HomeMy WebLinkAboutZ-6205 Staff AnalysisNovember 21, 1996
ITEM NO.: 22 FILE NO.: Z-6205
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
Massery - Conditional Use
Permit
5709 Stonewall Road
R. David Massery
A conditional use permit is
requested to allow for the
construction of an accessory
dwelling at 5709 Stonewall
Road. The property is zoned
R-2.
The site is located on the south side of Stonewall
Road, approximately 3 blocks east of University Avenue.
2. CoMpatibility with Neighhorhood:
The properties to the north and west are zoned R-2 and
contain single-family residences. There is also a
single-family residence imm diately east with a mixture
of commercial uses further east along the north side of
Kavanaugh Blvd. There are also mixed commercial uses
to the south across Kavanaugh Blvd. The proposed
accessory dwelling should not have an advance effect on
the surrounding properties.
3. on -Site Drives and Parking:
The property is accessed by utilizing a single -car
drive from Stonewall Road.
Adequate parking exists on the site to accommodate the
two dwellings.
4. Screening and Buffers:
No comments
5. Public Works Comments:
Stonewall Street is a 27 foot asphalt curb and gutter
street with no walk, staff does not object to the
proposed accessory dwelling. Kavanaugh Boulevard is a
November 21, 1996
SUBDIVISION
ITEM NO.: 22 �Cont.) FILE NO.: Z-6205
collector on the Master Street Plan and right-of-way is
30 feet from centerline, it does not appear that this
accessory dwelling would be within Master Street Plan
right-of-way for Kavanaugh Boulevard.
6. UtilitV Comments:
L.R. Water Works - No separate utilities allowed.
7. Staff Analysi
The applicant is requesting a conditional use permit to
allow for the construction of an accessory dwelling at
5709 Stonewall Road. The property is zoned R-2.
Several months ago, the applicant was issued a building
permit to demolish an existing garage/storage building on
this site and replace it with an accessory storage
building. The new accessory building has been built.
However, the new accessory building was built to include
a bathroom facility, a fireplace, and a kitchenette/wet
bar area.
The applicant states that he has no plans of either
renting out this accessory building or using it for an
office. He states that it will be used for storage, a
retreat for reading and other hobbies.
It is staff's opinion that, because of the separate
bathroom, the kitchenette/wet bar area, and the
fireplace, this accessory building could definitely be
used as a separate functional dwelling unit without any
further alterations. Therefore, staff has required that
the applicant file for a conditional use permit for an
accessory dwelling.
The applicant is also requesting to construct a deck
across the rear of the house which will connect to the
accessory dwelling. The required setback along the east
and west side yards is six feet. The new construction,
even though it maintains essentially the same setback as
the principle structure, must meet these required side
yard setbacks.
Therefore, the applicant is requesting a variance to
allow a reduced side yard setback for the deck along the
east property line and the deck and accessory dwelling
along the west property line. The deck will maintain a
5.3 foot setback along the east property line and the
deck/accessory dwelling will maintain a 3.3 feet setback
from the west property line. The front and rear setbacks
meet and exceed the ordinance requirements.
2
November 21, 1996
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6205
Both the principle and accessory dwellings will be
accessed from Stonewall Road and adequate parking exists
to serve both dwellings.
The proposed accessory dwelling should not have an
adverse effect on the surrounding properties.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
and of the requested side yard setback variances.
SUBDIVISION COMMITTEE COMIENT:
The applicant was not present.
description of the proposal.
(OCTOBER 31, 1996)
Staff gave a brief
Staff explained to the Committee that even though the
applicant states that the accessory building will not be
used as a dwelling, the facilities (bathroom, fireplace, and
wet bar/kitchenette) are present and the building could be
used as a dwelling without any further alternations.
Therefore, the staff required that the applicant obtain a
conditional use permit for the property.
After a brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION:
(NOVEMBER 21, 1996)
The Staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion was passed by a vote of 9 ayes, 0 nays and
2 absent.
q