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HomeMy WebLinkAbout19782ORDINANCE NO. 199782 AN ORDINANCE ESTABLISHING THE HILLCREST DESIGN OVERLAY DISTRICT PURSUANT TO THE DESIGN OVERLAY AUTHORITY OF CHAPTER 36 OF THE CODE OF ORDINANCES OF THE CITY OF LITTLE ROCK, ARKANSAS AND FOR OTHER MATTERS. WHEREAS, Hillcrest residents concerned about the future development pattern of their neighborhood worked together to develop proposals during 2005 and 2006, and; WHEREAS, the Hillcrest Residents Association did participate in the development of the draft Design Overlay District (DOD) and recommends its approval, and; WHEREAS, the Hillcrest area is a National Register Historic District with main architectural styles and is an active neighborhood of the City of Little Rock, and; WHEREAS, the City of Little Rock does wish to protect and support the continued vitality of this `urban - pedestrian friendly' neighborhood, and; WHEREAS, the Little Rock Planning Commission did review the draft DOD and recommended approval at a public hearing to which Hillcrest property owners were invited. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Little Rock, Arkansas Rev. Code Chapter 36, Article V, Division V is hereby amended to add Section 36- 434.10 through 36- 434.16 inclusive, known as "Division 13, Hillcrest Design Overlay District" as follows: DIVISION 12. HILLCREST DESIGN OVERLAY DISTRICT Sec. 36- 434.10 PURPOSE AND INTENT: The purpose of a Hillcrest Design Overlay District (District) is to help maintain the built environment in a neighborhood that is rich in history and architectural character and consists of both a vital residential area and a thriving commercial sector. In order to preserve and enhance those qualities, compatible design and scale of buildings, parking areas, signage, landscaping, streetscapes, and street furnishings are required such that the friendly, pedestrian- oriented, "small- town" nature of the neighborhood is continued. Through additional guidelines for buildings the District intends to prevent incompatible and poorly planned projects from having a negative impact on Hillcrest's unique character and its living and working environment. Such incompatible construction has the potential to destroy the very attributes that have attracted people to the neighborhood since its beginning as Little Rock's first "suburb" in the 1890s, and more recently during its resurgence since the 1960s. Sec. 36- 434.11 DEFINITIONS: A. Floor Area Ratio (FAR): 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. B. Grade plane: A reference plane representing the average of finished ground -level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than six (6) feet from the building, between the building and a point six (6) feet from the building. A minimum of four (4) points, each from a different side of the building, shall be used in this calculation. Sec. 36- 434.12 APPLICATION OF THE REGULATIONS: A. The regulations of this District shall be in addition to and shall overlay all other zoning districts and other ordinance requirements regulating the development of land so that any parcel of land lying in the overlay District shall also lie within one of more of the other underlying zoning districts. Therefore, all property within this overlay District shall have requirements of both the underlying and overlay zoning districts, in addition to any other provisions regulating the development of land. In case of conflicting standards between this article and other City ordinances, the overlay requirements shall control. B. These regulations shall apply to new development and redevelopment exceeding fifty percent of the structure's current replacement value or expansion of existing development. These regulations shall be implemented when a permit is requested for exterior improvements on buildings or in the public right -of -way. Routine repairs, maintenance, and interior alterations shall not require compliance with this section. C. Uses, structures, or lots that existed on the effective date of this ordinance, which do not conform to the standards and guidelines established in this ordinance, shall be treated as nonconforming according to the provisions of Article III of this chapter. Nonconforming status shall not apply to construction of improvements in the public right -of -way required by the City, redevelopment, or expansion of the existing development. D. The following guidelines shall apply to both residential and non - residential types of structures. In the case of multi -use structures, the applicant shall apply under one classification based on the underlying zoning classification, which shall be approved or denied by the Zoning Staff before the permit can be granted. Sec. 36- 434.13 OVERLAY BOUNDARIES: The District shall include all parcels within the area bounded as follows, less that area within the Midtown DOD (Chapter 36 Article V, Division 10): Starting at the southwest corner of the Arkansas School for the Blind (with Markham), thence west along Markham to University Avenue, thence north along University Avenue to `14' Street, thence east along `H' Street to Fillmore, thence north along Fillmore Street to `L' Street, thence east along `L' Street to Kavanaugh Boulevard, thence south along F) Kavanaugh Boulevard to North Lookout Street, thence east along North Lookout (southern boundary of Allsop Park (north)), thence east and south along the north and west boundary of Doyle Place Addition to Allsop Park (south), thence south and west along said boundary to Cedar Hill Road, thence southwest along Cedar Hill Road to a point approximately 250 feet west of Cedar Hill Circle, thence south approximately 200 feet, thence north east parallel to Oakwood Road approximately 700 feet, thence south to a point 200 feet north of `I' Street, thence east parallel to `1' Street and Edgerstoune Lane approximately 1600 feet, thence south approximately 200 feet to Ozark Point Water Treatment Plant, thence east, south and west along the boundary of the Ozark Point Water Treatment Plant to Arkansas School for the Blind, thence south along the western boundary of the Arkansas School for the Blind to Markham the point of beginning. Sec. 36- 434.14 RESIDENTIAL DEVELOPMENT: The residential regulations shall apply to any residential zoned land within the district boundaries. Although the overlay district does not regulate the style and character of Hillcrest housing, new construction and additions should be respectful of the prevailing styles of the neighborhood. The compatible design of housing contributes to the richness of the history and architectural character of Hillcrest. Attached, unfinished spaces, such as storage areas and above - ground basements, shall be included as part of the permitted floor area at 50% of the measured area. Crawlspaces or similar spaces that must be accessed from outside the main structure are excluded from the permitted floor area. A. Scale Floor-to-Area ratio (FAR) = floor area of principal building /gross size of lot Structures with more than one floor shall not have first -floor areas greater than a 0.37 FAR. Lot sizes of less than 8,000 square feet: • For residential structures with one (1) floor, the FAR shall be 0.37; • For residential structures with two (2) floors, the FAR shall be 0.50; • For residential structures with two and half (2.5) floors, i.e. built -out attics, the FAR shall be .55. Lot sizes of 8,000 square feet or more: • For residential structures with one (l) floor, the FAR shall be 0.37; • For residential structures with more than one (1) floor, the FAR shall be 0.50. The purchase of an adjoining lot shall not allow a proportionate increase in the size of the building in all cases. For the purposes of computing the FAR, lot sizes of more than 10,000 square feet shall use a maximum lot size in the calculations of 10,000 square feet. Any lot of record or any combination of lots creating a zoning lot of record exceeding 10,000 square feet in existence at the time of the adoption of this section shall have an FAR as described for lots exceeding 8,000 square feet. 3 B. Mass Maximum lot coverage for all structures under roof shall not exceed 50 %. For lots of 4,500 SF or less, maximum lot coverage for all structures under roof shall not exceed 60 %. C. Setbacks All setbacks shall be as required for the zoning district, except as follows: Front -yard setbacks (front and side -yard setbacks for corner lots) for the principal structure shall be aligned with the current setbacks of the adjoining residential structures within 10% variation, but no structure may be within the setback. Rear -lot setbacks: Accessory building coverage within the 25 -foot setback from the rear property line shall be no more than 40% of the area in that section. D. Building Height and Ridge -Line Elevations Maximum building height shall be 39 feet or two and a half stories, measured from the "grade plane" to the ridge -line of the highest roof surface. In addition, new buildings and additions shall be constructed to an elevation that is within one story of the adjacent residential structures. Sec. 36- 434.15 NON - RESIDENTIAL /COMMERCIAL DEVELOPMENT: A. Building Form The non - residential regulations shall apply to any office and commercial zoned land within the District. New and renovated buildings (more than 50% - exterior surface area altered) shall be compatible with existing scale, setbacks, and mass of the buildings in the immediate area (e.g., along Kavanaugh Boulevard most buildings have minimum setbacks from the street, whereas along Beechwood the former residences have set -backs with yards). 1. Facades: Ground -level fagades shall reflect the same building materials as existing commercial buildings in the one -block area adjacent to and across from the location. Facade materials may be any standard material, except corrugated or ribbed materials. 2. Setbacks: Set -backs from street and alley shall meet current code requirements, except set -backs may align with surrounding structures. Front -yard setbacks on Kavanaugh Boulevard between Rose Street and L Street shall not exceed 10 feet. A minimum of 50 percent of the front fagade must be constructed along this line. 3. Height: Maximum building height shall be 39 feet or three stories, measured from the "grade plane" to the ridge -line of the highest roof surface. 4. Building form: (a) Wall projections or recesses a minimum of three (3) feet depth and a minimum of twenty (20) contiguous feet not to extend over twenty (20) percent of the fagade shall be required. Arcades, display windows, entry areas or awnings shall exist along at least sixty (60) percent of the fagade. 11 (b) Buildings shall maintain a distinction between upper and lower levels; any elevation greater than eighteen feet in height shall contain an architectural treatment, which visually divides the structure into `stories'. (c) New construction wider than the 100 linear feet shall be massed so as to visually break the structure at intervals not less than 100 feet. (d) Roof lines shall be varied with a change in height every one hundred (100) linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs shall be used to conceal flat roofs and roof top equipment. 5. Exterior building facade: Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. B. Parking 1. Standard Parking Requirements: Parking requirements within the District shall be 50% of that required by Article VIII of this chapter. The maximum parking allowed for this district shall be the minimum standard established in Article VIII of the chapter. 2. Off -Site Parking: Where on- street parking is allowed it shall be credited toward the parking requirements at a rate of one space per ten (10) linear feet of street frontage. Parking spaces within a common parking facility may be counted toward the parking requirements of any development. The total number of parking spaces within the common parking facility shall not be less than the sum of requirements for the various individual uses utilizing the facility. 3. Parking Facilities: Surface parking shall be limited to the side and rear of structures. No parking shall be allowed in the "front- yard" setback. Surface parking is to be located behind or adjacent to a structure, never between the building and any abutting street. Any parking structure shall be required to have active uses on the ground -level other than parking (such as quiet office, or neighborhood retail uses). C. Utilities and Services All new developments are required to place utilities and cabled services in subterranean locations from the pole to the structure. D. Signage Permitted signs shall be as in section 36 -553, signs permitted in institutional and office zones, of this chapter. On the street level, the maximum area of signage may be doubled if at least 50% of the street -level office and retail space has direct access to the street. The highest point on any commercial sign attached to the building shall not exceed the corresponding building's height. • Free - standing commercial signs may not exceed 18 feet in height. • Neon -lit signs greater than 30 square -foot are prohibited. • Off - premises signs are prohibited. E E. Lighting 1. The purpose of this section is to regulate the intensity of exterior lighting. The intent is to prevent light from commercial developments from excessively illuminating the property in question, other properties, or the night sky. 2. Only light fixtures that are categorized as full cut -off (FCO) fixtures shall be permitted. The use of fully shielded (FCO) floodlights are permitted but not encouraged. 3. The following are specific standards for lighting intensity based upon the activities performed involved. Values are presented in allowable foot - candles (fc) maintained (measured horizontally) at grade and are to be averaged throughout the site to avoid hot spots, i.e. areas of extreme light intensity relative to the remainder of the site: Land Use Minimum Maximum Pedestrian areas / ...::..:...:. ...... 0.2 fc ... ....... .. _ ........:...... 1.0 fc sidewalks M ..... .. ......... ._ _...m_ .. __......... Building entries _........ 1.0 fc 10.0 fc Street lighting g g 0.2 fc.. ,, _ . � _ �. � .1.O...fc _ ............ . Parking areas 2.0 fc 4.0 fc Playgrounds 5.0 fc „ ......., ......._ Sports grounds , .......... .............. .. .. ....... . ....... . ................... _ ss 20.0 fc Site perimeter _.__..... ............. 0.5 fc 4. Gas station canopies shall be illuminated at a maximum luminance of 30 fc and individual fixtures shall be flush mounted or have the canopy edge below the lowest light- emitting point on the fixtures 5. Up- lighting may be used to illuminate a building, landscaping element or architectural feature, provided the lighting design has a maximum luminance of 12 fc, measured in a vertical plane. Down lighting is preferred. 6. A lighting plan shall be submitted for staff review and approval prior to issuance of building permits. The plan shall contain the following information: (a) An area lighting plan, drawn to scale, indicating all structures, parking lots, building entrances, vehicular and pedestrian traffic areas, vegetation that may interfere with lighting, and adjacent land uses that may be adversely impacted by the lighting. The plan shall contain a layout of all proposed fixtures by location, orientation, aiming direction, mounting height and type. (b) The submission shall include, in addition to proposed area lighting, all other exterior lighting, e.g., architectural, building entrance, landscape, flagpole, sign, etc. 2 (c) A 10'x 10' luminance grid (point -by- point) of maintained foot - candles overlaid on the site plan plotted out to 0.0 foot- candles, which demonstrates compliance with light intensity standards. See. 36- 434.16 EXCEPTIONS: Property, if for any reason, that cannot be developed without violating the standards of this article shall be reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. SECTION 2. Nothing in this ordinance shall affect any Planned Zoning District in affect prior to the date of the approval of this ordinance. SECTION 3. Severability. This ordinance and its various parts are hereby declared to be severable. If any section, clause, provision, or portion of this ordinance is declared invalid or unconstitutional by a court of competent jurisdiction, such decision shall not affect the validity of this ordinance as a whole. All parts not declared invalid or unconstitutional shall remain in full force and effect. SECTION 4. Repealer. All laws ordinances, resolutions, or parts of the same, that are inconsistent with the provisions of this Ordinance, are hereby repealed to the extent of such inconsistency. All other provisions of Chapter 36 of the Code of Ordinances not in conflict therewith shall remain in full force and effect. PASSED: July 17, 2007 ATTEST: 61ty lerk APPROVED AS TO FORM: City Attorney APPROVED: Mayor V ST p J v- O �' HAWTH,� w m,. SHERRI(L �? -,o N �z �, _ RD w y, F. o m N L BL o' O' ;w ;. m COUNTRY VD _._ COUNTRY CLUB BLVD m m 8 z O, - jLEG COUNTRY CLUB BLVD a, wj IVI �I SOR z zj STONEWALL RD KAVANAUGH BLVD I p , N. .B. .. CLU� RD. -. O iR$T w m; c_ ,. Z I�. N._ R67 m R ST F- rm O q Lu: t Z U � Z m O z Z! Y O m � O LL' O 9O� y�P� O w O a - A w cz J ¢ a Z p Y � ?, ., < LILAC 1�E PVERO D JEF f 4 SG► z z. w Z PST'z! z. Z' � H m QR ,. 0 ST ' z :PST w . r Z �I MISTEAD RD. EDGEHILL RD ' �n p > ¢ m 0 ' LENON DR CST �, CENTER _ a ; z y A O ,. 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