HomeMy WebLinkAboutZ-6026-A Staff AnalysisMarch 15, 2012
ITEM NO.: 5 FILE NO.: Z -6026-A
NAME: Copas Accessory Dwelling — Conditional Use Permit
LOCATION: 15 Hickory Hills Circle
OWNER/APPLICANT: John Copas
PROPOSAL: A conditional use permit is requested to allow for the
construction of a guest house (accessory dwelling) on
this R-2 zoned lot.
1. SITE LOCATION:
The property is located on Hickory Hills Circle, off of Pebble Beach Drive,
west of Hinson Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This gated residential neighborhood contains large, single-family
residences on larger lots. The bill of assurance for the neighborhood
allows guest houses. The POA has approved the proposal. The
proposed use appears to be compatible with the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site. There is no neighborhood association in the
area. The subdivisions POA has reviewed and approved the proposal.
3. ON SITE DRIVES AND PARKING:
The principal dwelling and accessory dwelling are each required one
on-site parking space. The site has a single driveway and a large pad,
which will accommodate several vehicles. The proposed accessory
structure will have a two -car garage.
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS COMMENTS:
1. Prior to construction of retaining walls, an engineer's certification of
design and plans must be submitted to Public Works for approval.
After construction, an as -built certification is required for construction of
the retaining wall.
March 15, 2012
ITEM NO.: 5 Cont. FILE NO.: Z -6026-A
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No Objections — All Central Arkansas Water requirements in effect
at the time of request for water service must be met.
Contact Central Arkansas Water if larger and/or additional water meter(s)
are required.
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.
Fire Department: Approved as submitted. Maintain access.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 22, 2012)
The applicant, John Copas, was present. Staff presented the item and noted
there were no outstanding issues. Staff noted separate utilities were requested,
if it was later determined that they would be needed. In response to a question,
Mr. Copas stated the POA president had approved the plans. Mr. Copas stated
he had a meeting scheduled with the POA on February 27, 2012.
Public Works Comments were discussed. Mr. Copas stated he had an
engineer's certification of the design for the retaining wall. Staff discussed the
review and certification procedure, both prior to and after construction of the wall.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
KJ
March 15, 2012
ITEM NO.: 5 Cont. FILE NO.: Z -6026-A
STAFF ANALYSIS:
The large, R-2 zoned lot located at 15 Hickory Hills Circle contains a two-story,
brick, single family residence. Hickory Hills is a gated community located off of
Pebble Beach Drive, west of Hinson Road. On September 16, 1995, the
Commission approved a conditional use permit to allow a previous property
owner to construct a two-story guest house (accessory dwelling). That structure
was not built. The current property owners are now requesting approval of a
conditional use permit to allow for construction of a two-story guest house.
The proposed accessory dwelling will be design to match the principal dwelling;
with the same brick, stone and windows. The ground floor will contain a two -car
garage, hobby room, personal office, half bath and storage. The second floor will
contain the accessory dwelling; 1 bedroom, kitchen, bath and sitting area. The
Code permits two-story construction for accessory buildings with an accessory
dwelling as long as the accessory dwelling occupies only the second floor and
the ground floor contains a garage and storage space.
The proposed accessory dwelling will be used only as a guest house and not for
any other purpose. Separate utilities are requested if it is determined that the
existing service to the principal dwelling is insufficient to accommodate the
addition of the new structure. To staffs knowledge, there are no outstanding
issues. The applicant states approval from the Hickory Hills POA will be
obtained prior to construction. The bill of assurance contains the following
statement, which implies the allowance of guest houses:
LAND USE AND BUILDING TYPE. Said land herein platted shall
be held, owned, and used only as residential building sites. No
structure shall be erected, altered, placed or permitted to remain on
any building site other than a single detached single-family dwelling
which shall not exceed two and one-half stories in height, private
garages, guest house, servant quarters, and other out buildings
incidental and related to residential use of the premises.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the comments and conditions outlined in Sections 5 and 6 of the
agenda staff report.
Staff recommends approval of the request to allow separate utilities, if it is
determined that they are necessary.
March 15, 2012
ITEM NO.: 5 (Cont.) FILE NO.: Z -6026-A
PLANNING COMMISSION ACTION: (MARCH 15, 2012)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval, subject to compliance with the
comments and conditions outlined in the "staff recommendation" above. There
was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
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