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HomeMy WebLinkAboutZ-4587-C Staff AnalysisFILE NO.: Z -4587-C NAME: Hunters Green Estates Revised PD -R LOCATION: #91 Hunters Green Circle DEVELOPER: Diane Hughes #91 Hunters Green Circle Little Rock, AR 72211 Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72006 AREA: 0.129 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PD -R ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R FT. NEW STREET: 0 PROPOSED USE: Single-family residential - rear platted building line adjustment. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On April 18, 1995, the Board of Directors passed Ordinance No. 16,872 establishing Hunters Green PD -R. The approved development included 50 single-family lots and a FILE NO.: Z -4587-C (Cont. large common area. Also included in the development was a six foot high brick fence, built around the perimeter of the property. On June 2, 1998 the Board of Directors approved Ordinance No. 17,736 to allow the revision of the PD -R for the six-foot brick wall behind Lots 9, 10 and 11 (located in the northeast portion of the development) to be increased to nine feet. 0 A 7 PROPOSAUREQUEST: The applicant is proposing the placement of a 216 square foot sunroom on the rear of the existing structure, which will extend beyond the rear platted building line. The applicant is requesting the rear platted building line be revised to allow the construction of the sunroom. A patio was constructed on the home in 1998, which also extends into the platted building line but only a portion of the patio area projects into the side yard more than 30 -inches because of the slope of the lot. The request is to also correct this intrusion across the platted building line. The applicant is proposing to replat the lot upon approval to adjust the rear building line to recognize existing conditions as well as to allow the addition. EXISTING CONDITIONS: The site contains an existing single-family structure accessed by Hunters Green Circle. The area has developed with single-family homes of approximately 2500 square feet on roughly 5700 square foot lots. The development is surrounded by a six foot wall. The wall is not located on the property line and with the angle of the wall, it bisects the applicant's rear yard leaving only a portion of the applicant's rear yard as useable. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls and letters in support of the request from area residents. Staff has also received one phone call with a concern of privacy should the sunroom have windows on the north side. The Hunters Green Property Owners Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No comment. FILE NO.: Z -4587-C Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: No comment. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to add a sunroom to a house. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in an area covered by the Rock Creek Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relevant to this case. Landscape: No comment. Buildin Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) The applicant was not present. Staff indicated to the Committee members there were no outstanding issues associated with the proposed request. Staff noted the request was to revise a previously approved Planned Residential Development to allow a reduced rear platted building line. Staff stated the applicant was proposing an addition to the existing single-family home, which would encroach across the rear platted building line and since the development was approved as a planned development, the remedy was to revised the PRD to allow the construction. 3 FILE NO.: Z -4587-C (Cont. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The request is to allow for a revision to a previously approved Planned Residential Development to reduce the rear platted building line around a proposed addition. The site contains an existing single-family home and the applicant desires to construct a 216 square foot sunroom on the rear of the structure. Staff feels the revision is appropriate and should have no adverse impact on the surrounding neighborhood if constructed. There has been concern of privacy from one resident of the subdivision. The subdivision was developed with one of the side yards being the property line. The caller expressed concern with the addition of the sunroom and windows being placed along the northern side this would intrude into the adjoining property owner's rear yard private area. Staff does not feel this is the case. The sunroom addition does not extend into the rear yard setback any further than the existing patio area. There is a Bill of Assurance in place for the subdivision. There is no indication the proposed request would violate the Bill of Assurance. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to amend the existing PD -R to allow a reduced platted building line. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JULY 24, 2003) Ms. Dianne Hughes was present representing the application. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff stated they were supportive of the request to amend the existing PD -R to allow a reduced rear platted building line around the sunroom addition. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 4 July 24, 2003 NO.: 1 NAME: Hunters Green Estates Revised PD -R LOCATION: #91 Hunters Green Circle DEVELOPER: Diane Hughes #91 Hunters Green Circle Little Rock, AR 72211 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72006 AREA: 0.129 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PD -R ALLOWED USES: Single-family residential PROPOSED ZONING: PD' --R FILE NO.: Z -4587-C FT. NEW STREET: 0 ROPOSED USE: Single-family residential - rear platted building line adjustment. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On April 18, 1995, the Board of Directors passed Ordinance No. 16,872 establishing Hunters Green PD -R. The approved development included 50 single-family lots and a July 24, 2003 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.� Z -4587-C large common area. Also included in the development was a six foot high brick fence, built around the perimeter of the property. On June 2, 1998 the Board of Directors approved Ordinance No. 17,736 to allow the revision of the PD -R for the six-foot brick wall behind Lots 9, 10 and 11 (located in the northeast portion of the development) to be increased to nine feet. A. PROPOSAUREQUEST; The applicant is proposing the placement of a 216 square foot sunroom on the rear of the existing structure, which will extend beyond the rear platted building line. The applicant is requesting the rear platted building line be revised to allow the construction of the sunroom. A patio was constructed on the home in 1998, which also extends into the platted building line but only a portion of the patio area projects into the side yard more than 30 -inches because of the slope of the lot. The request is to also correct this intrusion across the platted building line. The applicant is proposing to replat the lot upon approval to adjust the rear building line to recognize existing conditions as well as to allow the addition. B. EXISTING CONDITIONS: The site contains an existing single-family structure accessed by Hunters Green Circle. The area has developed with single-family homes of approximately 2500 square feet on roughly 5700 square foot lots. The development is surrounded by a six foot wall. The wall is not located on the property line and with the angle of the wall, it bisects the applicant's rear yard leaving only a portion of the applicant's rear yard as useable. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls and letters in support of the request from area residents. Staff has also received one phone call with a concern of privacy should the sunroom have windows on the north side. The Hunters Green Property Owners Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No comment. 2 July 24, 2003 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: Z -4587-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No comment. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to add a sunroom to a house. The request does not require a change to the Land Use Plan. Cily Recognized Neighborhood Action Plan: The applicant's property lies in an area covered by the Rock Creek Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relevant to this case. Landscape: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) The applicant was not present. Staff indicated to the Committee members there were no outstanding issues associated with the proposed request. Staff noted the request was to revise a previously approved Planned Residential Development to allow a reduced rear platted building line. Staff stated the applicant was proposing an addition to the existing single-family home, which would encroach across the rear platted building line and since the development K July 24, 2003 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: Z -4587-C was approved as a planned development, the remedy was to revised the PRD to allow the construction. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The request is to allow for a revision to a previously approved Planned Residential Development to reduce the rear platted building line around a proposed addition. The site contains an existing single-family home and the applicant desires to construct a 216 square foot sunroom on the rear of the structure. Staff feels the revision is appropriate and should have no adverse impact on the surrounding neighborhood if constructed. There has been concern of privacy from one resident of the subdivision. The subdivision was developed with one of the side yards being the property line. The caller expressed concern with the addition of the sunroom and windows being placed along the northern side this would intrude into the adjoining property owner's rear yard private area. Staff does not feel this is the case. The sunroom addition does not extend into the rear yard setback any further than the existing patio area. There is a Bill of Assurance in place for the subdivision. There is no indication the proposed request would violate the Bill of Assurance. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to amend the existing PD -R to allow a reduced platted building line. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JULY 24, 2003) Ms. Dianne Hughes was present representing the application. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff stated they were supportive of the request to amend the existing PD -R to allow a reduced rear platted building line around the sunroom addition. 51 July 24, 2003 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.� Z-4587 Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 ITEM NO.: 1 NAME: Hunters Green Estates Revised PRD LOCATION: #91 Hunters Green Circle Planninq Staff Comments: No comment. Variance/Waivers: 1. None requested. Public Works: 1. No comments. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: FILE NO.: 2-4587-C Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department 918-3752 for additional details. Count P.y lanniR : No comment received. CATA: No comment received. Planning Division: No comment. City Recognized Neighborhood Action Plan: No comment. Landscape: No comment. Revisedlatl liar}: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003.