Loading...
Z-8661-A Staff AnalysisLE NO.: Z-8661-A NAME: Bean Short -form PD-R LOCATION: Located at 516 Ridgeway Drive DEVELOPER: Brian Bean 516 Ridgeway Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.20 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family - CUP FT. NEW STREET: 0 LF Single-family with an accessory dwelling PROPOSED USE: Single-family with an accessory dwelling — Hillcrest DOD setback VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: A Conditional Use Permit for this property was approved by the Little Rock Planning Commission at their June 2, 2011, public hearing. The CUP allowed for the placement of a second residence on the site above a proposed garage structure located along the southeastern portion of the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting a rezoning of the site from R-2, Single-family to PD-R to allow the screening of a former carport. The owner is removing the former concrete parking pad and driveway in this area due to the relocation of the Z-8661-A (Cont. driveway to the south side of the home with the addition of the garage structure and residential unit approved in the previous application. The area is presently under roof and the supporting columns are in place. The structure is located within two and one-half (2.5) feet of the northern property line. The set backs as proposed do not comply with typical setback standards of the R-2, Single-family Zoning District. The property is located within the Hillcrest Design Overlay District. Per the Hillcrest Design Overlay District should a property not conform to the underlying zoning district for any reason the owner is required to rezone the property to a planned zoning district to allow modifications to the site. B. EXISTING CONDITIONS: The site contains a single-family residence and a detached garage -apartment. C. NEIGHBORHOOD COMMENTS; As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Since the driveway will be removed, the driveway apron located between the sidewalk and the back of curb should also be removed and the curb replaced. Reconstruction may need to be made to the sidewalk where the driveway and apron are removed. The reconstructed sidewalk must be constructed to meet ADA standards. E. 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: No objection. All central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water main. K FILE NO.: Z-8661-A (Cont. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: 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 (6) dwelling units per acre. The applicant has requested to rezone the site from R-2, Single-family with a conditional use permit to allow a second residences on the lot to Planned Residential Development to allow the use of a former carport area with a non -conforming side yard setback as a screened porch and to allow the construction of a deck along the northern portion of the home extending to the rear of the home Master Street Plan: Ridgeway Road 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 on this single-family request. G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011) Staff presented the item and noted there were no outstanding issues. Public Works comments were noted. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 outstanding issues to respond to from Subdivision Committee. Under the previously approved conditional use permit, the applicant proposed to construct a detached two story garage structure with a guest apartment above. An old, existing two-story garage and apartment are to be removed. The new M FILE NO.: Z-8661-A (Cont. structure is located in the opposite corner of the rear yard. The existing driveway, which provides access from the street to an attached carport is being removed. The applicants propose to convert the former carport into a screened room. The structure does not meet the required side yard setback of five (5) feet. Since the carport is nonconforming in relation to setback, under the provisions of the Hillcrest Overlay, a Planned Development is required for conversion of the carport into a screened room. The roof and supporting columns are in place and will not be changed. The structure has a setback of about two and one-half (2.5) feet from the side property line. The screened porch will adhere to the design of the existing house which they are refurbishing. The applicants anticipate the aesthetics of the porch will actually be an improvement over the existing carport. Staff is supportive of the proposal. The structure has been in place for many years. Converting the structure from a carport into a screened porch will not change any of the pertinent issues such as setbacks. Staff also believes the appearance of the house will be enhanced by converting the carport into a porch. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in sections D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 14, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and 1 absent. .19 ITEM NO.: 10. Z-8661-A NAME: Bean Short -form PD-R LOCATION: located at 516 Ridgeway Drive Planning Staff Comments: 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 June 22, 2011. The Office of Planning and Development must receive the proof of notice no later than July 8, 2011. VarianceA/Vaivers: None requested. Public Works Conditions: 1. Since the driveway will be removed, the driveway apron located between the sidewalk and the back of curb should also be removed and the curb replaced. Reconstruction may need to be made to the sidewalk where the driveway and apron are removed. The reconstructed sidewalk must be constructed to meet ADA standards. 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: No objection. All central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water main. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Item # 10. 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 (6) dwelling units per acre. The applicant has requested to rezone the site from R-2, Single-family with a conditional use permit to allow a second residences on the lot to Planned Residential Development to allow the use of a former carport area with a non -conforming side yard setback as a screened porch and to allow the construction of a deck along the northern portion of the home extending to the rear of the home Master Street Plan: Ridgeway Road 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 on this single-family 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, June 29, 2011. Item # 10.