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HomeMy WebLinkAboutZ-8339 Staff AnalysisFILE NO.: Z-8339 NAME: Rankin Short -form PD-R LOCATION: Located on Oakwood Road just East of North Oak Street (Lot 24 Oakwood Manor Subdivision) DEVELOPER: Jay Rankin 800 North Street, #45 Little Rock, AR 72201 ENGINEER: Central Arkansas Engineering 1012 Autumn Road, Suite 2 Little Rock, AR 72211 AREA: 0.28 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential .NEW STREET: 0 LF Single-family — Variation from the Hillcrest Design Overlay District to allow an increased front building line. VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of the site from R-2, Single-family to PD-R to allow a new home to be constructed on the site. The property is located in an area covered by the Hillcrest Design Overlay District. The applicant is proposing the new home's front building line at 55 feet. The Hillcrest Design Overlay District states 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. The adjoining homes are located 25 feet and 56.5 feet from the front property line which would typically allow a maximum front building line of 44.825 feet when applying the ten percent allowed variation. FILE NO.: Z-8339(Cont.) According to the applicant the first 25 feet of the lot accounts for almost half of the total rise of 30 feet. The lot is sloped and moving the home site back 10 feet from the typical ordinance requirement allows for preservation of two mature trees in the front yard and a safer, more manageable driveway grade. B. EXISTING CONDITIONS: The site is located on the south side of Oakwood Road one lot east of North Oak Street. The lot slopes upward from the street with an elevation change of approximately 40 feet. There are a number of trees on the site; most of the mature trees are located beyond the typical 25-foot setback. There are single-family homes located north, south and west of the site. There are apartments/condominiums located to the east accessed from Oakwood Road and northwest accessed from Cedar Hill Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. 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: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding meter location. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 01, FILE NO.: Z-8339 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Residential Development to allow a variation from the Hillcrest Design Overlay District. The request does not require a change to the Land Use Plan. Master Street Plan: Oakwood Road and North Oak Street are both shown as Local Streets. 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 in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Action Plan. Their Housing Goal focuses on the creation of a Hillcrest Design Overlay District to protect the integrity of the neighborhood. This zoning request is to allow a variation from the Hillcrest Design Overlay District, which would allow the placement of a new proposed home at 55 feet from the property line as opposed to the 44.825 feet as typically required by the Overlay Standards. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) The applicant was present. Staff presented an overview of the request stating the proposed building setback did not comply with the typical ordinance standards of the Hillcrest Design Overlay District. Staff requested the applicant provide the total number of stories, the total building height as measured by the DOD and the floor area ratio for the new home. 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: The applicant has provided staff with the additional information requested at the April 17, 2008, Subdivision Committee meeting. The home is proposed as a two-story home with a basement, which will be used as the garage and an unfinished crawl space. The height of the home will comply with the DOD and is proposed 1.5 feet less than the typical ordinance requirement. The home will have a floor area ratio 23 percent. 9 FILE NO.: Z-8339 (Cont. Residential development standard established by the Hillcrest Design Overlay District states the residential regulations shall apply to any residential zoned land within the district boundaries. Although the overlay district does not regulate the style and character of Hillcrest housing, new construction and additions should be respectful of the prevailing styles of the neighborhood. The compatible design of housing contributes to the richness of the history and architectural character of Hillcrest. Attached, unfinished spaces, such as storage areas and above -ground basements, shall be included as part of the permitted floor area at fifty (50) percent of the measured area. Crawlspaces or similar spaces that must be accessed from outside the main structure are excluded from the permitted floor area. The lot contains approximately 13,800 square feet and was a legal lot of record at the time of adoption of the DOD. The home is proposed with more than one floor with a Floor Area Ratio (FAR) of 23 percent. Based on the lot size a FAR of 37 percent is permitted. The mass section limits the maximum lot coverage for all structures under roof to fifty (50) percent. The lot coverage of the proposed structure is 23.4 percent. All setbacks shall be as required for the zoning district, except the front -yard setback 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. The adjoining homes are set at 25-feet and 56.5 feet. To determine the setback an average of the two setbacks is calculated resulting in a 40.75-foot setback. By allowing the ten percent variation the front setback for the new home should lay between 36.68 feet and 44.83 feet. The home is proposed with a 55 foot setback resulting the a variation of the DOD. The Rear -lot setbacks and 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. The applicant is not proposing the placement of any structure within the rear yard setback. Resulting in a rear lot coverage of zero. The 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 ridge -line 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 home is proposed with two stories and a basement. The maximum height proposed for the home is 37.5 feet as measured from the grade plane to the ridgeline of the highest roof surface. Property, if for any reason, that cannot be developed without violating the standards of the DOD shall be reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay l:! FILE NO.: Z-8339 (Cont. standards. The developer is seeing a variation from the front yard setback requirement through a PRD rezoning as required by the ordinance. The developer has indicated the reasoning for placing the building as proposed will allow for a better driveway grade and to allow some of the existing mature trees on the site to be retained. Staff is supportive of the request. To staffs knowledge there are no outstanding issues associated with the request. Staff does not feel the placement of the new home as proposed with an additional 10.17-foot setback than typically allowed will significantly impact the development or the area. STAFF RECOMMENDATIONS: 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: (MAY 8, 2008) 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 commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. May 8, 2008 ITEM NO.: 13 FILE NO.; Z NAME: Rankin Short -form PD-R LOCATION: Located on Oakwood Road just East of North Oak Street (Lot 24 Oakwood Manor Subdivision) DEVELOPER: Jay Rankin 800 North Street, #45 Little Rock, AR 72201 ENGINEER: Central Arkansas Engineering 1012 Autumn Road, Suite 2 Little Rock, AR 72211 AREA: 0.28 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential PD-R FT. NEW STREET: 0 LF Single-family — Variation from the Hillcrest Design Overlay District to allow an increased front building line. VARIANCES/WAIVERS REQUESTED: None requested. A. PR OPOSALIREQUEST: The applicant is seeking a rezoning of the site from R-2 Single-family to PD-R to allow a new home to be constructed on the site. The property is located in an area covered by the Hillcrest Design Overlay District. The applicant is proposing the new home's front building line at 55 feet. The Hillcrest Design Overlay District states the principal structure shall be aligned with the current setbacks of the adjoining residential structures within ten 10) percent variation, no structure may be within the setback. The adjoininghomesarelocated 25tfeet and 55.5 feet from the front property line which would typically allow a maximum front building line of 44.825 feet when applying the ten percent allowed variation. May 8, 2008 SUBDIVISION ITEM NO.: 13 (Cont. 1-1 C 191 E FILE NO.: Z-8339 According to the applicant the first 25 feet of the lot accounts for almost half of the total rise of 30 feet. The lot is sloped and moving the home site back 10 feet from the typical ordinance requirement allows for preservation of two mature trees in the front yard and a safer, more manageable driveway grade. EXISTING CONDITIONS: The site is located on the south side of Oakwood Road one lot east of North Oak Street. The lot slopes upward from the street with an elevation change of approximately 40 feet. There are a number of trees on the site; most of the mature trees are located beyond the typical 25-foot setback. There are single-family homes located north, south and west of the site. There are apartments/condominiums located to the east accessed from Oakwood Road and northwest accessed from Cedar Hill Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. 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 Hilicrest Residents Neighborhood Association were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Enerp : No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding meter location. Fire Department: Approved as submitted. 2 May 8, 2008 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Residential Development to allow a variation from the Hillcrest Design Overlay District. The request does not require a change to the Land Use Plan. Master Street Plan: Oakwood Road and North Oak Street are both shown as Local Streets. 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 in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Action Plan. Their Housing Goal focuses on the creation of a Hillcrest Design Overlay District to protect the integrity of the neighborhood. This zoning request is to allow a variation from the Hillcrest Design Overlay District, which would allow the placement of a new proposed home at 55 feet from the property line as opposed to the 44.825 feet as typically required by the Overlay Standards. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) The applicant was present. Staff presented an overview of the request stating the proposed building setback did not comply with the typical ordinance standards of the Hillcrest Design Overlay District. Staff requested the applicant provide the total number of stories, the total building height as measured by the DOD and the floor area ratio for the new home. 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. 3 May 8, 2008 SUBDIVISION ITEM NO.: 13 (Cont. H. ANALYSIS: FILE NO.: Z-8339 The applicant has provided staff with the additional information requested at the April 17, 2008, Subdivision Committee meeting. The home is proposed as a two-story home with a basement, which will be used as the garage and an unfinished crawl space. The height of the home will comply with the DOD and is proposed 1.5 feet less than the typical ordinance requirement. The home will have a floor area ratio 23 percent. Residential development standard established by the Hillcrest Design Overlay District states the residential regulations shall apply to any residential zoned land within the district boundaries. Although the overlay district does not regulate the style and character of Hillcrest housing, new construction and additions should be respectful of the prevailing styles of the neighborhood. The compatible design of housing contributes to the richness of the history and architectural character of Hillcrest. Attached, unfinished spaces, such as storage areas and above -ground basements, shall be included as part of the permitted floor area at fifty (50) percent of the measured area. Crawlspaces or similar spaces that must be accessed from outside the main structure are excluded from the permitted floor area. The lot contains approximately 13,800 square feet and was a legal lot of record at the time of adoption of the DOD. The home is proposed with more than one floor with a Floor Area Ratio (FAR) of 23 percent. Based on the lot size a FAR of 37 percent is permitted. The mass section limits the maximum lot coverage for all structures under roof to fifty (50) percent. The lot coverage of the proposed structure is 23.4 percent. All setbacks shall be as required for the zoning district, except the front -yard setback 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. The adjoining homes are set at 25-feet and 56.5 feet. To determine the setback an average of the two setbacks is calculated resulting in a 40.75-foot setback. By allowing the ten percent variation the front setback for the new home should lay between 36.68 feet and 44.83 feet. The home is proposed with a 55 foot setback resulting the a variation of the DOD. The Rear -lot setbacks and 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. The applicant is not proposing the placement of any structure within the rear yard setback. Resulting in a rear lot coverage of zero. The 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 ridge -line of the highest CI May 8, 2008 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-8339 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 home is proposed with two stories and a basement. The maximum height proposed for the home is 37.5 feet as measured from the grade plane to the ridgeline of the highest roof surface. Property, if for any reason, that cannot be developed without violating the standards of the DOD shall be reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. The developer is seeing a variation from the front yard setback requirement through a PRD rezoning as required by the ordinance. The developer has indicated the reasoning for placing the building as proposed will allow for a better driveway grade and to allow some of the existing mature trees on the site to be retained. Staff is supportive of the request. To staffs knowledge there are no outstanding issues associated with the request. Staff does not feel the placement of the new home as proposed with an additional 10.17-foot setback than typically allowed will significantly impact the development or the area. I. STAFF RECOMMENDATIONS: 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: (MAY 8, 2008) 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 commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. R