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HomeMy WebLinkAboutZ-6883-A Staff AnalysisFILE NO.: Z -6883-A NAME: Harp's Quadplex Short -form PD -R LOCATION: Located at 5212 "1" Street DEVELOPER: CARD Holdings, LLC Mr. Richard Harp 17200 Chenal Parkway, Suite 300 Little Rock, AR 72223 FNC,'INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.19 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 zoning lot ..H Duplex, Four-plex and a Six-plex Revised PD -R FT. NEW STREET: 0 LF 2-Four-plex Buildings and a Six-plex Building VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 3, 2000, the Little Rock Planning Commission approved a request to rezone the site from R-2, Single-family and R-4, Two-family to PRD to allow a single-family residence located at 5215 J Street to be removed and a new four-plex constructed in its location. The existing parking was to be upgraded with the construction of a new parking area behind the six -unit apartment building containing a total of 16 surface parking spaces accessed from J Street. The six-plex had four garage parking spaces accessed from J Street. The Board of Directors adopted Ordinance No. 18,379 on October 17, 2000, rezoning the site to PRD. A land use plan amendment was also filed to change the site from Single Family and Low Density Residential to Multi -family. This FILE NO.: Z -6883-A (Cont. application request was denied by the Planning Commission and was not appealed to the Board of Directors. A. PROPOSAL/REQUEST- The request is to revise the previously approved PRD to allow an existing duplex structure to be removed from the site and a new four -unit apartment building constructed within this area. According to the applicant, the duplex building is beyond cost effective repair, remodel or updating. The applicant has applied for and received a demolition permit for the structure. The duplex is located adjacent to a vacant lot. The site plan submitted indicates a staggered 4-plex, town home style, to occupy both the lots currently occupied by the duplex and the vacant lot. Parking upgrades will be provided to the rear of the structure accessed from J Street. B. EXISTING CONDITIONS: There are three residential structures on this site, a four -unit apartment building, a six -unit apartment building and a duplex building currently undergoing extensive renovations/demolition. There are single-family residential structures to the east, west, south across I Street and north across J Street. A number of the residential structures in this area contain more than one dwelling unit but the area along I Street appears to be single-family. Mount St. Mary's School is located further east across Kavanaugh Boulevard and Holy Souls School is located further west across Harrison Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several calls from persons expressing concern with the proposed development. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and the Hillcrest Residence Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The parking lots should be redesigned for sufficient vehicle maneuvering. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. Wastewater: Sewer main extension required with easements. 2 FILE NO : Z -6883-A (Cont- Entergy: Cont. Enter : No comment received - Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 3/4" is the largest meter size available off the existing 2" water main. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on dedicated CATA Bus Route #1, Pulaski Height. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning to revise a previously approved Planned Residential Development to allow a new fourplex. A Land Use Plan amendment is a separate item on this agenda (LU08-04-02) a change from Single Family and Low Density Residential to Multi Family. Master Street Plan: Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. I 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: A Class III bike route is shown on Kavanaugh Boulevard. 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. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood 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. The Overlay requires the use of a Planned Unit Development for the redevelopment of this property- -91 FILE NO.: Z -6883-A (Cont. Lan�: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all new parking associated with this project must comply with both the landscape and buffer ordinances. 3. It appears that part of the proposed parking is located within the required buffer area and the required perimeter landscape strip. A minimal strip of six feet nine inches (6-9") is required to meet both ordinance requirements. Variances from the Landscape Ordinance requirement must be approved by the City Beautiful Commission prior to the issuance of a building permit. 4. The properties to the east and west are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and western perimeters of the site. 5. A street buffer averaging six percent of the depth of the entire property is required along I Street. The street buffer required is to average 10.54 feet and in no case less than nine feet. G. SUBDIVISION COMMITTEE COMMENT, (August 28, 2008) Mr. Richard Harp was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the developer provide the necessary elements to allow staff to review the item per the Hillcrest Design Overlay District. Staff requested the grade plane and building coverage be provided. Staff also requested details of any proposed signage, the building height and any proposed fencing. Staff stated site lighting was to be low level and directed downward and into the site and not overspill the adjacent residential properties. Public Works comments were addressed. Staff stated the parking lot should be redesigned to allow sufficient vehicle maneuvering. Staff also stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of the certification of occupancy. Landscaping comments were addressed. Staff stated any new paving would require the placement of landscaping per the Landscape Ordinance. Staff also stated the property to the east and west were zoned residentially therefore screening was required along these perimeters. Staff noted comments from the various 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. S1 FILE NO. Z -6883-A Cont. H. ANALYSIS: Mr. Harp provided staff with a revised site plan addressing a number of the issues raised at the August 28, 2008, Subdivision Committee meeting. The revised site plan indicates no signage is proposed with the new development, the grade plane for the new structure is zero and provided the building coverage. The maximum building height proposed is 30 -feet. The proposed fencing has not been noted on the site plan. Screening will be provided via a six foot wood fence or dense evergreen plantings to be determined at the time of building permit. The site contains an existing dumpster facility located within the parking lot area. The dumpster is proposed to be relocated from the existing location but will remain within the parking area. The hours of dumpster service have not been limited. Staff recommends the hours of service be limited to daylight hours. The site is proposed containing a total of 14 units. The new construction proposed is the removal of an existing duplex structure and construction of a new building containing four units. The site is located in the Hillcrest Design Overlay District. The typical parking required for a multi -family development containing 14 units would be 21 spaces; the DOD allows a 50% reduction resulting in 10 spaces being required with the minimum established being the maximum allowed. Street parking is also allowed to serve as the required spaces. Along J Street 10 spaces are provided and along I Street 8 spaces are provided. The development contains four garage spaces and 12 on-site spaces for a total of 16 on-site parking spaces. The purpose and intent section of the Hillcrest Design Overlay District states the purpose of the Overlay is to help maintain the built environment in a neighborhood that is rich in history and architectural character and consists of both a vital residential area and a thriving commercial sector. In order to preserve and enhance those qualities, compatible design and scale of buildings, parking areas, signage, landscaping, streetscapes, and street furnishings are required such that the friendly, pedestrian -oriented, "small-town" nature of the neighborhood is continued. Through additional guidelines for buildings, the district intends to prevent incompatible and poorly planned projects from having a negative impact on Hillcrest's unique character and its living and working environment. Such incompatible construction has the potential to destroy the very attributes that have attracted people to the neighborhood since its beginning as Little Rock's first "suburb" in the 1890s, and more recently during its resurgence since the 1960s. The Hillcrest Design Overlay District does not regulate building design or construction materials. The Overlay desires new construction and additions to respect the prevailing styles of the neighborhood. According to the Overlay the compatible design of housing contributes to the richness of the history and architectural character of Hillcrest. The developer has indicated the new construction will match the construction of the four-plex located along I Street both in building design and construction materials. 5 FILE NO.: Z -6883-A (Cont. The maximum building height proposed for the new structure is 30 -feet. Per the Hillcrest Design Overlay District the building height and ridgeline elevations are to be a maximum of thirty-nine (39) feet or two and one-half (2 1/2) stories. measured from the "grade plane" to the ridgeline of the highest roof surface. In addition, new buildings and additions shall be constructed to an elevation that is within one story of the adjacent residential structures. The buildings as proposed comply with this typical Overlay standard. The Hillcrest Design Overlay District regulates the floor area ratio. The floor area ratio is defined as the total area of all floors of the principal structure as measured to the outside surfaces of the exterior walls and including halls, stairways, elevator shafts, and attached garages divided by the area of the lot. The floor area ratio for the new construction is 0.71 or 3,600/5,086. The floor area ratio for all three buildings is 15,828 square feet of building area and a lot area of 21,936 square feet. For residential structures with one floor, the floor area ration must not exceed 0.37 percent and for residential structures with two floors, the floor area ration must not exceed 0.50 percent. The existing buildings are two story and the new construction is also two story. The floor area ratio as proposed exceeds the typical standards established by the Overlay. Per the Hillcrest Design Overlay District the lot coverage for all structures under roof must not exceed 50 percent. For lots less than 4,500 square feet the maximum lot coverage for all structures must not exceed 60 percent. The total lot coverage of the development is 36.5 percent, a total of 8,007 square feet of building area and a total lot area of 21,936 square feet. The lot coverage as proposed complies with the typical standards established by the Overlay. Staff is not supportive of the request. Although, the site does comply with a number of the typical Overlay standards, with the exception of the floor area ratio requirement, in staff's opinion the proposed new construction does not meet the purpose and intent section of the Hillcrest Design Overlay. In addition, the area proposed for new construction is located along I Street, which appears from a windshield survey, to be predominately single-family. Staff has a concern with the addition of four units onto this street and the possible impacts. The Overlay does not regulate building design or construction materials. The Overlay does state a desire for new construction and additions to be compatible design with the area to contribute to the richness of the history and architectural character of the neighborhood. In staff's opinion, the building proposed for construction does not meet this desired intent. Also staff has concerns with the massing of the new construction proposed. In staff's opinion, the new construction does not appear to be compatible with the existing architecture within the neighborhood. Staff feels the existing density should be maintained with the rehabilitation of the existing duplex structure. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. 101 FILE NO.: Z -6883-A (Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 11, 2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: The applicant requested on October 15, 2008, this item be deferred to the December 18, 2008, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on October 15, 2008, requesting the item be deferred to the December 18, 2008, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: The request has been amended to remove the proposed four-plex for the lots located along I Street and to allow the two lots on I Street to develop with single-family homes. Residential zoning in the area is primarily R-2, Single-family which typically requires a minimum lot size of 7,000 square feet with a minimum lot width for the two lots of 60 feet and a minimum lot depth of 100 feet. The existing lot width is approximately 44 feet and the proposed lot depth is approximately 85 feet for a lot area of 3,740 square feet. The proposal is to allow these lots to remain zoned PD -R for single-family development with a specific development criteria established through the PD -R zoning. The development criteria will closely match the design criteria established by the Hillcrest Design Overlay District as far as front building setback, building height and rear yard setbacks. The floor to area ratio for the new construction will comply with that allowed within the Hillcrest Design Overlay District or a FAR of .37 for a single story structure, .50 for a two story structure and .55 for a 2.5 story structure. The building height of the 7 FILE NO.: Z -6883-A (Cont.) new structures will comply with the height allowance in the Hillcrest Design Overlay District of 39 feet measured from the grade plane. Accessory building coverage within the 25 foot rear yard setback shall be no more than 40 percent of the rear yard area as defined within the Hillcrest Design Overlay District. The maximum lot coverage for all structures under roof shall not exceed 60 percent. The existing homes located on the street appear to have a front setback of 20 to 25 feet. The lots within the development are proposed with a 20 'foot front yard setback, a 25 foot rear yard setback and a side yard setback of 5 feet for a building envelope of 40 feet by 34 feet or 1,360 square feet. Staff is supportive of the request. The revision to the PD -R will remove the previous multi -family aspect of the development from I Street and allow the construction of two new single-family homes on I Street. To allow the development to occur, two lots, which do not meet the typical development criteria of the underlying zoning for the area will be created. Staff feels the lots will have sufficient area for construction of new homes. The new home construction will closely match the development criteria of the Hillcrest Design Overlay District with regard to setbacks, building height, floor area ratio and lot coverage. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the removal of the multi -family aspect from the development and the construction of two new single-family homes in this area will have a positive impact on the area. Staff recommends approval of the request subject to compliance with the applicable comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was not present. There were registered objectors present. Staff requested the item be deferred to the January 8, 2009. public hearing. There was no further discussion of the item. The chair entertained a motion of approval of the item for deferral of the item to the January 8, 2009, public hearing. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. STAFF UPDATE This item was deferred from the December 18, 2008, public hearing due to the number of Commissioners present. There has been no change to the application request since the previous staff write-up and recommendation. Staff continues to recommend approval of the request to allow the development of the two lots abutting I Street with single-family homes. IQ FILE NO.: Z -6883-A (Cont. PLANNING COMMISSION ACTION: (JANUARY 8, 2009) Mr. Richard Harp was present. There was one registered objector present. Staff stated the application request had been amended to eliminate the multi -family aspect of the development and to allow the development of the two lots along I Street with single-family homes. Staff stated the homes closely matched the Hillcrest Design Overlay District with regard to building height, building setbacks, building coverage and coverage for accessory structures. Staff stated the development would create two substandard lots per the underlying R-2, Single-family zoning district thus necessitating the development remain zoned PD -R. Mr. Bryan Lynch addressed the Commission with concerns. He provided the Commission with a petition signed by the area residents expressing a desire to save the existing trees on the site. He stated more specifically the 100+ year old magnolia tree along I Street was of the greatest concern. He stated he stood before the Commission when the original approval was granted and requested the developers protect the trees located on the property. Mr. Lynch stated promises were made to protect the trees by cropping their roots and hiring an arborist. He stated seven of the trees died because of the construction activity and the trees were not properly protected. He requested Mr. Harp provide protection around the trees to ensure the tree would survive. He stated he understood that the tree could be removed by the property owner if they desired to remove the tree. He stated if the tree was to remain the neighborhood desired all measures possible be taken to ensure the vitality of the tree. Mr. Harp stated the lots would be offered for sale. He stated he did not know if the property owner would construct a home they desired to be visible from the street. He stated the tree was located on the western lot and due to its size would block the homes view from the street. There was a general discussion by the Commission as to the location of the tree and measures which could be taken to protect the tree. The Commission questioned if Mr. Harp would consider moving the structure north five feet to allow addition separation for the future construction and the root system of the tree. Mr. Harp questioned if it was possible to reduce the rear yard setback to 20 -feet to allow for the additional five foot setback in the front. He stated this would be only on the western lot. He stated on the eastern lot there was a large oak located along the rear of the property. Mr. Harp also agreed if the tree was to remain on the property protective fencing would be placed around the critical root zone to help ensure the vitality of the magnolia tree. Mr. Lynch stated this was agreeable to the neighborhood. A motion was made to approve the request as amended to allow the creation of two single-family lots as proposed, allowing a front yard setback of 20 -feet on the eastern lot with a 25 -foot rear yard setback and a 25 -foot front yard setback with a 20 -foot rear yard setback on the western lot. The motion included placement of protective fencing around the magnolia tree located on I Street during construction. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 January 8, 2009 ITEM NO.: E NAME: Harp's Quadplex Short -form PD -R LOCATION: Located at 5212 "1" Street DEVELOPER: CARD Holdings, LLC Mr. Richard Harp 17200 Chenal Parkway, Suite 300 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.19 acres NUMBER OF LOTS: 1 zoning lot CURRENT ZONING: PRD ALLOWED USES: Duplex, Four-plex and a Six-plex PROPOSED ZONING: Revised PD -R FILE NO.: Z -6883-A FT. NEW STREET: 0 LF PROPOSED USE: 2-Four-plex Buildings and a Six-plex Building VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND.- On ACKGROUND: On August 3, 2000, the Little Rock Planning Commission approved a request to rezone the site from R-2, Single-family and R-4, Two-family to PRD to allow a single-family residence located at 5215 J Street to be removed and a new four-plex constructed in its location. The existing parking was to be upgraded with the construction of a new parking area behind the six -unit apartment building containing a total of 16 surface parking spaces accessed from J Street. The six-plex had four garage parking spaces accessed from J Street. The Board of Directors adopted Ordinance No. 18,379 on October 17, 2000, rezoning the site to PRD. A land use plan amendment was also filed January 8, 2009 ITEM NO.: E Cont.) FILE NO.: Z -6883-A to change the site from Single Family and Low Density Residential to Multi -family. This application request was denied by the Planning Commission and was not appealed to the Board of Directors. A. PROPOSAUREQUEST: The request is to revise the previously approved PRD to allow an existing duplex structure to be removed from the site and a new four -unit apartment building constructed within this area. According to the applicant, the duplex building is beyond cost effective repair, remodel or updating. The applicant has applied for and received a demolition permit for the structure. The duplex is located adjacent to a vacant lot. The site plan submitted indicates a staggered 4-plex, town home style, to occupy both the lots currently occupied by the duplex and the vacant let. Parking upgrades will be provided to the rear of the structure accessed from J Street. B. EXISTING CONDITIONS: There are three residential structures on this site, a four -unit apartment building, a six -unit apartment building and a duplex building currently undergoing extensive renovations/demolition. There are single-family residential structures to the east, west, south across I Street and north across J Street. A number of the residential structures in this area contain more than one dwelling unit but the area along I Street appears to be single-family. Mount St. Mary's School is located further east across Kavanaugh Boulevard and Holy Souls School is located further west across Harrison Street. C. NEIGHBORHOOD COMMENTS, As of this writing, staff has received several calls from persons expressing concern with the proposed development. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and the Hillcrest Residence Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The parking lots should be redesigned for sufficient vehicle maneuvering. 2 January 8, 2009 ITEM NO.: E Cont. FILE NO.: Z -6883-A C UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact additional water meter(s) are required the existing 2" water main. Central Arkansas Water if larger and/or 3/4" is the largest meter size available off Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is located on dedicated CATA Bus Route #1, Pulaski Height. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning to revise a previously approved Planned Residential Development to allow a new fourplex. A Land Use Plan amendment is a separate item on this agenda (LU08-04-02) a change from Single Family and Low Density Residential to Multi Family. Master Street Plan: Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. I 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. 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 bike route is shown on Kavanaugh Boulevard. A Class 111 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. N January 8, 2009 ITEM NO.: E Cont. FILE NO.: Z -6883-A Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood 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. The Overlay requires the use of a Planned Unit Development for the redevelopment of this property. Landsca e: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all new parking associated with this project must comply with both the landscape and buffer ordinances. 3. It appears that part of the proposed parking is located within the required buffer area and the required perimeter landscape strip. A minimal strip of six feet nine inches (6-9") is required to meet both ordinance requirements. Variances from the Landscape Ordinance requirement must be approved by the City Beautiful Commission prior to the issuance of a building permit. 4. The properties to the east and west are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and western perimeters of the site. 5. A street buffer averaging six percent of the depth of the entire property is required along I Street. The street buffer required is to average 10.54 feet and in no case less than nine feet. G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008) Mr. Richard Harp was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the developer provide the necessary elements to allow staff to review the item per the Hillcrest Design Overlay District. Staff requested the grade plane and building coverage be provided. Staff also requested details of any proposed signage, the building height and any proposed fencing. Staff stated site fighting was to be low level and directed downward and into the site and not overspill the adjacent residential properties. Public Works comments were addressed. Staff stated the parking lot should be redesigned to allow sufficient vehicle maneuvering. Staff also stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of the certification of occupancy. 19 January 8, 2009 ITEM NO.: E Cont. FILE NO.: Z -6883-A Landscaping comments were addressed. Staff stated any new paving would require the placement of landscaping per the Landscape Ordinance. Staff also stated the property to the east and west were zoned residentially therefore screening was required along these perimeters. Staff noted comments from the various 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: Mr. Harp provided staff with a revised site plan addressing a number of the issues raised at the August 28, 2008, Subdivision Committee meeting. The revised site plan indicates no signage is proposed with the new development, the grade plane for the new structure is zero and provided the building coverage. The maximum building height proposed is 30 -feet. The proposed fencing has not been noted on the site plan. Screening will be provided via a six foot wood fence or dense evergreen plantings to be determined at the time of building permit. The site contains an existing dumpster facility located within the parking lot area. The dumpster is proposed to be relocated from the existing location but will remain within the parking area. The hours of dumpster service have not been limited. Staff recommends the hours of service be limited to daylight hours. The site is proposed containing a total of 14 units. The new construction proposed is the removal of an existing duplex structure and construction of a new building containing four units. The site is located in the Hillcrest Design Overlay District. The typical parking required for a multi -family development containing 14 units would be 21 spaces; the DOD allows a 50% reduction resulting in 10 spaces being required with the minimum established being the maximum allowed. Street parking is also allowed to serve as the required spaces. Along J Street 10 spaces are provided and along I Street 8 spaces are provided. The development contains four garage spaces and 12 on-site spaces for a total of 16 on-site parking spaces. The purpose and intent section of the Hillcrest Design Overlay District states the purpose of the Overlay is to help maintain the built environment in a neighborhood that is rich in history and architectural character and consists of both a vital residential area and a thriving commercial sector. In order to preserve and enhance those qualities, compatible design and scale of buildings, parking areas, signage, landscaping, streetscapes, and street furnishings are required such that the friendly, pedestrian -oriented, "small-town" nature of the neighborhood is continued. Through additional guidelines for buildings, the district intends to prevent incompatible and poorly planned projects from having a 5 January 8, 2009 ITEM NO.: E (Cont. FILE NO.: Z -6883-A negative impact on Hillcrest's unique character and its living and working environment. Such incompatible construction has the potential to destroy the very attributes that have attracted people to the neighborhood since its beginning as Little Rock's first "suburb" in the 1890s, and more recently during its resurgence since the 1960s. The Hillcrest Design Overlay District does not regulate building design or construction materials. The Overlay desires new construction and additions to respect the prevailing styles of the neighborhood. According to the Overlay the compatible design of housing contributes to the richness of the history and architectural character of Hillcrest. The developer has indicated the new construction will match the construction of the four-plex located along I Street both in building design and construction materials. The maximum building height proposed for the new structure is 30 -feet. Per the Hillcrest Design Overlay District the building height and ridgeline elevations are to be a maximum of thirty-nine (39) feet or two and one-half (2 1/2) stories, measured from the grade plane' to the ridgeline of the highest roof surface. In addition, new buildings and additions shall be constructed to an elevation that is within one story of the adjacent residential structures. The buildings as proposed comply with this typical Overlay standard. The Hillcrest Design Overlay District regulates the floor area ratio. The floor area ratio is defined as the total area of all floors of the principal structure as measured to the outside surfaces of the exterior walls and including halls, stairways, elevator shafts, and attached garages divided by the area of the lot. The floor area ratio for the new construction is 0.71 or 3,600/5,086. The floor area ratio for all three buildings is 15,828 square feet of building area and a lot area of 21,936 square feet. For residential structures with one floor, the floor area ration must not exceed 0.37 percent and for residential structures with two floors, the floor area ration must not exceed 0.50 percent. The existing buildings are two story and the new construction is also two story. The floor area ratio as proposed exceeds the typical standards established by the Overlay. Per the Hillcrest Design Overlay District the lot coverage for all structures under roof must not exceed 50 percent. For lots less than 4,500 square feet the maximum lot coverage for all structures must not exceed 60 percent. The total lot coverage of the development is 36.5 percent, a total of 8,007 square feet of building area and a total lot area of 21,936 square feet. The lot coverage as proposed complies with the typical standards established by the Overlay. Staff is not supportive of the request. Although, the site does comply with a number of the typical Overlay standards, with the exception of the floor area ratio requirement, in staff's opinion the proposed new construction does not meet the n January 8, 2009 ITEM NO.: E Cont.) FILE NO.: Z -6883-A purpose and intent section of the Hillcrest Design Overlay. In addition, the area proposed for new constrL]Gtiof� is located along I Street, which appears from a windshield survey, to be predominately single-family. Staff has a concern with the addition of four units onto this street and the possible impacts. The Overlay does not regulate building design or construction materials. The Overlay does state a desire for new construction and additions to be compatible design with the area to contribute to the richness of the history and architectural character of the neighborhood. In staff's opinion, the building proposed for construction does not meet this desired intent. Also staff has concerns with the massing of the new construction proposed. In staff's opinion, the new construction does not appear to be compatible with the existing architecture within the neighborhood. Staff feels the existing density should be maintained with the rehabilitation of the existing duplex structure. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 11, 2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE. The applicant requested on October 15, 2008, this item be deferred to the December 18, 2008, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on October 15, 2008, requesting the item be deferred to the December 18, 2008, public hearing. Staff stated they were supportive of the deferral request. 7 January 8, 2009 ITEM NO.: E (Cont. FILE NQ.: Z -6883-A There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: The request has been amended to remove the proposed four-plex for the lots located along I Street and to allow the two lots on I Street to develop with single-family homes. Residential zoning in the area is primarily R-2, Single-family which typically requires a minimum lot size of 7,000 square feet with a minimum lot width for the two lots of 60 feet and a minimum lot depth of 100 feet. The existing lot width is approximately 44 feet and the proposed lot depth is approximately 85 feet for a lot area of 3,740 square feet. The proposal is to allow these lots to remain zoned PD -R for single-family development with a specific development criteria established through the PD -R zoning. The development criteria will closely match the design criteria established by the Hillcrest Design Overlay District as far as front building setback, building height and rear yard setbacks. The floor to area ratio for the new construction will comply with that allowed within the Hillcrest Design Overlay District or a FAR of .37 for a single story structure, .50 for a two story structure and .55 for a 2.5 story structure. The building height of the new structures will comply with the height allowance in the Hillcrest Design Overlay District of 39 feet measured from the grade plane. Accessory building coverage within the 25 foot rear yard setback shall be no more than 40 percent of the rear yard area as defined within the Hillcrest Design Overlay District. The maximum lot coverage for all structures under roof shall not exceed 60 percent. The existing homes located on the street appear to have a front setback of 20 to 25 feet. The lots within the development are proposed with a 20 foot front yard setback, a 25 foot rear yard setback and a side yard setback of 5 feet for a building envelope of 40 feet by 34 feet or 1,360 square feet. Staff is supportive of the request. The revision to the PD -R will remove the previous multi -family aspect of the development from I Street and allow the construction of two new single-family homes on I Street. To allow the development to occur, two lots, which do not meet the typical development criteria of the underlying zoning for the area will be created. Staff feels the lots will have sufficient area for construction of new homes. The new home construction will closely match the development criteria of the Hillcrest Design Overlay District with regard to setbacks, building height, floor area ratio and lot coverage. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the removal of the multi -family aspect from the development and the construction of two new single-family homes in this area will have a positive impact on the area. January 8, 2009 ITEM NO.: E (Cont.) FILE NO.: Z -6883-A Staff recommends approval of the request subject to compliance with the applicable comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was not present. There were registered objectors present. Staff requested the item be deferred to the January 8, 2009. public hearing. There was no further discussion of the item. The chair entertained a motion of approval of the item for deferral of the item to the January 8, 2009, public hearing. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. TAFF UPDATE: This item was deferred from the December 18, 2008, public hearing due to the number of Commissioners present. There has been no change to the application request since the previous staff write-up and recommendation. Staff continues to recommend approval of the request to allow the development of the two lots abutting I Street with single-family homes. PLANNING COMMISSION ACTION: (JANUARY 8, 2009) Mr. Richard Harp was present. There was one registered objector present. Staff stated the application request had been amended to eliminate the multi -family aspect of the development and to allow the development of the two lots along I Street with single-family homes. Staff stated the homes closely matched the Hillcrest Design Overlay District with regard to building height, building setbacks, building coverage and coverage for accessory structures. Staff stated the development would create two substandard lots per the underlying R-2, Single-family zoning district thus necessitating the development remain zoned PD -R. Mr. Bryan Lynch addressed the Commission with concerns. He provided the Commission with a petition signed by the area residents expressing a desire to save the existing trees on the site. He stated more specifically the 100+ year old magnolia tree along I Street was of the greatest concern. He stated he stood before the Commission when the original approval was granted and requested the developers protect the trees located on the property. Mr. Lynch stated promises were made to protect the trees by cropping their roots and hiring an arborist. He stated seven of the trees died because of the construction activity and the trees were not properly protected. He requested Mr. Harp provide protection around the trees to ensure the tree would survive. He stated he understood that the tree could be removed by the property owner if they X January 8, 2009 ITEM Na.: E (Cont. FILE NO.: Z -6883-A desired to remove the tree. He stated if the tree was to remain the neighborhood desired all measures possible be taken to ensure the vitality of the tree. Mr. Harp stated the lots would be offered for sale. He stated he did not know if the property owner would construct a home they desired to be visible from the street. He stated the tree was located on the western lot and due to its size would block the homes view from the street. There was a general discussion by the Commission as to the location of the tree and measures which could be taken to protect the tree. The Commission questioned if Mr. Harp would consider moving the structure north five feet to allow addition separation for the future construction and the root system of the tree. Mr. Harp questioned if it was possible to reduce the rear yard setback to 20 -feet to allow for the additional five foot setback in the front. He stated this would be only on the western lot. He stated on the eastern lot there was a large oak located along the rear of the property. Mr. Harp also agreed if the tree was to remain on the property protective fencing would be placed around the critical root zone to help ensure the vitality of the magnolia tree. Mr. Lynch stated this was agreeable to the neighborhood. A motion was made to approve the request as amended to allow the creation of two single-family lots as proposed. allowing a front yard setback of 20 -feet on the eastern lot with a 25 -foot rear yard setback and a 25 -foot front yard setback with a 20 -foot rear yard setback on the western lot. The motion included placement of protective fencing around the magnolia tree located on I Street during construction. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 01 ITEM NO.: 4.1, Z -6883-A NAME: Harp's Quadplex Short -form PD -R LOCATION: located at 5212 1 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 notices must be mailed no later than September 3, 2008. The Office of Planning and Development must receive the proof of notice no later than September 12, 2008. 2. The site is located in the Hillcrest Design Overlay District. The typical parking required for a multi -family development containing 14 units would be 21 spaces; the DOD allows a 50% reduction resulting in 10 spaces being required. Street parking is also allowed to serve as the required spaces. Along J Street 10 spaces are provided and along I Street 8 spaces are provided. The site plan indicates the placement of 4 garage spaces and 12 on-site spaces. 3. Provide the Floor Area Ratio = the total area of all floors of the principal structure as measured to the outside surfaces of the exterior walls and including halls, stairways, elevator shafts, and attached garages divided by the area of the lot. 4. Provide the grade plane = a reference plane representing the average of finished ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than six (6) feet from the building, between the building and a point six (6) feet from the building. A minimum of four (4) points, each from a different side of the building, shall be used in this calculation. 5. Provide the lot coverage for all structures under roof. This shall not exceed 50%. For lots less than 4,500 SF maximum lot coverage for all structures shall not exceed 60%. Provide the proposed setbacks - All setbacks shall be as required for the zoning district, except as follows: Front -yard setbacks. Front -yard setbacks (front and side -yard setbacks for corner lots) for the principal structure shall be aligned with the current setbacks of the adjoining residential structures within ten (10) percent variation, but no structure may be within the setback. • Rear -lot setbacks. Accessory building coverage within the twenty -five-foot setback from the rear property line shall be no more than forty (40) percent of the area in that section. 6. Provide the proposed building height. Building height and ridgeline elevations. Maximum building height shall be thirty-nine (39) feet or two and one-half (2 1/2) stories, measured from the "grade plane" to the ridgeline of the highest roof surface. In addition, new buildings and additions shall be constructed to an elevation that is within one story of the adjacent residential structures. Item # 4.1. 7. Provide details of any existing or proposed signage. 8. All site lighting must comply with the lighting criteria of the Hillcrest Design Overlay District. 9. The parking located behind the duplex structure does not appear to be functional. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. The parking lots should be redesigned for sufficient vehicle maneuvering. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 3/4" is the largest meter size available off the existing 2" water main. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on dedicated CATA Bus Route #1, Pulaski Height. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning to revise a previously approved Planned Residential Development to allow a new fourplex. A Land Use Plan amendment is a separate item on this agenda (LU08-04-02) a change from Single Family and Low Density Residential to Multi Family. Master Street Plan: Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. I 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 Item # 4.1. standard the same as a Collector. 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 bike route is shown on Kavanaugh Boulevard. 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. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood 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. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all new parking associated with this project must comply with both the landscape and buffer ordinances. 3. It appears that part of the proposed parking is located within the required buffer area and the required perimeter landscape strip. A minimal strip of six feet nine inches (6'-9") is required to meet both ordinance requirements. Variances from the Landscape Ordinance requirement must be approved by the City Beautiful Commission prior to the issuance of a building permit. 4. The property to the east and west are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and western perimeters of the site. 5. A street buffer averaging six percent of the depth of the entire property is required along I Street. The street buffer required is to average 10.54 feet and in no case less than nine feet. 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, September 3, 2008. Item # 4.1.