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HomeMy WebLinkAboutZ-7040 Staff AnalysisJuly 26, 2001 ITEM NO.: E FILE NO.: Z-7040 NAME: Boardman Accessory Dwelling - Conditional Use Permit LOCATION: 5010 S. Katillius Road DEVELOPER: SURVEYOR: Kenneth and Lisa Boardman Donald W. Brooks 812 Legato Drive 20820 Arch Street Pike Little Rock, AR 72205 Hensley, AR 72065 AREA: 0.70 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Single Family Residential and Accessory Dwelling 1. A variance to allow reduced separation between a principal building and accessory building (dwelling). 2. A variance to allow an accessory dwelling in excess of 700 square feet. A. PROPOSAL/REQUEST: The applicants (Kenneth and Lisa Boardman) request a conditional use permit to allow construction of an accessory dwelling on the R-2 zoned property at 5010 S. Katillius Road. There is currently a 3,200 square foot (two-story) principal dwelling and a 922 square foot accessory building under construction on the property. The Boardmans propose to utilize the 922 square foot accessory building as a dwelling for their 75 year old mother. They note that their mother is healthy and active and wishes to remain independent. Therefore, separate July 26, 2001 ITEM NO.: E FILE NO.: Z-7040 utilities are requested for the accessory dwelling. As property owners, the Boardmans will occupy the principal dwelling. The proposed accessory dwelling will be approximately 13 feet in height and be connected to the principal structure by way of a covered carport/breezeway. The applicants are requesting a variance to allow reduced separation between the accessory and principal buildings. The minimum required separation is six (6) feet. The structures are separated by approximately two (2) feet. The applicants are also requesting a variance to allow an accessory dwelling in excess of 700 square feet, the maximum size allowed by ordinance. As noted previously, the proposed accessory dwelling is 922 square feet (heated and cooled space) . The property is proposed to be accessed at two (2) points along Wildwood Drive. There will be a driveway to serve the garage for the principal dwelling and a drive to serve the accessory dwelling. B. EXISTING CONDITIONS: There is a two-story single family residence and accessory building (dwelling) currently under construction on the property. The street (Wildwood Drive) along the north side of the property is currently under construction. There are single family residences to the north and south along the west side of S. Katillius Road, with a single family residence and ranch across S. Katillius Road to the east. The new Valley Falls Estates is located further south. There is undeveloped R-2 zoned property to the west. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association was notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No Comment. 2 July 26, 2001 ITEM NO.: E E. UTILITIES, FIRE DEPARTMENT AND CATA: FILE NO.: Z-7040 Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Requires that all property be a single lot. Must have frontage to a Public Water Main. Fire Department: No Comment. County Planning: No Comment received. CATA: Project site is not located on dedicated bus route and has no effect on bus radius, turnout and route. F. LANDSCAPE ISSUES: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MAY 24, 2001) Lisa Boardman was present, representing the application. Staff briefly described the proposed conditional use permit, noting that some additional information needed to be on the site plan. Staff noted that a variance needed to be requested to allow an accessory dwelling in excess of 700 square feet. Staff noted that this property was part of an approved preliminary plat (Allen's Subdivision), but that the final plat was never filed and recorded. Staff instructed Mrs. Boardman to meet with the developer and pursue a final plat of the property. This issue was discussed at length. After the discussion, the Committee forwarded the conditional use permit to the full Commission for final action. 3 July 26, 2001 ITEM NO.: E H. ANALYSIS: FILE NO.: Z-7040 The applicants submitted a revised site plan to staff on May 29, 2001. The revised plan provides the additional information as requested by staff at the Subdivision Committee meeting. The proposed height and area for the principal and accessory dwellings have been shown on the plan. As noted in paragraph A., there will be two (2) drives from Wildwood Drive to access the property. These drives will provide the required two (2) parking spaces to serve the dwellings. Also noted in paragraph A., the applicants are requesting two (2) variances associated with the proposed accessory dwelling. The first is a variance to allow reduced separation between the two dwellings. The minimum required separation is six (6) feet. The dwellings are separated by approximately two (2) feet. The second variance is to allow an accessory dwelling in excess of 700 square feet, the maximum size allowed by ordinance for an accessory dwelling. The proposed accessory dwelling is 922 square feet in area (heated and cooled space). Staff feels that the variance requests are reasonable and supports the variances as requested. To staff's knowledge, the only outstanding issue associated with this application relates to the final platting of the subdivision. As noted previously, this property is part of (Lot 2, Allen's Subdivision) an approved preliminary plat. However, the final plat was never filed with staff and recorded with the County. In selling this 0.70 acre property to the Boardmans, the developer created an illegal subdivision based on the fact that the final was never recorded. Staff feels that the final plat must be recorded, solving the illegal subdivision issue, prior to the Planning Commission acting on this application. Staff has informed the applicants of this, and therefore, they have requested a deferral of this application to the July 26, 2001 agenda. This should allow time for the final plat process to be completed. 4 ` July 26, 2001 ITEM NO.: E FILE NO.: Z-7040 Otherwise, staff supports the conditional use permit for the accessory dwelling. The proposed accessory dwelling should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the conditional use permit subject to the following conditions: 1. The final plat for this property along with the entire Allen's Subdivision must be recorded. 2. The landowner must occupy one (1) of the dwellings. 3_ Staff supports the variance to allow reduced separation between the principal and accessory structures. 4. Staff also supports the variance to allow the accessory dwelling to be in excess of 700 square feet (922 square feet, heated and cooled area). PLANNING COMMISSION ACTION: (JUNE 14, 2001) Staff informed the Commission that the applicant submitted a letter on May 29, 2001 requesting that the application be deferred to the July 26, 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 26, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. PLANNING COMMISSION ACTION: (JULY 26, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. Staff informed the Commission that condition #1 within the staff recommendation (paragraph I. of this report) would be changed as follows: "The final plat for Allen's Subdivision must be completed within 30 days. The accessory dwelling is not to be occupied until the final plat is completed." July 26, 2001 ITEM NO.: E FILE NO.: Z-7040 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 passed by a vote of 9 ayes, 0 nays and 2 absent.