Loading...
HomeMy WebLinkAboutZ-7967 Staff AnalysisFILE NO.: Z-7967 NAME: Watkins Short -form PD -R LOCATION: 50 Hickory Hills Circle DEVELOPER: Rick and Marcia Watkins 50 Hickory Hills Circle Little Rock, AR 72212 ARCHITECT: Seth Barnhard 5067 Winding Branch Drive Atlanta, GA 30338 AREA: 0.88 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -W FT. NEW STREET: 0 LF PROPOSED USE: Single-family — allowance of three kitchen facilities on the site. VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing an addition to their home, which includes the addition of two (2) outbuildings, both containing kitchen facilities. The project consists of a new swimming pool and the two outbuildings: (1) the pool house and (2) the dining pavilion/studio. The new buildings will use the same utility meter as the main house. There is no intent to rent out either of the outbuildings or allow public use of the buildings. According to the applicant, the family will use the pool house as additional living space and it includes a den, game room, guest suite and kitchen. The kitchen will provide meal preparation and pantry supplies for the pool house and patio dining. The dining pavilion/studio provides an area for covered outdoor dining, covered parking and a multi -functional room that will initially be used as a gym, although is designed to function as a painting studio, home office, guest suite, FILE NO.: Z-7967 (Cont. in-law quarters, etc. The building has a small kitchen for convenience of the multi -functional room and serves as a butler's pantry for the dining patio. The applicant has provided a copy of the Bill of Assurance for the Hickory Hills Subdivision. There does not appear to be conflict between the applicant's request and the Bill of Assurance for the Subdivision. The applicant has indicated the Neighborhood POA has approved the project in regards to Design Guidelines and Bill of Assurance compliance. In addition, the plans were presented to adjacent neighbors and they are supportive, with no objections. B. EXISTING CONDITIONS: The site contains a single-family home located on a large lot. The area consists of single-family homes on somewhat similar sized lots. The area immediately south of the site is vacant. 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 Chenal Ridge Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact' Central Arkansas Water if larger and/or additional meter(s) are required. 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. 2 FILE NO.: Z-7967 (Cont. 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 Planned District - Residential for an expanded recreation areas in the rear of his property including guest facilities. The request does not require a change to the Land Use Plan. Master Street Plan: Hickory Hills Circle 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. Bic cle Plan: There is a Class 1 bike route shown on Hinson Road and a Class 3 shown on Pebble Beach Roads, neither of which are adjacent to the applicant's property. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not address this type of application. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was not present. Staff stated there were no outstanding issues associated with the proposed request. Staff stated the request was to allow three kitchen facilities on the site, one in the primary residence, the second in the pool house and the third in the studio. 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 associated with the request remaining from the December 8, 2005, Subdivision Committee meeting. The proposed request is the addition of two (2) outbuildings, both containing kitchen facilities as defined by the Zoning Ordinance as an Accessory dwelling. The construction includes a new pool house and the dining pavilion/studio. The new buildings will use the same utility meter as the main house. The pool house is proposed as additional living space, which includes a den, game room, guest suite and kitchen. The kitchen will provide meal preparation and pantry supplies for the pool house and patio dining. The dining pavilion/studio provides an area for covered outdoor dining, covered parking and a multi -functional room that will initially be used as a gym, although is designed 3 FILE NO.: Z-7967 (Cont.) to function as a painting studio, home office, guest suite or in-law quarters. The building has a small kitchen for the convenience of the multi -functional room and serves as a butler's pantry for the dining patio. Staff is supportive of the applicant's request. The requested rezoning is necessary to allow the site to contain three separate kitchen facilities. The Zoning Ordinance defines an Accessory dwelling as a self-contained living unit in a detached structure subordinate in both land coverage and gross floor area to the principal dwelling on the lot. With the placement of three individual kitchen facilities on the property under the current definition, the property would contain two Accessory dwellings. The applicant's intent is not for Accessory dwellings but to add convenience to the new structures being added to their property by allowing the pool house and game room/guest suites to have separate facilities for food preparation nearer activities. In staffs opinion, the proposed addition of the two kitchen facilities as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as 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 requested 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. 4 January 5, 2006 ITEM NO.: 16 NAME: Watkins Short -form PD -R LOCATION: 50 Hickory Hills Circle DEVELOPER: Rick and Marcia Watkins 50 Hickory Hills Circle Little Rock, AR 72212 ARCHITECT: Seth Barnhard 5067 Winding Branch Drive Atlanta, GA 30338 AREA: 0.88 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential = FILE NO.: Z-7967 FT. NEW STREET: 0 LF PROPOSED USE: Single-family — allowance of three kitchen facilities on the site. VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing an addition to their home, which includes the addition of two (2) outbuildings, both containing kitchen facilities. The project consists of a new swimming pool and the two outbuildings: (1) the pool house and (2) the dining pavilion/studio. The new buildings will use the same utility meter as the main house. There is no intent to rent out either of the outbuildings or allow public use of the buildings. According to the applicant, the family will use the pool house as additional living space and it includes a den, game room, guest suite and kitchen. The kitchen will provide meal preparation and pantry supplies for the pool house and patio dining. The dining pavilion/studio provides an area for covered outdoor dining, covered parking and a multi -functional room that will initially be used as a gym, January 5, 2006 SUBDIVISION ITEM NO.: 16 ILE NO.: Z-7967 although is designed to function as a painting studio, home office, guest suite, in-law quarters, etc. The building has a small kitchen for convenience of the multi -functional room and serves as a butler's pantry for the dining patio. The applicant has provided a copy of the Bill of Assurance for the Hickory Hills Subdivision. There does not appear to be conflict between the applicant's request and the Bill of Assurance for the Subdivision. The applicant has indicated the Neighborhood POA has approved the project in regards to Design Guidelines and Bill of Assurance compliance. In addition, the plans were presented to adjacent neighbors and they are supportive, with no objections. B. EXISTING CONDITIONS: The site contains a single-family home located on a large lot. The area consists of single-family homes on somewhat similar sized lots, The area immediately south of the site is vacant. 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 Chenal Ridge Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. 2 January 5, 2006 SUBDIVISION ITEM NO.: 16 (Cont. fA G I FILE NO.: Z-7967 CATA: The site is not located on a dedicated CATA Bus Route. I SSUES/TECHNICAUDESIGN: 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 Planned District - Residential for an expanded recreation areas in the rear of his property including guest facilities. The request does not require a change to the Land Use Plan. Master Street Plan: Hickory Hills Circle 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 1 bike route shown on Hinson Road and a Class 3 shown on Pebble Beach Roads, neither of which are adjacent to the applicant's property. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not address this type of application. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was not present. Staff stated there were no outstanding issues associated with the proposed request. Staff stated the request was to allow three kitchen facilities on the site, one in the primary residence, the second in the pool house and the third in the studio. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding issues associated with the request remaining from the December 8, 2005, Subdivision Committee meeting. The proposed request is the addition of two (2) outbuildings, both containing kitchen facilities as defined by the Zoning Ordinance as an Accessory dwelling. The construction includes a new pool house and the dining pavilion/studio. The new buildings will use the same utility meter as the main house. 3 January 5, 2006 SUBDIVISION ITEM NO.: 16 FILE NO.: Z-7967 The pool house is proposed as additional living space, which includes a den, game room, guest suite and kitchen. The kitchen will provide meal preparation and pantry supplies for the pool house and patio dining. The dining pavilion/studio provides an area for covered outdoor dining, covered parking and a multi -functional room that will initially be used as a gym, although is designed to function as a painting studio, home office, guest suite or in-law quarters. The building has a small kitchen for the convenience of the multi -functional room and serves as a butler's pantry for the dining patio. Staff is supportive of the applicant's request. The requested rezoning is necessary to allow the site to contain three separate kitchen facilities. The Zoning Ordinance defines an Accessory dwelling as a self-contained living unit in a detached structure subordinate in both land coverage and gross floor area to the principal dwelling on the lot. With the placement of three individual kitchen facilities on the property under the current definition, the property would contain two Accessory dwellings. The applicant's intent is not for Accessory -dwellings but to add convenience to the new structures being added to their property by allowing the pool house and game room/guest suites to have separate facilities for food preparation nearer activities. In staff's opinion, the proposed addition of the two kitchen facilities as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as 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 requested 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. 4 ITEM NO.: 16. NAME: Walkins Short -form PD -R LOCATION: 50 Hickory Hills Circle Planning Staff Comments: Z-7967 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. Variance/Waivers: None requested. Public Works Conditions: 1. No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. 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. Planning 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.