoning
Board of Adjustment to review and approve such requests. Staff stated the
variation was to allow a lesser rear yard setback than typically allowed. Staff
stated all other aspects of the DOD were being complied with.
Staff noted there were few other comments from the other reporting departments
and agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
3
November 4, 2010
.qI IRni\/I.qIr1N
ITEM NO.: 14 (Cont.
H. ANALYSIS:
FILE NO.: Z-8606
There were no revisions required of the site plan based on comments received at
the October 14, 2010, Subdivision Committee meeting. The applicant is
requesting a one-story addition to the rear of his existing home located within five
(5) feet of the eastern alley. The addition will extend from the rear of the home
approximately forty-seven (47) feet. The construction is proposed within six (6)
feet of the north property line. The southern face of the new construction will not
extend beyond the face of the existing home.
The site is located within the Hillcrest Design Overlay District. The Overlay
regulates floor area ratio, building height and massing as well as setback. The
Overlay states that if for any reason a property cannot be developed per the
existing zoning district the property must be reviewed through the planned zoning
development process. The development is complying the all aspects of the DOD
with the exception of the rear yard setback.
The property is currently zoned R-3, Single-family. Section 36-255(d)(3) of the
City's zoning ordinance requires a minimum rear setback of 25-feet. The rear
setback is proposed at five (5) feet. The rear setback is the area of
non-compliance with the DOD.
The DOD states the floor area ratio (FAR) is to be calculated based on the
principal building size and the size of the lot. The lot is less than 8,000 square
feet. For residential structures with two floors, the FAR is to be 0.50 percent or
less. The size of the applicant's lot is 50-feet by 135-feet or 6,750 square feet.
The existing structure contains 1,628 square feet and the addition is proposed
with 1,128 square feet. The floor area ratio is as allowed by the DOD at
40.8 percent.
The DOD states no structure may exceed 35-feet in height. The existing home is
21.7 feet high and the addition is proposed with a similar height as the exiting
home.
The DOD also states the maximum lot coverage for all structures under roof shall
not exceed fifty percent (50%). The lot coverage proposed with the new
construction is thirty-six (36) percent.
Staff is supportive of the requested rezoning to PD-R to allow the rear yard
setback variance. Staff feels the request is reasonable and that the proposed
addition will not be out of character with other single-family lots in this area of
Hillcrest. There are a number of single-family lots in the area with building
massing similar to what this applicant is proposing. Additionally, the main front
12
November 4, 2010
.qI IRni\/I.,;Inm
ITEM NO.: 14 (Cont.
FILE NO.: Z-8606
portion of the house is set back over 30-feet from the front property line, which
reduces the amount of rear yard space available for building expansion. Staff
believes the proposed addition will have no adverse impact on the adjacent
properties or the general area. To staff's knowledge there are no remaining
outstanding issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends 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.
PLANNING COMMISSION ACTION: (NOVEMBR 4, 2010)
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.
There was no further discussion of the item. The Chair entertained a motion for
placement on the Consent Agenda as presented by staff. The motion carried by a vote
of 9 ayes, 0 noes, 0 absent and 2 open positions.
A
ITEM -NO.: 14. _ _ (Z-8606)
NAME: Watson Short -form PD-R
LOCATION: located at 431 Midland Street
Planning Staff Comments:
1. Provide notification of abutting property owners 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 October 20, 2010. The
Office of Planning and Development must receive the proof of notice no
later than November 29, 2010.
2. The site is located within the Hillcrest Design Overlay District. The DOD
has specific development criteria including lot coverage, massing, building
height.
3. Provide the grade plane for the lot.
4. Provide the maximum building height proposed for the structure.
Variance/Waivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection; 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.
Fire De artment: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-3, Single-family to Planned
Residential Development to allow an addition within the rear yard area of this
existing home.
The applicant has filed this request because it does not fully comply with the
Hillcrest DOD, but the request does not require a change to the Land Use Plan.
This area is covered by the Hillcrest Neighborhood Action Plan. The housing
goal states: "Recommend the creation of an Overlay District that would require
Planned Unit Development (PUD) for reclassification of land use, density, or
other infrastructure improvements." The Hillcrest Design Overlay has been
implemented. This requires the use of a Planned Unit Development for the
redevelopment of this property.
Master Street Plan: Midland Street is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard
the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
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,
October 20, 2010.