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Z-8661 Staff AnalysisITEM NO.: 7. Z-8661 NAME: Bean Conditional Use Permit LOCATION: located at 516 Ridgeway Drive Planning Staff Comments: 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. The notice must be mailed no later than May 18, 2011. The Office of Planning and Development must receive the proof of notice no later than May 27, 2011. 2. Will the garage addition height be less than the 39-feet allowed per the Hillcrest Design Overlay District? Provide a written statement indicating the height will be within the height allowed per the DOD. VariancelWaivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Item # 7. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant is requesting a Conditional Use Permit to allow construction of a garage with an in-laws quarters in the rear yard of this existing home along the southern property line. Residential Low Density typically provides for single family homes at densities not to exceed six units per acre. Master Street Plan: Ridgeway Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Building Codes Comments: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Landscape: No comment on this single-family application. 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, May 18, 2011. Item # 7. June 2, 2011 ITEM NO.: 7 NAME: Bean Conditional Use Permit LOCATION Located at 516 Ridgeway Drive DEVELOPER: Brian Bean 516 Ridgeway Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 FILE NO.: Z-8661 PROPOSAL: A conditional use permit is requested to allow the construction of an accessory dwelling on this R-3, Single-family zoned lot. 1. SITE LOCATION: The site is located on the west side of Ridgeway Drive between Lee Avenue and Kavanaugh Boulevard. 2. COMPATIBILITY WITH THE NEIGHBORHOOD. The property is located in an area comprised solely of single-family homes. There are similar accessory dwellings in the area. The structure will be a two-story structure with a garage on the bottom floor and the accessory dwelling located on the second floor. The structure will exceed all required setbacks. The property is little larger than a typical Hillcrest lot. The lot is 65-feet by 140-feet containing 9,100 square feet or 0.21 acres. Staff feels the proposed accessory dwelling is an appropriate use. As of this writing, staff has received a number of information phone calls from area resident. 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 Hillcrest Residents Neighborhood Association were notified of the public hearing. June 2, 2011 SUBDIVISION ITEM NO.: 7 (Cont. 3. ON -SITE DRIVES AND PARKING: FILE NO.: Z-8661 The principal dwelling and proposed accessory dwelling each require one on -site parking space. With the new construction a concrete driveway will be constructed to provide access to the garage. 4. SCREENING AND BUFFERS: Landscape: No comment on this single-family application. 5. PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Enter : No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Contact the Little Rock Fire Department for additional information. County_Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant is requesting a Conditional Use Permit to allow construction of a garage with an in-laws quarters in the rear yard of this existing home along the 2 June 2, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) v FILE NO.: Z-8661 southern property line. Residential Low Density typically provides for single-family homes at densities not to exceed six units per acre. Master Street Plan: Ridgeway Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Building Codes Comments_: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls, which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011) Mr. Brian Bean was present representing the request. Staff presented an overview of the request stating the application was originally filed as a PD-R but was amended to a CUP once staff determined the construction would comply with the Hillcrest Design Overlay District. Staff stated the only outstanding issue was assurance from the applicant that the new construction would comply with the height limit of the DOD. Mr. Bean stated the new construction was within the height allowed per the DOD and he would provide staff with an updated cover letter indicating the height of the new structure. 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 June 2, 2011 SUBDIVISION ITEM NO.: 7 (Cont. STAFF ANALYSIS: NO.: Z-8661 The property contains a two-story brick and frame, single-family residences located at 516 Ridgeway Drive. The applicant is proposing to construct an accessory building in the rear yard to be used as a garage on the ground level and an accessory dwelling on ) the second level. A conditional use permit is requested to allow the accessory dwelling. The structure will be a two-story. The building is proposed 26-feet by 26-feet containing 676 square feet on the lower level and the same on the second level to serve as the accessory dwelling. The accessory dwelling will contain a kitchen, bath and bedroom to allow the structure to be self-sufficient in the accessory dwelling. The accessory dwelling will be used as a guesthouse. The unit will not be rented. Staff is supportive of the requested guesthouse. Other similar structures are located in the area. The property consists of sufficient area to allow for the two residences. The proposed placement of the accessory dwelling will exceed all ordinance required setbacks. The structure is proposed as a two -car garage with the second floor being used as the accessory dwelling. There will not be a separate utility service for the accessory use and the applicant has placed limitations on occupancy of the structure so it will serve only as a guesthouse. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The structure is not to be rented but to serve as a guesthouse. There will not be separate utilities for the guesthouse. 3. The property owner must reside on the property. PLANNING COMMISSION ACTION: (JUNE 2, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested CUP subject to compliance with the following conditions: 9 June 2, 2011 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-8661 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The structure is not to be rented but to serve as a guesthouse. There will not be separate utilities for the guesthouse. 3. The property owner must reside on the property. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.