HomeMy WebLinkAboutZ-8601 Staff AnalysisOctober 7, 2010
ITEM NO.: 3 FILE NO.: Z-8601
NAME: Breaux Bed and Breakfast — Special Use Permit
LOCATION: 16220 West Baseline Road
OWNER/APPLICANT: Cathleen Breaux and Robin Breaux
PROPOSAL: A Special Use Permit is requested to allow the single
family residential structure on the R-2 zoned property
at 16220 West Baseline Road to be converted to a
bed and breakfast.
A. Public Notification:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the SWLR United for Progress
Neighborhood Association were notified of the public hearing.
B. Public Works Comments:
1. Baseline Road is classified on the Master Street Plan as a principal
arterial with a one hundred ten (110) foot right-of-way. Due to the
location of the existing structure on the property, dedication of right-of-
way to forty-five (45) feet from centerline will be required.
C. Staff Analysis:
The R-2 zoned property at 16220 West Baseline Road is occupied by a
one-story frame and stucco single-family residence. There is a one-story
metal accessory building on the south side of the residence and a
one-story metal barn structure to the east of the home. A one-half
acre pond is located within the southeast portion of the property. The
property is three (3) acres in size. A large portion of the property (at least
60 percent) is wooded.
The owner/applicants, Cathleen Breaux and Robin Breaux, are requesting
a Special Use Permit to allow operation of a Bed and Breakfast at
16220 West Baseline Road. The property is located outside the Little
Rock city limits, but within the City's extraterritorial jurisdiction. The
property across Baseline Road to the south is in Saline County.
The Bed and Breakfast is proposed to operate initially with three (3)
guestrooms, two (2) baths and dining areas. Two (2) additional
October 7, 2010
ITEM NO: 3 (Cont.
FILE NO.: Z-8601
guestrooms and two (2) bathrooms will be added at a later date within the
existing residence. The residence is 2,700 square feet in area and
currently has four (4) bedrooms. One (1) of the bedrooms will be utilized
by the property owners.
There is a one -car wide gravel driveway from Baseline Road, which
serves as access to the property. The applicants plan to re -gravel the
driveway and six (6) parking spaces (compacted gravel) on the south side
of the existing accessory building as Phase I access/parking. In the
future, Phase II access/parking will include a compacted gravel circular
drive and four (4) additional parking spaces on the east side of the
residence. The proposed Bed and Breakfast requires a total of six (6)
off-street parking spaces (5 guestrooms). The applicant is requesting a
variance from Section 36-508 of the City's Zoning Ordinance, which
requires vehicular use areas to be paved. The applicants have noted that
gravel is proposed for the drives and parking as to not create a hazard or
harm for the existing pond, well water and wildlife which exist on the site.
Staff believes the applicants' plan for gravel access and parking is
appropriate and will adequately serve the proposed bed and breakfast and
preserve the rural appearance of the property.
The site is not located on a CATA bus route. The property is not part of a
platted subdivision. Therefore, no Bill of Assurance exists for the property.
The following criteria is from Section 36-54(e)(1) of the City's Zoning
Ordinance:
(e) Development criteria. The site and location criteria for uses
requiring special use permits are as follows:
(1) Bed and Breakfast hotels:
a. The occupancy fee may include a continental breakfast
(coffee, juice and pastry) to be served to paying guests
with no full meals.
b. The owner must provide one (1) paved off-street
parking space per guest room and one (1) additional for
the residence use.
c. Allowable signage is that permitted by the single-family
residential standard.
d. No receptions, private parties or tours for a fee are
allowed.
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October 7, 2010
ITEM NO: 3
FILE NO.: Z-8601
Signage will be allowed as per the ordinance criteria for residential zones
as follows:
One (1) freestanding ground -mounted sign is allowed
per lot, not to exceed one (1) square foot in area. The
maximum height shall not exceed six (6) feet.
One (1) building -mounted wall sign is allowed for each
residence not to exceed one (1) square foot in area.
Two (2) directional/information signs per lot, not to
exceed four (4) square feet in sign area or six (6) feet in
height.
Staff is supportive of the requested Special Use Permit to allow a bed and
breakfast at 16220 West Baseline Road. Staff feels this type of use will be
appropriate for the property. The property is approximately three (3) acres
in size and located in an area, which is more rural in nature. There is a
large amount of acreage surrounding this property, which is undeveloped.
As noted previously, the undeveloped, wooded property across West
Baseline Road to the south is located in Saline County. Staff believes a
bed and breakfast use at this location will have no adverse impact on the
adjacent properties or the general area.
D. Subdivision Committee Comments: (September 16, 2010)
Cathleen Breaux and Robin Breaux were present, representing the
application. Staff described the proposed bed and breakfast use. Staff
described the property, with Cathleen Breaux noting that approximately
60 percent of the property is wooded.
The issue of driveway and parking was discussed. Staff noted that the
applicants were requesting to use compacted gravel for the driveway and
parking areas. Staff noted that there was ample area on the site for
parking. Robin Breaux explained that asphalt parking could potentially
damage the pond and wildlife on the site. Staff noted that a variance
needed to be requested for the gravel drive and parking.
After the discussion, the Committee forwarded the application to the full
Commission for final action.
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October 7, 2010
ITEM NO: 3 (Cont.) FILE NO.: Z-8601
E. Staff Recommendation:
Staff recommends approval of the Special Use Permit to allow a bed and
breakfast at 16220 West Baseline Road, subject to the following
conditions:
1. Compliance with the site and location criteria in Section 36-54(e)(1) of
the code.
2. Any signage must comply with that allowed in residential zones.
3. Staff recommends approval of the requested variance to allow gravel
access and parking to serve the bed and breakfast use.
PLANNING COMMISSION ACTION: (OCTOBER 7, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval. There was no further discussion. The
item was placed on the Consent Agenda and approved as recommended by staff.
The vote was 11 ayes, 0 noes and 0 absent.
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