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HomeMy WebLinkAboutZ-8558 Staff AnalysisFILE NO.: Z-8558 NAME: Webster Short -form PD-R LOCATION: Located at 723 North Jackson Street DEVELOPER: Gregg Webster 723 North Jackson Street Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Single-family — add garage apartment and carport Variation from the Hillcrest Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to rebuild a garage apartment and add a carport within the rear yard area. The garage dwelling is currently a two (2) story structure with a full apartment on the second level over the ground floor garage. The existing structure is in very poor repair with rotting timber and walls that are sliding off its foundation. The applicant has considered repairing the existing structure but felt razing and rebuilding a better option. The applicant proposes with the new construction to maintain the residential aspect and using the former garage location for an in-law quarters. The structure is proposed as one and a half stories. The apartment would be located on the ground floor and storage located within the upper portion of the building. The request includes the FILE NO.: Z-8558 (Cont. placement of a carport structure just to the south of the new apartment accessed from the adjacent alley. The applicant has indicated when no longer used as an in-laws quarters the unit will potentially be rented to someone outside the family. The site is located within the Hillcrest Design Overlay District which has specific development criteria. The proposed construction is outside the DOD in two (2) areas. The first the percentage of rear yard coverage and the second the building setback from G Street. The DOD allows for a maximum of 40 percent of the rear yard to be covered with structures. The applicant is proposing a building coverage of approximately 66.5 percent. The setback required along G Street would typically be 15-feet. The applicant desires to construct the structure in the same footprint as the existing structure with a building setback of 0.5 feet. All other aspects of the development comply with the Hillcrest Design Overlay District. B. EXISTING CONDITIONS: The site contains a single-family residence and a garage located within the rear yard area adjacent to the alley. The alley is an open alley allowing one-way traffic flowing to the south. The site contains a graveled parking pad located on G Street which has been constructed in the public right of way. The area is predominately single-family. One block north of the site is Kavanaugh Boulevard. There are residential and non-residential uses located along the Boulevard in this area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Jackson Street and G Street. 2. All parking areas within the right-of-way must be hard surface such as asphalt or concrete. The gravel parking pad in the right-of-way must be paved. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the parking pad within the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 2 FILE NO.: Z-8558 (Cont. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received 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. F. ISSUES/TECHNICAL/DESIGN Planninq Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-2 to Planned Residential Development to allow the construction of a workshop/in-laws quarters and a carport within the rear yard area of the lot. The request does not comply with the Hillcrest Design Overlay District with regard to the rear yard lot coverage and the proposed building setback along G Street. The request is not proposing to change the existing density, so there is not a 'land use issue' with this application. This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states a need for "no net loss of residential units by demolition or conversion to other uses." 3 FILE NO.: Z-8558 (Cont. Master Street Plan: Jackson and G Streets are both 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. 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 in the immediate vicinity. Landscape: No comment on the addition of a carport and workshop building within the rear yard area. The site will be maintained as a single-family residences with the addition of an in-laws quarters above the workshop building. G. SUBDIVISiON COMMITTEE COMMENT: (June 10, 2010) Mr. Gregg Webster was present representing the request. Staff stated there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the site was located within the Hillcrest Design Overlay District which required a rezoning to PZD if the site could not fully comply with the overlay standards. Staff stated there were two (2) variations. One was to allow a larger percentage of rear yard coverage than typically allowed. The second was to allow the building to be set closer to G Street than typically allowed per the ordinance. Public Works comments were addressed. Staff stated a 20 foot radial dedication was required at the intersection of Jackson and G Streets. Staff stated the parking located within the right of way was to be paved or removed. Mr. Webster stated he would remove the graveled parking area and replace the surface with grass. Staff noted the Building Codes comment stating the owner should contact the Building Codes Division of the Planning Department for further information. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing outstanding from the June 10, 2010, Subdivision Committee meeting. The applicant is seeking a rezoning of the site from R-2, Single-family to PD-R to allow the reconstruction of an existing garage apartment and add a carport within the rear yard area. The site is located within the Hillcrest Design Overlay District which has specific development criteria. The Overlay states if the development is not in full compliance with the development criteria that a rezoning to PZD is required. 4 FILE NO.: Z-8558 (Cont.) The new construction will maintain the residential aspect of the area. The applicant has indicated the new construction will be used as an in-law quarters. The structure is proposed with one and a half stories (1 '/2). The applicant has indicated when no longer used as an in-laws quarters the unit will potentially be rented to someone outside the family. The apartment would be located on the ground floor and storage located within the upper portion of the building. The request also includes the placement of a carport structure just to the south of the new apartment. The carport will be accessed from the adjacent alley. The proposed construction does not comply with the DOD in two (2) areas. The first is the percentage of rear yard coverage and the second is the building setback along G Street. The DOD allows for a maximum of 40 percent of the rear yard to be covered with structures. The rear yard coverage proposed by the site plan is approximately 66.5 percent. The setback required along G Street per the zoning ordinance is 15-feet. The new construction is proposed within the same footprint as the existing structure. The existing structure is located 0.5 feet from G Street. All other aspects of the development comply with the Hillcrest Design Overlay District. Staff is supportive of the request. Although the site does not comply with the entire standards of the Hillcrest Design Overlay District the proposed construction is not out of character in the neighborhood. The garage apartment is proposed in the same footprint as currently exist. Even though the percentage of rear yard coverage exceeds the 40 percent typically allowed staff feels there is adequate area remaining to allow for livability on the site. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the construction of the garage apartment and carport will not significantly impact the site or the area. 5 FILE NO.: Z-8558 (Cont. 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. PLANNING COMMISSION ACTION: (JULY 1, 2010) 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 on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 9 July 1, 2010 ITEM NO.: 14 NAME: Webster Short -form PD-R LOCATION: Located at 723 North Jackson Street DEVELOPE Gregg Webster 723 North Jackson Street Little Rock, AR 72205 SURVEYOR - Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -m FILE NO.: Z-8558 FT. NEW STREET: 0 LF PROPOSED USE: Single-family — add garage apartment and carport. Variation from the Hillcrest Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to rebuild a garage apartment and add a carport within the rear yard area. The garage dwelling is currently a two (2) story structure with a full apartment on the second level over the ground floor garage. The existing structure is in very poor repair with rotting timber and walls that are sliding off its foundation. The applicant has considered repairing the existing structure but felt razing and rebuilding a better option. The applicant proposes with the new construction to maintain the residential aspect and using the former garage location for an in-law quarters. The structure is proposed as one and a half stories. The apartment would be located on the ground floor and storage July 1, 2010 SUBDIVISION EM NO.: 14 FILE NO.: Z-8558 located within the upper portion of the building. The request includes the placement of a carport structure just to the south of the new apartment accessed from the adjacent alley. The applicant has indicated when no longer used as an in-laws quarters the unit will potentially be rented to someone outside the family. The site is located within the Hillcrest Design Overlay District which has specific development criteria. The proposed construction is outside the DOD in two (2) areas. The first the percentage of rear yard coverage and the second the building setback from G Street. The DOD allows for a maximum of 40 percent of the rear yard to be covered with structures. The applicant is proposing a building coverage of approximately 66.5 percent. The setback required along G Street would typically be 15-feet. The applicant desires to construct the structure in the same footprint as the existing structure with a building setback of 0.5 feet. All other aspects of the development comply with the Hillcrest Design Overlay District. B. EXISTING CONDITIONS: The site contains a single-family residence and a garage located within the rear yard area adjacent to the alley. The alley is an open alley allowing one-way traffic flowing to the south. The site contains a graveled parking pad located on G Street which has been constructed in the public right of way. The area is predominately single-family. One block north of the site is Kavanaugh Boulevard. There are residential and non-residential uses located along the Boulevard in this area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Jackson Street and G Street. 2. All parking areas within -the right-of-way must be hard surface such as asphalt or concrete. The gravel parking pad in the right-of-way must be paved. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the parking pad within the right-of-way. 2 July 1, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8558 E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energ : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. 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. 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. The applicant has applied for a rezoning from R-2 to Planned Residential Development to allow the construction of a workshop/in-laws quarters and a 3 July 1, 2010 SUBDIVISION ITEM NO.: 14 (Cont_ FILE NO.: Z-8558 carport within the rear yard area of the lot. The request does not comply with the Hillcrest Design Overlay District with regard to the rear yard lot coverage and the proposed building setback along G Street. The request is not proposing to change the existing density, so there is not a 'land use issue' with this application. This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states a need for "no net loss of residential units by demolition or conversion to other uses." Master Street Plan: Jackson and G Streets are both 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. 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 in the immediate vicinity. Landscape: No comment on the addition of a carport and workshop building within the rear yard area. The site will be maintained as a single-family residences with the addition of an in-laws quarters above the workshop building. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Gregg Webster was present representing the request. Staff stated there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the site was located within the Hillcrest Design Overlay District which required a rezoning to PZD if the site could not fully comply with the overlay standards. Staff stated there were two (2) variations. One was to allow a larger percentage of rear yard coverage than typically allowed. The second was to allow the building to be set closer to G Street than typically allowed per the ordinance. Public Works comments were addressed. Staff stated a 20 foot radial dedication was required at the intersection of Jackson and G Streets. Staff stated the parking located within the right of way was to be paved or removed. Mr. Webster stated he would remove the graveled parking area and replace the surface with grass. Staff noted the Building Codes comment stating the owner should contact the Building Codes Division of the Planning Department for further information. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 12 July 1, 2010 SUBDIVISION M NO.: 14 (Cont.) _ _ FILE NO.: Z-8558 There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing outstanding from the June 10, 2010, Subdivision Committee meeting. The applicant is seeking a rezoning of the site from R-2, Single-family to PD-R to allow the reconstruction of an existing garage apartment and add a carport within the rear yard area. The site is located within the Hillcrest Design Overlay District which has specific development criteria. The Overlay states if the development is not in full compliance with the development criteria that a rezoning to PZD is required. The new construction will maintain the residential aspect of the area. The applicant has indicated the new construction will be used as an in-law quarters. The structure is proposed with one and a half stories (1 '/2). The applicant has indicated when no longer used as an in-laws quarters the unit will potentially be rented to someone outside the family. The apartment would be located on the ground floor and storage located within the upper portion of the building. The request also includes the placement of a carport structure just to the south of the new apartment. The carport will be accessed from the adjacent alley. The proposed construction does not comply with the DOD in two (2) areas. The first is the percentage of rear yard coverage and the second is the building setback along G Street. The DOD allows for a maximum of 40 percent of the rear yard to be covered with structures. The rear yard coverage proposed by the site plan is approximately 66.5 percent. The setback required along G Street per the zoning ordinance is 15-feet. The new construction is proposed within the same footprint as the existing structure. The existing structure is located 0.5 feet from G Street. All other aspects of the development comply with the Hillcrest Design Overlay District. Staff is supportive of the request. Although the site does not comply with the entire standards of the Hillcrest Design Overlay District the proposed construction is not out of character in the neighborhood. The garage apartment is proposed in the same footprint as currently exist. Even though the percentage of rear yard coverage exceeds the 40 percent typically allowed staff feels there is adequate area remaining to allow for livability on the site. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the construction of the garage apartment and carport will not significantly impact the site or the area. 5 July 1, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.- Z-8558 I. 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. PLANNING COMMISSION ACTION: (JULY 1, 2010) 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 on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and3 absent. L ITEM NO.: 14_ NAME: Webster Short -form PD-R LOCATION: located at 723 North Jackson Street Plannina Staff Comments: Z-8558 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 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. The site is located within the Hillcrest DOD area. The request includes two (2) variations from the typical Overlay design standards (1) building setback along the street side (2) percentage of rear yard coverage. The building is set with a zero setback along G Street. The rear yard coverage is 66.53 percent — allowed is 40 percent. Variance[Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Jackson Street and G Street. 2. All parking areas within the right-of-way must be hard surface such as asphalt or concrete. The gravel parking pad in the right-of-way must be paved. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the parking pad within the right-of-way. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. Item # 14. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. 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 for this property. The applicant has applied for a rezoning from R-2 to Planned Residential Development to allow the construction of a workshop/in-laws quarters and a carport within the rear yard area of the lot. The request does not comply with the Hillcrest Design Overlay District with regard to the rear yard lot coverage and the proposed building setback along G Street. The request is not proposing to change the existing density, so there is not a 'land use issue' with this application. This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states a need for "no net loss of residential units by demolition or conversion to other uses." Master Street Plan: Jackson and G Streets are both 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. 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 in the immediate vicinity. Landscape: No comment on the addition of a carport and workshop building within the rear yard area. The site will be maintained as a single-family residences with the addition of an in-laws quarters above the workshop building. 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 16, 2010. Item # 14.