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HomeMy WebLinkAboutZ-8502 Staff AnalysisDecember 3, 2009 ITEM NO.: 19 NAME: Gadberry Short -form PD-R LOCATION: Located at 720 Ash Street DEVELOPER: Brady and Jennifer Gadberry 720 Ash Street Little Rock, AR 72205 ni �r�� ir�inn. Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Scott Smith Associates 2701 Kavanaugh Boulevard, Suite 208 Little Rock, AR 72205 AREA: 0.17 acres NUMBER OF LOTS: 1 LE NO.: Z FT. NEW STREET: 0 LF CURRENT ZONING: R-5 ALLOWED USES: Single-family and Multi -family PROPOSED ZONING: PD-R PROPOSED USE: Single-family DESIGN OVERLAY DISTRICT: Hillcrest Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning from R-5 to PD-R to allow the construction of a new single-family home located at 720 Ash Street. The owners have worked with various builders and they have determined the existing foundation will not December 3, 2009 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z-8502 support the new construction proposed. The owners must remove the existing structure to allow construction of the new space. The applicant is proposing to construct the new home with similar characteristics as the existing home. The existing home sits beyond the setback but the front porch and steps cross the setback line. The home was originally constructed in 1927. Due to the location of the porch and steps, a rezoning to PD-R must be sought. - The home will be constructed in craftsman style with exposed rafter tails and brackets. The structure will contain brick veneer, painted wood trim, and double hung windows. The front portion of the house is proposed as two (2) story with the rear portion one (1) story. The structure will have a front porch with wood columns. The rear will have a screened porch. The roof is proposed as a 5:12 with shingles. The structure is proposed with 3,470 square feet (2,350 square feet lower level 1,120 square feet upper level). The unit will have a detached carport off the alley. The lot coverage proposed is 47% and the floor to area ratio is 49%. B. EXISTING CONDITIONS: The property is located within an area of Hillcrest which contains both single-family and multi -family uses. The multi -family uses include duplexs as well as multi -unit apartment buildings. A property located to south was recently rezoned from R-5 to PD-R to allow construction of a garage with alley access which exceeded the rear lot coverage allowed per the Hillcrest DOD. West of the property is a parcel zoned PD-R which was approved as a duplex unit with a rear garage and an apartment above the garage. South of the site, along Kavanaugh Boulevard, there are commercial and office uses. Ash Street is a residential street. The homes located along Ash Street are constructed with a similar setback as the applicant is request. The Bill of Assurance for this area was filed in March of 1903 and outlined the division of land and the dedication of public rights -of -way. The Bill of Assurance is not legible to determine if it has since expired. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the 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 Association were notified of the public hearing. 2 December 3, 2009 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8502 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Measures to control the increase in stormwater runoff from impervious surface should be implemented to not damage adjacent property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #1 — the Pulaski Heights Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a rezoning Short -form PD-R. This area is located within the Hillcrest Design Overlay District, so all designs should reflect these design standards. While this use is not as dense as the Residential High Density Category, the application is consistent with the existing use pattern in the neighborhood. The area is a mix of single family and multifamily uses in a traditional neighborhood. The application would not change the use of the site. Master Street Plan: Ash Street is shown as 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 3 December 3, 2009 SUBDIVISION ITEM NO.: 19 (Cont. G. FILE NO.: Z-8 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: The Hillcrest Neighborhood Plan's Land Use and Zoning Goal states: "develop the Hillcrest Overlay District that will require Planned Unit Development for reclassification/redevelopment of land use (zoning), density, setbacks, of other changes to the existing infrastructure of the neighborhood." This has since been done and this Planned Development is a direct result of the Design Overlay District. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating there were few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff stated the lot coverage and floor area ratio were both within the limits to the Hillcrest DOD. Staff stated the building setback compared to the adjacent two homes was not consistent with that as allowed per the DOD but was proposed in the exact location as the porch on the existing home. 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 raised at the November 12, 2009, Subdivision Committee meeting. The rezoning request is from R-5 to PD-R to allow construction of a new single-family home. The structure is proposed crossing the front setback line. The site is located within the Hillcrest Design Overlay District. The DOD outlines development criteria for residential development including floor area ratio, lot coverage and building height. The DOD also addresses front setback lines and the placement of new structures as they relate to adjoining structures. The structure is proposed with 3,470 square feet (2,350 square feet lower level 1,120 square feet upper level) with a detached carport off the alley. The lot is a typical Hillcrest lot or a 50-foot by 140-foot lot containing 7,000 square feet. 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 to area ratio states the floor area of the principal building/gross size of 0 December 3, 2009 SUBDIVISION ITEM NO.: 19 (Cont.) _ FILE NO.: Z-8502 the lot. Structures with more than one floor shall not have a floor area greater than 0.37 FAR. For residential structures with two floors, the FAR shall be 0.50 percent. The maximum lot coverage for all structures under roof shall not exceed fifty (50) percent. The lot coverage proposed is 47% and the floor to area ratio is 49%. The reason for the requested rezoning is the front porch and steps of the existing structure sit across the 25-foot front setback. The home was originally constructed in 1927. The DOD states 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 a ten (10) percent variation, but no structure may be within the setback. The structure is proposed with a front setback line of 20.3 feet which is within the required 25-foot front setback of the R-5, Zoning District. Also the adjoining structures are located 22-feet and 29.7-feet from the right of way which would require this structure to be located at 23.04 feet. The applicant desires to maintain the current setback and not move the home back as would typically be required per the DOD. Staff is supportive of the requested PD-R and the front building setback as proposed. The develop appears to meet all other aspects of the DOD. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of the site from R-5 to PD-R to allow construction of a new single-family home will not adversely impact the area. 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: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. 5 ITEM NO.: 19. Z-8502 NAME: Gadberry Short -form PD-R LOCATION: located at 720 Ash Street Plannina Staff Comments: 1. Provide notification of all 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 November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. Based on the two adjacent homes the building setback should be placed at 23.04 feet. The home is indicated with a 20.3 foot building setback. The home should be moved to the west to accommodate the required building setback per the Overlay. 3. The new home is indicated with a lot coverage of 47% and a FAR of 49%. The ordinance allows a 50% lot coverage and a 50% FAR. Variance/Waivers: None requested. blic Works Conditions: 1. Measures to control the increase in stormwater runoff from impervious surface should be implemented to not damage adjacent property. Utilities and Fire Department/County Planning: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire Hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #1 — the Pulaski Heights Route. Item # 19. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a rezoning Short -form PD-R. This area is located within the Hillcrest Design Overlay District, so all designs should reflect these design standards. While this use is not as dense as the Residential High Density Category, the application is consistent with the existing use pattern in the neighborhood. The area is a mix of single family and multifamily uses in a traditional neighborhood. The application would not change the use of the site. Master Street Plan: Ash Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: The Hillcrest Neighborhood Plan's Land Use and Zoning Goal states: "develop the Hillcrest Overlay District that will require Planned Unit Development for reclassification/redevelopment of land use (zoning), density, setbacks, of other changes to the existing infrastructure of the neighborhood." This has since been done and this Planned Development is a direct result of the Design Overlay District. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 19, 2009. Item # 19. FII F NO_: Z-8502 NAME: Gadberry Short -form PD-R LOCATION: Located at 720 Ash Street DEVELOPER: Brady and Jennifer Gadberry 720 Ash Street Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AR( I-IITF(:T- Scott Smith Associates 2701 Kavanaugh Boulevard, Suite 208 Little Rock, AR 72205 AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-5 ALLOWED USES: Single-family and Multi -family PROPOSED ZONING: PD-R PROPOSED USE: Single-family DESIGN OVERLAY DISTRICT: Hillcrest Design Overlay District VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSALIREQUEST: The request is a rezoning from R-5 to PD-R to allow the construction of a new single-family home located at 720 Ash Street. The owners have worked with various builders and they have determined the existing foundation will not support the new construction proposed. The owners must remove the existing FILE NO.: Z-8502 (Cont. structure to allow construction of the new space. The applicant is proposing to construct the new home with similar characteristics as the existing home. The existing home sits beyond the setback but the front porch and steps cross the setback line. The home was originally constructed in 1927. Due to the location of the porch and steps, a rezoning to PD-R must be sought. The home will be constructed in craftsman style with exposed rafter tails and brackets. The structure will contain brick veneer, painted wood trim, and double hung windows. The front portion of the house is proposed as two (2) story with the rear portion one (1) story. The structure will have a front porch with wood columns. The rear will have a screened porch. The roof is proposed as a 5:12 with shingles. The structure is proposed with 3,470 square feet (2,350 square feet lower level 1,120 square feet upper level). The unit will have a detached carport off the alley. The lot coverage proposed is 47% and the floor to area ratio is 49%. B. EXISTING CONDITIONS: The property is located within an area of Hillcrest which contains both single-family and multi -family uses. The multi -family uses include duplexs as well as multi -unit apartment buildings. A property located to south was recently rezoned from R-5 to PD-R to allow construction of a garage with alley access which exceeded the rear lot coverage allowed per the Hillcrest DOD. West of the property is a parcel zoned PD-R which was approved as a duplex unit with a rear garage and an apartment above the garage. South of the site, along Kavanaugh Boulevard, there are commercial and office uses. Ash Street is a residential street. The homes located along Ash Street are constructed with a similar setback as the applicant is request. The Bill of Assurance for this area was filed in March of 1903 and outlined the division of land and the dedication of public rights -of -way. The Bill of Assurance is not legible to determine if it has since expired. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the 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 Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Measures to control the increase in stormwater runoff from impervious surface should be implemented to not damage adjacent property. E FILE NO.: Z-8502 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #1 — the Pulaski Heights Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a rezoning Short -form PD-R. This area is located within the Hillcrest Design Overlay District, so all designs should reflect these design standards. While this use is not as dense as the Residential High Density Category, the application is consistent with the existing use pattern in the neighborhood. The area is a mix of single family and multifamily uses in a traditional neighborhood. The application would not change the use of the site. Master Street Plan: Ash Street is shown as 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. Bicvcle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: The Hillcrest Neighborhood Plan's Land Use and Zoning Goal states: "develop the Hillcrest Overlay District that will require Planned Unit Development for reclassification/redevelopment of land use Q FILE NO.: Z-8502 (Cont. (zoning), density, setbacks, of other changes to the existing infrastructure of the neighborhood." This has since been done and this Planned Development is a direct result of the Design Overlay District. Landscape: No comment- G. SUBDIVISION COMMITTEE COMMENT; (November 12, 2009) The applicant was not present. Staff presented the item stating there were few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff stated the lot coverage and floor area ratio were both within the limits to the Hillcrest DOD. Staff stated the building setback compared to the adjacent two homes was not consistent with that as allowed per the DOD but was proposed in the exact location as the porch on the existing home. 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 raised at the November 12, 2009, Subdivision Committee meeting. The rezoning request is from R-5 to PD-R to allow construction of a new single-family home. The structure is proposed crossing the front setback line. The site is located within the Hillcrest Design Overlay District. The DOD outlines development criteria for residential development including floor area ratio, lot coverage and building height. The DOD also addresses front setback lines and the placement of new structures as they relate to adjoining structures. The structure is proposed with 3,470 square feet (2,350 square feet lower level 1,120 square feet upper level) with a detached carport off the alley. The lot is a typical Hillcrest lot or a 50-foot by 140-foot lot containing 7,000 square feet. 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 to area ratio states the floor area of the principal building/gross size of the lot. Structures with more than one floor shall not have a floor area greater than 0.37 FAR. For residential structures with two floors, the FAR shall be 0.50 percent. The maximum lot coverage for all structures under roof shall not exceed fifty (50) percent. The lot coverage proposed is 47% and the floor to area ratio is 49%. The reason for the requested rezoning is the front porch and steps of the existing structure sit across the 25-foot front setback. The home was originally constructed in 1927. The DOD states all setbacks shall be as required for the Zoning District except the front yard setback for the principal structure shall be 2 FILE NO.: Z-8502 (Cont. aligned with the current setbacks of the adjoining residential structures within a ten (10) percent variation, but no structure may be within the setback. The structure is proposed with a front setback line of 20.3 feet which is within the required 25-foot front setback of the R-5, Zoning District. Also the adjoining structures are located 22-feet and 29.7-feet from the right of way which would require this structure to be located at 23.04 feet. The applicant desires to maintain the current setback and not move the home back as would typically be required per the DOD. Staff is supportive of the requested PD-R and the front building setback as proposed. The develop appears to meet all other aspects of the DOD. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of the site from R-5 to PD-R to allow construction of a new single-family home will not adversely impact the area. 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: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions.