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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.