Z-8750 Staff AnalysisITEM NO.:
7.
NAME: Mulligan Short -form PD-R
LOCATION: located at 3233 Ozark Street
Planning Staff Comments:
Z-8750
1. Provide notification of property owners located within 200-feet of the site including
the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than March 14, 2012. The Office of Planning and
Development must receive the proof of notice no later than March 23, 2012.
2. Provide the total square footage of the lot.
3. Provide the total square footage of the home. Provide the square footage of the
heated and cooled space and the square footage of any unfinished space or storage
area. Provide the square footage of the basement.
4. Will there be a replacement deck constructed? If so provide the location of the
proposed replacement deck.
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: No objection. All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: #1 bus route — the Pulaski Heights Route directly serves the property, but the
addition will not change Kavanaugh Boulevard street dimension or traffic flow. .
Parks and Recreation: No comment received.
Item # T
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 (RL) for this property. Residential Low
Density allows for single family homes at densities not to exceed six (6) dwelling units
per acre. Such residential development is typically characterized by conventional single
family homes, but may also include patio or garden homes and cluster homes, provided
that the density remain less than six (6) units per acre. The applicant has applied for a
rezoning from R-3 (Single Family) to PDR (Planned District Residential) to allow for an
addition that will be closer than the zoning allows to the side property line. This request
is within the Hillcrest Design Overlay District.
Master Street Plan: Kavanaugh Boulevard is a Collector and Ozark is a Local Street.
The primary function of a Collector Street is to provide a connection from Local Streets
to Arterials. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as "Commercial Streets". A Collector
design standard is used for Commercial Streets. These streets 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.
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, March 14, 2012.
Item # 7,
FILE NO.: Z-8750
NAME: Mulligan Short -form PD-R
LOCATION: Located at 3233 Ozark Street
DEVELOPER:
Jeffrey P. Hough
6524 Kenwood Road
Cammack Village, AR 72207
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.276 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1
R-3, Single-family
Single-family residential
FT. NEW STREET: 0 LF
Single-family residential - Hillcrest DOD, Side yard setback
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The property located at 3233 Ozark Street is located within the Hillcrest Design
Overlay District. The applicant is requesting a rezoning from R-3, Single-family
to PD-R to allow an addition to the existing home which is located within 3.1 feet
of the eastern side yard. The zoning ordinance would typically require the
placement of a 5-foot side yard setback on this property line. The DOD states 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.
NO.: Z-8750 (Cont.
The addition includes a full bathroom and enlarging the existing den. The
request also includes the removal of an existing unenclosed exterior staircase
leading to the garage and an at grade outdoor patio. A new enclosed stairway is
proposed leading to the garage and laundry area. The interior of the garage and
laundry area will be finished with additional storage.
B. EXISTING CONDITIONS:
The home is located at the intersection of Ozark Street and Kavanaugh
Boulevard. The area is a mixture of single-family and multi -family homes. At the
intersection of Lee Avenue and Kavanaugh Boulevard is a building owed by the
Little Rock Garden Club. A large tract of property to the north (35± acres) is
owned by Central Arkansas Water and contains water distribution facilities.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site and the Hillcrest
Residents Neighborhood Association were notified of the request.
D. ENGINEERING COMMENTS:
BLIC WORKS CONDITIONS:
No comments.
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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: #1 Bus Route — the Pulaski Heights Route directly serves the property,
but the addition will not change Kavanaugh Boulevard street dimension or traffic
flow.
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FILE NO.: Z-87 0 Cont.
Parks and Recreation: No comment received.
F. 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 (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed six (6) dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-3
(Single Family) to PDR (Planned District Residential) to allow for an addition that
will be closer than the zoning allows to the side property line. This request is
within the Hillcrest Design Overlay District.
Master Street Plan: Kavanaugh Boulevard is a Collector and Ozark is a Local
Street. The primary function of a Collector Street is to provide a connection from
Local Streets to Arterials. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". A Collector design standard is used for Commercial
Streets. These streets 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.
G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff requested the applicant provide the total
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I LE NO.: Z-8750 (Co
square footage of the lot, the total square footage of the home and of the heated
and cooled space. Staff questioned if there would be a replacement deck
constructed.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The site is located within the Hillcrest Design Overlay District. The DOD has
specific development criteria related to lot coverage, building height and
setbacks. The DOD states for residential structures with more than two floors
(i.e. built -out attics) located on lots with 8,000 square feet or more there shall be
a maximum floor area (FAR) ratio of 0.50. The structure along with the proposed
additions contains a total of 2,339 square feet. The maximum building square
footage allowed per the DOD is 4,000 square feet or a FAR of 0.50. The DOD
states the maximum lot coverage for all structures under roof shall not exceed
fifty percent. The site plan as proposed complies with this minimum standard
(13.5 percent).
The site plan as proposed does not comply with the typical setbacks per the
underlying zoning district. The request includes a reduction the in the side yard
setback for a 3.1-foot setback along the east property line. The zoning
ordinance would typically require the placement of a 5-foot side yard setback on
this property line. The addition includes a full bathroom and enlarging the
existing den. The request also includes the removal of an existing unenclosed
exterior staircase leading to the garage and an at grade outdoor patio. A new
enclosed stairway is proposed leading to the garage and laundry area. The
interior of the garage and laundry area will be finished with additional storage.
The applicant has indicated should a deck be constructed the new construction
will comply with the typical building setbacks.
The DOD states 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. The applicant has indicated
the addition will be constructed to compliment the homes existing style. Staff
does not feel the addition to the home to within 3.1 feet of the side yard will
impact the home or the adjacent property. To staff's knowledge there are no
remaining outstanding technical issues in need of addressing related to the
proposed 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.
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FILE NO.: Z-8750 Cont.
PLANNING COMMISSION ACTION: (MARCH 29, 2012)
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
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
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