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HomeMy WebLinkAboutZ-7112 Staff AnalysisJanuary 17, 2002 ITEM NO.: 4 FILE NO.: Z-7112 NAME: Neison Accessory Dwelling Conditional Use Permit LOCATION: 2405 South Oak Street OWNER/APPLICANT: Wayne Neison PROPOSAL: A conditional use permit is requested to allow for use of an accessory building as an accessory dwelling. The property is zoned R-3. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the east side of S. Oak Street, 5 lots north of West 25th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a predominantly single family neighborhood. Although all of the surrounding properties are zoned R-3, not all contain occupied single family residences. Many of the residential structures are vacant and either boarded -up or standing open. A large church occupies several lots directly behind (east) this property. A school is located one block east of the site. This existing accessory building has, according to the applicant, been occupied as an accessory dwelling in the past. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Midway, Stephens Faith, Hope and Love Neighborhood Associations were notified of the request. 3. ON SITE DRIVES AND PARKING: The proposed single family residence and accessory dwelling require one parking space each. A portion of the existing accessory building contains a two -car garage, taking access off of the paved alley. The two garage spaces will be January 17, 2002 ITEM NO.: 4 (Cont.) FILE NO.: Z-7112 available for the tenants of the house and the accessory building, meeting the ordinance requirement. 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: No Comments received. Entergy: No Comments received. ARKLA: No Comments received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: Project site is located close to Bus Route #16 but has no effect bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 20, 2001) The applicant was not present. Staff presented the item and noted that additional information was needed regarding on-site parking, whether the utilities are to be separated and how much of the accessory structure is to be used as the accessory dwelling. Staff stated they would meet with the applicant to obtain answers to those issues. The Committee determined there were no other issues and forwarded the item to the full Commission. 2 January 17, 2002 ITEM NO.: 4 (Cont. STAFF ANALYSIS: FILE NO.: Z-7112 The R-3 zoned lot at 2405 S. Oak Street is occupied by a one- story, frame residential structure and a detached, cinderblock accessory structure. The house is currently vacant and is being repaired by the applicant. The 20' X 40' accessory building, located at the rear of the lot, is divided roughly in half; the south half is a two -car garage and the north half has in the past been used as an accessory dwelling. The applicant is requesting approval of a conditional use permit to allow the north half of the accessory structure, approximately 400 square feet, to be remodeled so that it can again be utilized as an accessory dwelling. He is requesting approval of separate meters to serve each structure. The area of the proposed accessory dwelling is within that allowed by the Ordinance. The two -car garage, which takes access off of the paved alley, provides the two required on-site parking spaces. The applicant proposes to rent both the house and the accessory dwelling. The R-3 district does not require that the property owner occupy either dwelling. Staff is interested in seeing this property rehabilitated and occupied. In so much as there appears to be some history of use of the accessory structure as an accessory dwelling, staff is willing to support this application. Since both dwellings are to be rental, it seems reasonable to allow the separate meters. The applicant did meet with staff subsequent to the Subdivision Committee meeting and provided answers to those questions raised at the meeting. The staff analysis reflects that information. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow the accessory dwelling. Staff recommends approval of the request to split the utilities. 3 January 17, 2002 ITEM NO.• 4 (Cont.) FILE NO.: Z-7112 PLANNING COMMISSION ACTION: (JANUARY 17, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 4 January ii, AuvI& ITEM NO.: 4 FILE NO.: Z-7112 NAME: Neison Accessory Dwelling Conditional Use Permit LOCATION: 2405 South Oak Street OWNER/APPLICANT: Wayne Neison PROPOSAL: A conditional use permit is requested to allow for use of an accessory building as an accessory dwelling. The property is zoned R-3. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the east side of S. Oak'Street, 5 lots north of West 25th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a predominantly single family neighborhood. Although all of the surrounding properties are zoned R-3, not all contain occupied single family residences. Many of the residential structures are vacant and either boarded -up or standing open. A large church occupies several lots directly behind (east) this property. A school is located one block east of the site. This existing accessory building has, according to the applicant, been occupied as an accessory dwelling in the past. ' All owners of property located within 200 feet of the site, all residents within 300 feet who could -be identified and the Midway, Stephens Faith, Hope and Love Neighborhood Associations were notified of the request. 3. ON SITE DRIVES AND PARKING: The proposed single family residence and accessory dwelling require one parking space each. A portion of the existing accessory building contains a two -car garage, taking access off of the paved alley. The two garage spaces will be January li, LVVL ITEM NO.: 4 (Cont.) FILE NO.: Z-7112 available for the tenants of the house and the accessory building, meeting the ordinance requirement. 4. SCREENING AND BUFFERS: 1-70 No Comments. No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: No Comments received. Entergy: No Comments received. ARKLA: No Comments received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. County Plannin : No Comments. CATA: Project site is located close to Bus Route #16 but has no effect bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 20, 2001) The applicant was not present.. Staff presented the item and noted that additional information was needed regarding on-site parking, whether the utilities are to be separated and how much of the accessory structure is to be used as the accessory dwelling. Staff stated they would meet with the applicant to obtain answers to those issues. The Committee determined there were no other issues and forwarded the item to the full Commission. 2 January 17, 2002 ITEM NO.: 4 (Cont.) FILE NO.: Z-7112 STAFF ANALYSIS: The R-3 zoned lot at 2405 S. Oak Streetis occupied by a one- story, frame residential structure and a detached, cinderblock accessory structure. The house is currently vacant and is being repaired by the applicant. The 20' X 40' accessory building, located at the rear of the lot, is divided roughly in half; the south half is a two -car garage and the north half has in the past been used as an accessory dwelling. The applicant is requesting approval of a conditional use permit to allow the north half of the accessory structure, approximately 400 square feet, to be remodeled so that it can again be utilized as an accessory dwelling. He is requesting approval of separate meters to serve each structure. The area of the proposed accessory dwelling is within that allowed by the Ordinance. The two -car garage, which takes access off of the paved alley, provides the two required on-site parking spaces. The applicant proposes to rent both the house and the accessory dwelling. The R-3 district does not require that the property owner occupy either dwelling. Staff is interested in seeing this property rehabilitated and occupied. In so much as there appears to be some history of use of the accessory structure as an accessory dwelling, staff is willing to support this application. Since both dwellings are to be rental, it seems reasonable to allow the separate meters. The applicant did meet with staff subsequent to the Subdivision Committee meeting and provided answers to those questions raised at the meeting. The staff analysis reflects that information. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow the accessory dwelling. Staff recommends approval of the request to split the utilities. 3 f. January 17, 2002 ITEM NO.: 4 (Cont. FILE NO.: Z-7112 (JANUARY 17, 2002) The applicant. was present. There were no: objectors present.: Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 4