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HomeMy WebLinkAboutZ-8879 Staff AnalysisITEM NO.: 14. Z-8879 NAME: Epperson Short -form PD-R. LOCATION: located at 312 North Spruce Street Planning Staff Comments- 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 7, 2013. The Office of Planning and Development must receive the proof of notice no later than August 16, 2013. 2. Have you verified the turning radius exiting the garage into the 10-foot alley? 3. The request includes 2 variances from the Hillcrest DOD — Percentage of rear yard coverage and the allowance of an accessory dwelling. Variance/Waivers: None requested. Public Works Conditions: 1. Public alley in the rear is not maintained by City of Little Rock. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional information. Entergy: Caution — Entergy provides service to this house via the alley behind the house. Care should be exercised as the power lines are overhead. If construction is within 10-feet of any power line, then contact Entergy for assistance. All NESC and OSHA clearance requirements must be maintained. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. Item # 14. Fire Department: Approved as submitted 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 fire walls 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. County Planning: No comment. CATA: Approved as submitted. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDR (Planned District Residential) to allow for the addition to the home and build an assessor dwelling on the site. This site is within the Hillcrest Design Overlay District. Master Street Plan: North Spruce is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 7, 2013. Item # 14. FILE NO.: Z-8879 NAME: Epperson Short -form PD-R. LOCATION: Located at 321 North Spruce Street DEVELOPER: Adam Epperson 321 N. Spruce Street Little Rock, AR 72205 RI IR\/FYnR, Brooks Surveying 20820 Arch Street Pike Hensley, AR 72085 AREA: 0.16 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-3, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Single-family residential and accessory dwelling — Hillcrest Design Overlay District VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAVREQUEST/APPLICANT'S STATEMENT: The request is a rezoning from R-3, Single-family to PD-R to allow the reconstruction of an existing garage structure located on the site, add an accessory dwelling and construct a single car carport within the rear yard of the site. The property is located within the Hillcrest Design Overlay District which as specific development criteria. There are two variations from the typical development standards of the Overlay. The applicant is seeking approval to allow the upper level of a new garage to be used as a guest quarters. The existing garage is a two story structure in need of FILE NO.: Z-8879 replacing. The upper level of the garage has been used as a guest quarters in the past. With the new construction the guest quarters will contain a kitchenette and bathroom, but will not have a separate address or utility meter. The ground floor will be used for typical residential storage. The applicant is also requesting to place a single car carport within the rear yard area adjacent to the two story garage. The Hillcrest Overlay allows a maximum of 40 percent coverage of the rear yard setback. The garage and stairs will occupy 36.8 percent of the rear yard setback. The carport increases the coverage of the rear yard setback to 59.4 percent. The east and south side of the carport will be open; the west and east side will be open above the 6-foot tall fence. B. EXISTING CONDITIONS: The property is located within the Hillcrest Neighborhood mid -block between B and Lee Streets. The house to the north is currently under renovation. Street parking is allowed on the applicant's side of the block. This area is predominately single-family on typical 50-foot wide Hillcrest lots. The alley located behind the home is functional and it appears a number of the residents utilize the alley for rear yard parking. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Public alley in the rear is not maintained by City of Little Rock, E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional information. Entergy: Caution — Entergy provides service to this house via the alley behind the house. Care should be exercised as the power lines are overhead. If construction is within 10-feet of any power line, then contact Entergy for assistance. All NESC and OSHA clearance requirements must be maintained. Center -Point Energy: No comment received. AT & T: No comment received. 011 FILE NO.: Z-8879 (Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Approved as submitted. 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 fire walls 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 Coun!y Planning: No comment. CATA: Approved as submitted. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning _Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDR (Planned District Residential) to allow for the addition to the home and build an assessor dwelling on the site. This site is within the Hillcrest Design Overlay District. 3 FILE NO.: Z-8879 (Cont. Master Street Plan: North Spruce is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the site was located within the Hillcrest Design Overlay District which had specific development criteria. Staff noted the alley located along the rear property line was not maintained by the City. 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 raised at the August 1, 2013, Subdivision Committee meeting. The request is a rezoning from R-3, Single-family to PD-R to allow the reconstruction of an existing garage structure located on the site, add an accessory dwelling and construct a single car carport within the rear yard of the site. The property is located within the Hillcrest Design Overlay District which has established criteria for development of residential lots. An addition will also be completed to the existing home. The existing home contains 2,116 square feet and a 900 square foot addition is proposed. There are two variations from the typical development standards of the Overlay. A new two story garage will be added along the alley within the rear 25-feet of the lot. The garage is proposed 24-feet by 16-feet with a maximum height of 25-feet from the grade plane. The staircase to access the upper level of the garage is located on the south side of the proposed garage. The garage is indicated less than 5-feet from the northern property line. The applicant has indicated this setback may be increased at the time of redevelopment depending on the cost to construct the fire walls as required by Building Codes. The applicant is seeking approval to allow the upper level of a new garage to be used as a guest quarters. With the new construction the guest quarters will contain a kitchenette and bathroom, but will not have a separate address or utility 4 FILE NO.: Z-8879 Cont. meter. The applicant has indicated the unit will not be rented. The ground floor will be used for typical residential storage. The applicant is also requesting to place a single car carport within the rear yard area adjacent to the two story garage. The carport is proposed as a single story building. The carport is 24-feet by 13-feet containing 286 square feet. The carport is indicated at 14-feet from the southern property line. A paved uncovered parking space is located adjacent to the carport along the southern perimeter of the lot. The site plan indicates the placement of a six (6) foot wood fence along the perimeters of the site on the north and south sides and in the rear yard around the parking pad and carport structure extending to the east and connecting with the alley. The Hillcrest Overlay allows a maximum of 40 percent coverage of the rear yard setback. The garage and stairs will occupy 36.8 percent of the rear yard setback. The carport increases the coverage of the rear yard setback to 59.4 percent. The east and south side of the carport will be open; the north and west side will be open above the 6-foot tall fence. Staff is supportive of the request. Staff does not feel the allowance of an accessory building along with an increase in the allowed rear yard coverage as proposed will adversely impact the area. The new construction and addition to the home will comply with all other standards of the Hillcrest Design Overlay District. 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: (AUGUST 22, 2013) 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 of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 5