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HomeMy WebLinkAboutZ-4587-D Staff AnalysisLE NO.: Z -4587-D NAME: Hunters Green Estates Lot 12 Revised Short -form PD -R LOCATION: 51 Hunters Green Circle DEVELOPER: Frank Withrow 26 Scenic Point Little Rock, AR 72207 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.25 + acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 -m FT. NEW STREET: 0 LF Zero lot line single-family subdivision Revised PD -R Add sunroom to the rear of the existing structure VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 18, 1995, the Board of Directors adopted Ordinance #16,872 establishing Hunters Green PD -R. The approved development included 50 single-family lots and a 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. FILE NO.: Z -4587-D (Cont. A. PROPOSAL/REQUEST: The owner/applicant is proposing to revise the previously approved PD -R to allow for the construction of a sunroom within the previously proposed building setback. The previous approval allowed for the construction of screened porches and patios within the building setback but did not allow for the construction of an enclosed structure. The sunroom is proposed as 12 -feet by 17 -feet in size and will be located within the previously identified patio area. 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 2,500 square feet and roughly 5,700 square foot lots. Hunters Green is fully enclosed by a brick wall ranging from six to nine feet. There are single-family homes located to the west of the site. The wall placement screens the view of the homes located to the north on Coleen Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area property owners. Most have indicated they do not have a concern with the addition of the sunroom as proposed. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hunters Green Property Owners 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 property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 0 FILE NO.: Z -4587-D (Cont. F. ISS U ESITECH NI CAL/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 to a previously approved Planned Residential Development to allow the placement of a 12' x 17' sunroom on the rear of the home. The request does not require a change to the Land Use Plan. Master Street Plan: Hunters Green Circle is shown on the Plan as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: There are no bike routes in the immediate vicinity. Neiahborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan, but the plan does not address this issue. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request in need of addressing. There was no further discussion of the item. 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 adjust the building envelope to include a proposed sunroom addition. The site contains an existing single-family home and the applicant desires to construct a sunroom within the rear yard area previously identified as the porch area. The previous approval allowed for the encroachment with screened porches only. To Staff's 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 an expansion of the building envelope to allow a sunroom to be constructed on the rear of the home. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 3 FILE NO.: Z -4587-D (Cont. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There were registered objectors present. Staff stated the applicant was requesting a deferral of the item to allow time for the property owner to meet with the opposition. Staff stated the request would require a waiver of the Commission's By-laws with regard to the late deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver as indicated by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to defer the item to the August 7, 2008, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has met with the property owners indicating opposition to the proposed addition. The opposition has not provided staff with any change in their position. The neighborhood has provided a petition of support of the request. There are no changes proposed to the development from the previous staff write-up. Staff continues to recommend approval of the addition of the sunroom to the rear of this existing home. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There was a registered objector present. Staff presented the item with a recommendation of approval. Mr. Larry Townley stated he lived in adjacent Countrywood and did not have an issue with Mr. Withrow adding a sunroom to his home but he did have concerns with the Commission setting a precedent to allow the addition to homes located along the eastern perimeter of Hunters Green. He stated with additions into the setback this would affect his home and the views from his home. He stated presently there was a 13.5 foot wall any additions to the rear of these homes would increase the blank walls along the eastern perimeter. The Commission questioned the homes on Coleen Drive and the elevation of the homes to the property. Mr. Townley stated he was not sure. He had driven on Coleen but could not see in the back yards without going onto property owned by others. Mr. Whitrow stated the homes on Coleen Drive were lower than the homes in Hunters Green. He stated there was a six to nine foot wall along the rear of his home separating the two subdivisions. Staff stated the Commission's By-laws did not allow precedent to be set by an action. Staff stated no action of the Commission shall be deemed to set a precedent. Staff stated each item docketed shall be decided upon its merit and circumstance attendant thereto. 0 FILE NO.: Z -4587-D Commissioner Rector stated the Commission and staff were put on alert of the concerns with additions to the rear of homes located along the eastern perimeter. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 August 7, 2008 ITEM NO.: C NAME: Hunters Green Estates Lot 12 Revised Short -form PD -R LOCATION: 51 Hunters Green Circle DEVELOPER: Frank Withrow 26 Scenic Point Little Rock, AR 72207 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.25 + acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 i- m FILE NO.: Z -4587-D FT. NEW STREET: 0 LF Zero lot line single-family subdivision Revised PD -R Add sunroom to the rear of the existing structure VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On April 18, 1995, the Board of Directors adopted Ordinance #16,872 establishing Hunters Green PD -R. The approved development included 50 single-family lots and a 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. August 7, 2008 SUBDIVISION ITEM NO.: C (Cont. A. PROPOSAL/REQUEST: FILE NO.: Z -4587-D The owner/applicant is proposing to revise the previously approved PD -R to allow for the construction of a sunroom within the previously proposed building setback. The previous approval allowed for the construction of screened porches and patios within the building setback but did not allow for the construction of an enclosed structure. The sunroom is proposed as 12 -feet by 17 -feet in size and will be located within the previously identified patio area. 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 2,500 square feet and roughly 5,700 square foot lots. Hunters Green is fully enclosed by a brick wall ranging from six to nine feet. There are single-family homes located to the west of the site. The wall placement screens the view of the homes located to the north on Coleen Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area property owners. Most have indicated they do not have a concern with the addition of the sunroom as proposed. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hunters Green Property Owners 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 property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment 2 August 7, 2008 SUBDIVISION ITEM NO.: C (Cont. County Planning: No comment. FILE NO.: Z -4587-D CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: G. 1001 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 to a previously approved Planned Residential Development to allow the placement of a 12'x 17' sunroom on the rear of the home. The request does not require a change to the Land Use Plan. Master Street Plan: Hunters Green Circle is shown on the Plan as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan, but the plan does not address this issue. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request in need of addressing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The request is to allow for a revision to a previously approved Planned Residential Development to adjust the building envelope to include a proposed sunroom addition. The site contains an existing single-family home and the applicant desires to construct a sunroom within the rear yard area previously identified as the porch area. The previous approval allowed for the encroachment with screened porches only. 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 an expansion of the building envelope to allow a sunroom to be constructed on the rear of the home. 3 August 7, 2008 SUBDIVISION ITEM NO.: C (Cont. STAFF RECOMMENDATIONS: FILE NO.: Z -4587-D Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There were registered objectors present. Staff stated the applicant was requesting a deferral of the item to allow time for the property owner to meet with the opposition. Staff stated the request would require a waiver of the Commission's By-laws with regard to the late deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver as indicated by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to defer the item to the August 7, 2008, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has met with the property owners indicating opposition to the proposed addition. The opposition has not provided staff with any change in their position. The neighborhood has provided a petition of support of the request. There are no changes proposed to the development from the previous staff write-up. Staff continues to recommend approval of the addition of the sunroom to the rear of this existing home. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There was a registered objector present. Staff presented the item with a recommendation of approval. Mr. Larry Townley stated he lived in adjacent Countrywood and did not have an issue with Mr. Withrow adding a sunroom to his home but he did have concerns with the Commission setting a precedent to allow the addition to homes located along the eastern perimeter of Hunters Green. He stated with additions into the setback this would affect his home and the views from his home. He stated presently there was a 13.5 foot wall any additions to the rear of these homes would increase the blank walls along the eastern perimeter. The Commission questioned the homes on Coleen Drive and the elevation of the homes to the property. Mr. Townley stated he was not sure. He had driven on Coleen 10 August 7, 2008 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -4587-D but could not see in the back yards without going onto property owned by others. Mr. Whitrow stated the homes on Coleen Drive were lower than the homes in Hunters Green. He stated there was a six to nine foot wall along the rear of his home separating the two subdivisions. Staff stated the Commission's By-laws did not allow precedent to be set by an action. Staff stated no action of the Commission shall be deemed to set a precedent. Staff stated each item docketed shall be decided upon its merit and circumstance attendant thereto. Commissioner Rector stated the Commission and staff were put on alert of the concerns with additions to the rear of homes located along the eastern perimeter. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 3. Z -4587-D NAME: Hunters Green Estates Lot 12 Revised Short -form PD -R LOCATION: 51 Hunters Green Circle Planning Staff Comments: 1. Notification has been completed. Variance/Waivers: None requested. Public Works Conditions - No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 to a previously approved Planned Residential Development to allow the placement of a 12' x 17' sunroom on the rear of the home. The request does not require a change to the Land Use Plan. Master Street Plan: Hunters Green Circle is shown on the Plan as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: There are no bike routes in the immediate vicinity. Item # 3. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan, but the plan does not address this issue. 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 4, 2008. Item # 3.