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HomeMy WebLinkAboutZ-8892 Staff AnalysisITEM NO.: 13. Z-8892 NAME: Gray Short -form PD-R LOCATION: located at 1012 North Beechwood 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 October 30, 2013. The Office of Planning and Development must receive the proof of notice no later than November 8, 2013. 2. The property is located within the Hillcrest Design Overlay District which has specific development criteria for development of homes. As a component of the DOD setbacks area addressed. The applicant is proposing construction of a new home on this site with a breezeway connecting the "detached garage" to the house. The breezeway is indicated 11-feet wide and 15.7-feet in length. Due to the width of the breezeway staff feels this creates a structural tie which then connects the garage to the house thus creating a rear yard setback of 6.6-feet. 3. All other aspects of the Hillcrest DOD are being met with the new construction. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Customer should contact Entergy prior to constructing garage to assure the proper NESC (code) clearances are maintained between the structure and the power lines. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Item # 13. 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. 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. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Less than % mile from #1 Pulaski Heights bus route. 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. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also 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-2 (Single Family District) to PDR (Planned District Residential) to address a breezeway issue on the site. The site is within the Hillcrest Design Overlay District. Master Street Plan: Beechwood Street is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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, October 30, 2013. Item # 13. FILE NO.: Z-8892 NAME: Gray Short -form PD-R LOCATION: Located at 1012 North Beechwood Street DEVELOPER: Tony and Kimberly Ray 1012 Beechwood Little Rock, AR 72205 ENGINEER: Development Consultants, Inc. 2200 N. Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 0.14 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -M FT. NEW STREET: 0 LF PROPOSED USE: Single-family — Variation from the Hillcrest DOD (rear yard setback) VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning from R-2, Single-family to PD-R to allow the construction of a 13-foot wide unenclosed breezeway connector between the principle house structure and the detached garage. The property is located within the Hillcrest DOD which has specific development criteria. The home is a new construction that has been permitted and is currently under construction. The detached garage has also been permitted, but the connection between the two (2) structures has not been permitted. Constructing the breezeway 11-feet in width creates a structural tie to the residence. The rear yard 25-foot setback is not being achieved. All other aspects of the Hillcrest DOD are being met. FILE NO.: Z-8892(Cont.) B. EXISTING CONDITIONS: The site contains a new home under construction with a garage in the rear yard. The area is primarily residential with single-family homes constructed on typical Hillcrest lots, 50-feet by 140-feet. The streets in this area are narrow streets with no sidewalk and no curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed request. 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: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Customer should contact Entergy prior to constructing garage to assure the proper NESC (code) clearances are maintained between the structure and the power lines. Contact Entergy at 954-5158 for additional information. 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 regarding the size and location of the water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. 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. 'r: 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Less than '/4 mile from #1 Pulaski Heights bus route. 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. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also 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-2 (Single Family District) to PDR (Planned District Residential) to address a breezeway issue on the site. The site is within the Hillcrest Design Overlay District. Master Street Plan: Beechwood Street is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 COMM (October 23, 2013) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the property was located within the Hillcrest Design Overlay District which required property to be rezoned if all aspects of the development, in this case the rear yard setback, were not being met. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 FILE NO.: Z-8892 Cont. H. ANALYSIS: The request is a rezoning from R-2, Single-family to PD-R to allow the construction of a 13-foot wide unenclosed breezeway connector (11-feet beam to beam) between the principle house structure and the detached garage. The home is a new construction that has been permitted and is currently being built. The detached garage has also been permitted, but the connection between the two (2) structures has not been permitted. Staff has a policy to allow a six (6) foot wide unenclosed breezeway connector between a detached garage and the principal structure. Constructing the breezeway 13-feet in width creates a structural tie to the primary residence. The rear of the garage is located 6.6-feet from the adjacent western alley. The setback for the primary structure from the rear yard per the zoning district is 25-feet. The rear yard setback is not being achieved. The property is located within the Hillcrest Design Overlay District which has specific development criteria. The ordinance states property, if for any reason, that cannot be development without violating the standards of the DOD shall be reviewed through the planning zoning district section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overly ordinance. The placement of the covered breezeway which causes the new home to not comply with the rear yard setback is the only area the site does not comply with the DOD requirements. Staff is supportive of the request. Although the breezeway creates a structural tie to the principal residence creating a reduced rear yard setback, staff does not feel this will adversely impact the adjacent residences. As noted all other aspects of the development comply with the Overlay. To staff's knowledge there are no remaining outstanding technical issues associated with the request. 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: (NOVEMBER 14, 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 for approval of the item as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. CI