HomeMy WebLinkAboutZ-8949 Staff AnalysisITEM NO.: 9.
NAME: Borne Short -form PD-R
LOCATION: located at 4422 "In Street
Planning Staff Comments:
Z-894
1 Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than June 11, 2014. The
Office of Planning and Development must receive the proof of notice no later than
June 20, 2014. COMPLETED
2. Will there be signage identifying the business? Typically ground signage is allowed
in residential zones at a maximum of six feet in height and one square foot in sign
area and/or a building mounted sign not to exceed one square foot in sign area.
A SMALL SIGN MOUNTED ON THE BUILDING MAY BE INCLUDED; IT WILL NOT
EXECEED THE AREA REQUIREMENTS
3. Will there be any employees of the business? If so note the number of potential
employees. MAX OF TWO EMPLOYEES; ONCE CURRENTLY
NOTE: APLICANT AGREES THAT REQUESTED PD-R WILL REVERT TO R-2
ZONING UPON CHANGE IN OWNERSHIP
Variance/Waivers:
None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. If there are overhead electrical
lines in the area of construction then use caution and contact Entergy if there are any
doubts.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 9.
Central Arkansas Water: No objection.
Fire Department: Fire hydrants per code. Maintain access. Exit sign lights. Contact
the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Proposed site is 1/10 mile from Route #1 bus stop at Kavanaugh and
Beechwood or Kavanaugh and Walnut.
Parks and Recreation: No comment received.
Building Code: Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building Codes Division
before occupancy takes place. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey(dliftlerock.org or Mark Alderfer at 501.371.4375; malderfer a@littlerock.orq.
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 allow
a home -occupation in an accessory structure on the site. The application is within the
Hillcrest Design Overlay District.
Master Street Plan: `I' and Ash Streets are shown as a Local Streets 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. 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 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, June 11, 2014.
Item # 9.
ITEM NO.:
NAME: Borne Short -form PD-R
LOCATION: located at 4422 "1" Street
Planning Staff Comments:
Z-8949
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than June 11, 2014. The
Office of Planning and Development must receive the proof of notice no later than
June 20, 2014.
2. Will there be signage identifying the business? Typically ground signage is allowed
in residential zones at a maximum of six feet in height and one square foot in sign
area and/or a building mounted sign not to exceed one square foot in sign area.
3. Will there be any employees of the business? If so note the number of potential
employees.
Variance/Waivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. If there are overhead electrical
lines in the area of construction then use caution and contact Entergy if there are any
doubts.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Fire hydrants per code. Maintain access. Exit sign lights. Contact
the Little Rock Fire Department for additional information.
Item # 9.
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NAME: Borne Short -form PD-R
LOCATION: located at 4422 "1" Street
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice farm with affidavit executed
and proof of mailing. The notice must be mailed no later than June 11, 2014. The
Office of Planning and Development must receive the proof of notice no later than
June 20, 2014. COMPLETED
2. Will there be signage identifying the business? Typically ground signage is allowed
in residential zones at a maximum of six fleet in height and one square foot in sign
area and/or a building mounted sign not to exceed one square foot in sign area.
A SMALL SIGN MOUNTED ON THE BUILDING MAY BE INCLUDED; IT WILL NOT
EXECEED THE AREA REQUIREMENTS
3. Will there be any employees of the business? If so note the number of potential
employees. MAX OF TWO EMPLOYEES; ONCE CURRENTLY
NOTE: APLICANT AGREES THAT REQUESTED PD-R WILL REVERT TO R-2
ZONING UPON CHANGE IN OWNERSHIP
Variance/Waivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. If there are overhead electrical
lines in the area of construction then use caution and contact Entergy if there are any
doubts.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 9.
Central Arkansas Water: No objection.
Fire Department: Fire hydrants per code. Maintain access. Exit sign lights. Contact
the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Proposed site is 1/10 mile from Route #1 bus stop at Kavanaugh and
Beechwood or Kavanaugh and Walnut.
Parks and Recreation: No comment received.
Building Code: Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building Codes Division
before occupancy takes place. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey(�_Dlittlerock.orq or Mark Alderfer at 501.371.4875; malderl:er Iittlerock. or .
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 allow
a home -occupation in an accessory structure on the site. The application is within the
Hillcrest Design Overlay District.
Master Street Plan: `I' and Ash Streets are shown as a Local Streets 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. 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 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, June 11, 2014.
Item # 9.
FILE NO_: Z
NAME: Borne Short -form PD-R
LOCATION: Located at 4422 "1" Street
DEVELOPER:
Robin Borne Architects PA
4422 "1" Street
Little Rock, AR 72205
R l 1 R\/FYO R
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72085
AREA: 0.18 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
FT. NEW STREET: 0 LF
Add home occupation within a separate structure on the site
— Hillcrest Design Overlay District
VARIANCEIWAIVERS: None requested.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The request is a rezoning from R-2, Single-family to PD-R to allow the use of an
existing detached garage as an office for the homeowner. The upper level of the
existing garage will be converted to serve as the homeowner's architectural
office. The lower level will be used as storage for the homeowner. Renovations
include removal of the existing wood siding and replacement with new fiber
cement board siding to closely match the existing siding. One of the windows on
the east and west elevations will be removed and the window on the northern
elevation will be enlarged. The door on the west side will be relocated. The
interior will be finished space to include the office, a restroom, new electrical,
FILE NO.: Z-8949 (Cont.
plumbing and HVAC. The proposal includes the addition of a 12-foot by 16-foot
screened porch on the west side of the building and the reconstruction of an
existing wood deck and the addition of new wood stairs and landing on the
northeast entrance to the residence.
B. EXISTING CONDITIONS:
This area of Hillcrest contains a mixture of residential uses including
single-family, single-family with garage apartments, duplex units and multi -unit
buildings. There are three (3) new homes located along this properties eastern
boundary. `I' Street is a narrow unimproved street. Ash Street is a narrow street
and dead ends at the park four (4) houses to the north of this property. There
are commercial uses located one (1) block south located along Kavanaugh
Boulevard.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. If there are overhead
electrical lines in the area of construction then use caution and contact Entergy if
there are any doubts.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Fire hydrants per code. Maintain access. Exit sign lights.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Proposed site is 1/10 mile from Route #1 bus stop at Kavanaugh and
Beechwood or Kavanaugh and Walnut.
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FILE NO.: Z-8949 (Cont.
Parks and Recreation: No comment received.
F
G
H
ISSUES/TECHNICAL/DESIGN:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey(cD-Iittlerock.org or Mark Alderfer at
501.371.4875; malderfer _littlerock.org.
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 allow a home -occupation
in an accessory structure on the site. The application is within the Hillcrest
Design Overlay District.
Master Street Plan: `I' and Ash Streets are shown as a Local Streets 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. 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 shown in the immediate vicinity.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(June 4, 2014)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the June 4, 2014, Subdivision Committee meeting. The
request is a rezoning from R-2, Single-family to PD-R to allow the use of an
existing detached garage as an office for the homeowner. The upper level of the
3
FILE NO.: Z-8949 (Cont.
existing garage will be converted to serve as the homeowner's architectural
office. The lower level will be used as storage for the homeowner. Minor
modifications will be completed to the garage to allow the garage to serve as the
office use. Those renovations include removal of the existing wood siding and
replacement with new fiber cement board siding, windows on the east and west
elevations will be removed and the window on the northern elevation will be
enlarged and the door on the west side will be relocated. The interior
modifications will include finished space for the office, including a restroom, new
electrical, plumbing and HVAC. A future phase of the renovations include the
addition of a 12-foot by 16-foot screened porch on the west side of the building,
the reconstruction of an existing wood deck and the addition of new wood stairs
and landing on the northeast entrance to the residence.
The applicant is proposing signage as allowed in single-family zones. The
ordinance typically allows the placement of ground signage in residential zones
at a maximum of six (6) feet in height and one (1) square foot in sign area and/or
a building mounted sign not to exceed one (1) square foot in sign area.
The applicant has stated there will not be any full time employees of the
business. He has stated on occasion there may be an intern staff person.
The property is located within the Hillcrest Design Overlay District. The Hillcrest
Design Overlay District has specific development criteria related to setbacks, lot
coverage, floor area ratio and maximum building height. The ordinance states
property, if for any reason, that cannot be developed without violating the
standards of the DOD shall be reviewed through the planned 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.
Section 36-253(b.6.a) defines the parameters in which a home occupation is
permitted. The ordinance states home occupations shall be permitted that will
not involve accessory buildings. The applicant is proposing to not place the
home occupation within the primary structure on the site, thus the need for the
PD-R zoning request.
Staff is supportive of the request. Staff does not feel the rezoning to PD-R to
allow the use of an existing detached garage as an architectural office for this
homeowner will 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.
Staff recommends the approval for the architectural office be limited to the
current property owner and his occupancy of the primary residence and the use
as an architectural office not be transferable to a future property owner.
E
FILE NO.: Z-8949 Cont.
PLANNING COMMISSION ACTION: (JUNE 26, 2014)
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. Staff presented a recommendation that the approval for the
architectural office be limited to the current property owner and his occupancy of the
primary residence and the use as an architectural office not be allowed as a
transferable use to a future property owner.
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 10 ayes,
0 noes and 1 absent.
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