Z-8676 Staff AnalysisFILE NO.: Z-8676
NAME: 1109 North Palm Street Short -form PD-R
LOCATION: Located at 1109 North Palm Street
DEVELOPER:
Riley Lipschitz
1109 North Palm Street
Little Rock, AR 72205
ENGINEER:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
ARCHITECT:
Brandon Ruhl
30 Lexington Drive
Conway, AR 72034
AREA: 0.11 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
R-2, Single-family — Hillcrest Design Overlay District
Single-family residential
-M
PROPOSED USE: Single-family — Addition to existing structure with reduced side and
rear yard setbacks.
VARIANCESNVAIVERS REQUESTED: None requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing a rezoning of the site from R-2, Single-family to PD-R
to allow an addition to the existing single-family home located at 1109 North
Palm Street. The existing home contains 880 square feet and the owner wishes
FILE NO.: Z-8676 (Cont.
to 600 square feet in two additions to the home. The additional square footage
will allow the owner to add a master suite, laundry room and pantry to the
existing two (2) bedroom one (1) bath home. The additions will be located within
4.3 feet of the side property line and 6.6 feet of the rear property line. The set
backs as proposed do not comply with typical setback standards of the R-2,
Single-family Zoning 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. Otherwise, the additions comply with the standards of the DOD.
B. EXISTING CONDITIONS:
The site contains a one story, single- family residential structure.
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, the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENT
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Enerav: 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.
P'%
NO.: Z-8676 (Co
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 applied for a rezoning from R-2,
Single-family to Planned Residential Development to allow the construction of a
600 foot addition to the existing 880 square foot single-family residence. The
property is located within the Hillcrest Design Overlay District. The request
includes a variance for the rear yard setback of the property. Per the DOD a
rezoning is required to allow the development as proposed.
Master Street Plan: North Palm 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 on this single-family request.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
Staff presented the item and requested the applicant provide the grade plane for
the lot, the front building setback for the adjacent property and the maximum
building height for the structure.
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:
The applicant submitted responses and a revised plan that addresses those
issues raised at Subdivision Committee. The property is occupies by a one,
story, 880 square foot, single-family residential structure. The applicant is
proposing three (3) additions to the residence. The first addition is an unenclosed
front porch. No variances are required for the porch addition. The other two
additions are to the rear of the structure. The larger of the two additions is a
3
FILE NO.: Z-8676 (Cont.
proposed master suite. This addition will have a rear yard setback of six (6) feet
three (3) inches and a side yard setback of four (4) feet. For this R-2 zoned
property, the rear and side yard setbacks are twenty-five (25) feet and six (6) feet
five (5) inches respectively. The smaller addition to the rear of the house is to
contain a laundry room and pantry. This addition will have a rear yard setback of
ten (10) feet and a side yard setback of seven (7) feet four (4) inches. Both
additions will be one-story in height. The master suite addition will have a height
of sixteen (16) point two (2) feet and the laundry room addition will have a height
of fourteen (14) point six (6) feet, both measured to the ridge. The DOD permits a
height of thirty-nine (39) feet to the ridge.
Staff is supportive of the proposal. The property abuts an alley on the north. The
minor reduction in side yard setback will have no affect on other properties. The
site abuts the side of the rear yard of a property that fronts onto Kenyon Street.
The house on this adjacent lot is located on the south end of the lot. Allowing the
reduced rear yard setback should not impact this adjacent property.
STAFF RECOMMENDATION:
Staff recommends approval of the application, subject to compliance with the
comments and conditions outlined in section E 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.
9
ITEM NO.: 11. Z-8668
NAME: 104 North Cedar Street Short -form PCD
LOCATION: located at 104 North Cedar Street
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
Planning and Development must receive
2011.
later than June 22, 2011. The Office of
the proof of notice no later than July 8,
2. Any future commercial development will require review of parking, landscaping and
signage.
Variance[Waivers:
None requested.
Public Works Conditions:
1. Cedar Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required. The centerline of
Cedar Street should be shown on the survey to determine the existing right-of-way.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
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. Due to the nature of the facility, installation of an
approved reduced pressure zoned 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 RPZA, successful
test of the assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by Central Arkansas. The test results must be sent to
Central Arkansas Water's Cross Connection Section within ten days of installation and
Item # 11.
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: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Heights Hillcrest Planning District. The
Land Use Plan shows Office for this property. The office category represents services
provided directly to consumers as well as general office. The applicant has applied for a
rezoning of this existing single-family home from C-3, General Commercial District to
Planned Commercial Development to add single-family as an allowable use.
Master Street Plan: North Cedar Street is shown as a Collector. The primary function of
a Collector Street is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class III is shown along North Cedar Street. A Class III bikeway is a
signed route on a street shared with traffic. No additional paving or right-of-way is
required. Class III bicycle route signage may be required.
Landscape:
Any future redevelopment of the site will require the site plan to comply with the
City's landscape and buffer ordinance requirements.
Revised plat/pi an_ 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 # 11.
ITEM NO.: 13. Z
NAME: 1109 North Palm Street Short -form PD-R
LOCATION: located at 1109 North Palm Street
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.
2. Provide the grade plane for the lot.
3. Provide the front building setback for the adjacent property.
4. Provide the maximum building height 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: 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 # 13.
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 applied for a rezoning from R-2, Single-family to Planned
Residential Development to allow the construction of a 600 foot addition to the existing
880 square foot single-family residence. The property is located within the Hillcrest
Design Overlay District. The request includes a variance for the rear yard setback of
the property. Per the DOD a rezoning is required to allow the development as
proposed.
Master Street Plan: North Palm 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 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 # 13.