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HomeMy WebLinkAboutZ-7962 Staff AnalysisFILE NO.: Z-7962 NAME: Crochet Long -form PD -R LOCATION: 6900 Honeysuckle Road DEVELOPER: Fonda Crochet 6900 Honeysuckle Lane Little Rock, AR 72204 ENGINEER: Donald Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 7.68 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONI PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -9 - Single-family - Second Dwelling VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant is requesting a zoning change from R-2, Single-family to PD -R to allow the construction of a small dwelling for an aging family member. The applicant has indicated the dwelling will be less than 700 square feet of living space and constructed of wood frame on a pier and beam foundation. The dwelling is proposed as modular construction to allow easy relocation in the future, off the property, when the in-law quarters is no longer needed. The applicant has indicated the new structure will be constructed approximately 260 -feet from Honeysuckle Lane behind a privacy fence. There is a new driveway being proposed to access the new structure which will be filed with the Pulaski County Circuit Clerk as an access and utility easement. FILE NO.: Z-7962 (Cont. C. 7 E The proposal does not include the subdivision of the site at this time or in the future. The applicant has indicated the request is simply to address the needs of a family member with a legal address and required services for the dwelling. The applicant has indicated in the future should the structure be removed a revocation request will be filed to restore the R-2, Single-family zoning classification. According to the applicant there is not a Bill of Assurance in effect for the site. EXISTING CONDITIONS: The area has developed primarily as site built single-family residences with large lots. The roadways in the area are substandard roadways with open ditches for drainage and no sidewalks in place. Honeysuckle Lane is a narrow roadway adjacent to the site ending at the applicant's property. The site is a wooded site with several outbuildings located on the property. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site along with the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. ENGINEERING COMMENTS: Public Works Conditions: 1. Proposed structure appears to be located out of the 100 yr floodplain. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point EneM : No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 2 FILE NO.: Z-7962 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned District - Residential for and accessory dwelling. The request does not require a change to the Land Use Plan. Master Street Plan: Honeysuckle Road is shown as a Local Street on the Master Street Plan and may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: There is a Class 2 bike route along Lanehart Road to the north of the application, but not touching the application area. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Westwood Pecan Lake Neighborhood Action Plan. The Zoning goal listed an objective that states: Maintain and encourage single-family and low-density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan. This action would still be considered Single Family on the land use plan because of the low density. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present. Staff presented the item indicating there were few outstanding issues associated with the proposed request. Staff stated the site plan indicated the placement of a new home with an access drive from Honeysuckle Lane. Public Works noted the proposed structure appeared to be located outside the 100 -year floodplain. Staff stated construction was allowed within the floodplain if the floor elevations were set to the appropriate flood elevation height. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 FILE NO.: Z-7962 H. ANALYSIS: There were no outstanding issues that needed addressing raised at the December 8, 2005, Subdivision Committee meeting. The applicant is requesting a rezoning the PD -R to allow the construction of a 700 square foot in-law quarters on the site. The requested rezoning is necessary to allow the second residential structure to be a self-contained living unit having separate metered utilities. Once the building is no longer being used as an in-law quarters the structure will be converted into a hobby shop or removed from the site. According to the applicant, the floor elevation will be set at the minimum flood elevation to meet City ordinance standards. Staff is supportive of the applicant's request. In staff's opinion the proposed addition of the accessory dwelling to be utilized as an in-law quarters should have minimal impact on the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. 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 outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. :11 January 5, 2006 ITEM NO.: 11 NAME: Crochet Long -form PD -R LOCATION: 6900 Honeysuckle Road DEVELOPER: Fonda Crochet 6900 Honeysuckle Lane Little Rock, AR 72204 ENGINEER: Donald Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 7.68 acres RRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential a . Single-family - Second Dwelling VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FILE NO.: Z-7962 FT. NEW STREET: 0 LF The applicant is requesting a zoning change from R-2, Single-family to PD -R to allow the construction of a small dwelling for an aging family member. The applicant has indicated the dwelling will be less than 700 square feet of living space and constructed of wood frame on a pier and beam foundation. The dwelling is proposed as modular construction to allow easy relocation in the future, off the property, when the in-law quarters is no longer needed. The applicant has indicated the new structure will be constructed approximately 260 -feet from Honeysuckle Lane behind a privacy fence. There is a new driveway being proposed to access the new structure which will be filed with the Pulaski County Circuit Clerk as an access and utility easement. January 5, 2006 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7962 The proposal does not include the subdivision of the site at this time or in the future. The applicant has indicated the request is simply to address the needs of a family member with a legal address and required services for the dwelling. The applicant has indicated in the future should the structure be removed a revocation request will be filed to restore the R-2, Single-family zoning classification. According to the applicant there is not a Bill of Assurance in effect for the site. B. EXISTING CONDITIONS: The area has developed primarily as site built single-family residences with large lots. The roadways in the area are substandard roadways with open ditches for drainage and no sidewalks in place. Honeysuckle Lane is a narrow roadway adjacent to the site ending at the applicant's property. The site is a wooded site with several outbuildings located on the property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site along with the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Proposed structure appears to be located out of the 100 yr floodplain. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. 2 January 5, 2006 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7962 Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESTFECHNICALJDESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned District - Residential for and accessory dwelling. The request does not require a change to the Land Use Plan. Master Street Plan: Honeysuckle Road is shown as a Local Street on the Master Street Plan and may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle -Plan: There is a Class 2 bike route along Lanehart Road to the north of the application, but not touching the application area. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Westwood Pecan Lake Neighborhood Action Plan. The Zoning goal listed an objective that states: Maintain and encourage single-family and low-density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan. This action would still be considered Single Family on the land use plan because of the low density. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present. Staff presented the item indicating there were few outstanding issues associated with the proposed request. Staff stated the site plan indicated the placement of a new home with an access drive from Honeysuckle Lane. Public Works noted the proposed structure appeared to be located outside the 100 -year floodplain. Staff stated construction was allowed within the floodplain if the floor elevations were set to the appropriate flood elevation height. 3 January 5, 2006 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z - Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues that needed addressing raised at the December 8, 2005, Subdivision Committee meeting. The applicant is requesting a rezoning the PD -R to allow the construction of a 700 square foot in-law quarters on the site. The requested rezoning is necessary to allow the second residential structure to be a self-contained living unit having separate metered utilities. Once the building is no longer being used as an in-law quarters the structure will be converted into a hobby shop or removed from the site. According to the applicant, the floor elevation will be set at the minimum flood elevation to meet City ordinance standards. Staff is supportive of the applicant's request. In staffs opinion the proposed addition of the accessory dwelling to be utilized as an in-law quarters should have minimal impact on the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. 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 outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 2 ITEM NO.: 11. NAME: Crocket Long -form PD -R LOCATION: 6900 Honeysuckle Road Plannina Staff Comments: Z-7962 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The site plan indicates the placement of a new "site -built" residential unit with an access drive from Honeysuckle Road. It may be you would like to consider relocating the building to an area that would allow for future subdivision of the site and the potential sale of the residential unit. 3. Will the drive be constructed of a hard surface material or of gravel? 4. The cover letter indicates the unit as an in-law quarters. Is the intent for the unit to later become rental? Will the structure remain if no longer an in-law quarters? Variance/Waivers: None requested. Public Works Conditions: 1. Proposed structure appears to be located out of the 100 yr floodplain. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2005.