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HomeMy WebLinkAboutZ-7332 Staff AnalysisJanuary 9, 2003 ITEM NO.: 9 FILE NO.: Z-7332 NAME: Ryan Accessory Dwelling — Conditional Use Permit LOCATION: 201 Crystal Court OWNERIAPPLICANT: Dave and Kathy Ryan PROPOSAL: A conditional use permit is requested to allow for construction of an accessory dwelling on this R-3 zoned property. ORDINANCE DESIGN STANDARDS: 2 3. SITE LOCATION: The site is located at the northeast corner of Crystal Court and Alpine Lane, in the Hillcrest Neighborhood. COMPATIBILITY WITH NEIGHBORHOOD: The surrounding neighborhood is virtually, entirely single family in nature; consisting of larger single family residences on R-3 zoned lots. There are a few accessory dwellings located in the overall neighborhood, including one recently approved by the Commission on Ridgeway. The proposed structure will be designed to complement the house and should be compatible with the neighborhood. Although the ordinance does not require it, staff would suggest that the Commission attach a condition that one of the dwellings must be occupied by the property owner. This should help assure continued compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of tfiis request. ON SITE DRIVES AND PARKING: The existing residence and proposed accessory dwelling are each required one parking space. Two parking spaces are available in the proposed garage and two additional spaces are available on the new driveway. The proposed parking exceeds ordinance requirements. 4. SCREENING AND BUFFERS: No Comments. January 9, 2003 ITEM NO.: 9 Cont. FILE NO.: Z-7332 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, -FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 2002) Dave Ryan was present, representing the application. Staff briefly described the proposed accessory dwelling, noting that some additional information was needed. Staff also noted that a variance needed to be requested for the accessory structure's rear yard coverage. Mr. Ryan noted that the accessory dwelling would be for a family member. In response to a question from staff, Mr. Ryan noted that the exterior of the accessory structure would match the single family residence. He also noted that the height of the accessory structure would not exceed that of the existing house, and that it would have no exterior stairs. Staff noted that the driveway width from Alpine Drive needed to be reduced to 24 feet. This issue was briefly discussed. Mr. Ryan noted that he would work this issue out with staff. The existing sewer main location on this property was briefly discussed. Mr. Ryan noted that he would meet with Jim Boyd of Little Rock Wastewater Utility to work out details associated with this issue. 2 January 9, 2003 ITEM NO.: 9(Cont.)FILE NO.: Z-7332 After the discussion, the Committee forwarded the conditional use permit to the full Commission for final action. STAFF ANALYSIS: The R-3 zoned property located at 201 Crystal Court is currently occupied by a two-story, brick and frame single family residence and a detached, brick and frame garage. The applicant proposes to remove the garage building and construct in its place a new, two-story structure with a two -car garage on the ground floor and an accessory dwelling on the second floor. The structure will be 30.5'X 24' in area. The structure will have a drivit exterior, finished to match the house. The roof will be finished'with fiberglass shingles, again to match the house. Total height of the structure will be approximately 25 feet. The stairway to the accessory dwelling will be located within the interior of the structure. The existing driveway to the garage will be reconstructed to 24 feet in width to provide access to the new structure. The area of the accessory structure exceeds the maximum allowable rear yard coverage of 30%. Approximately 540 square feet of the structure is located in the required rear yard, providing a coverage of approximately 43 percent. No separate utilities are requested. Utilities will be extended from the existing house. Two-story construction may be used for accessory dwellings if the ground floor is used as a garage or accessory storage. Staff is supportive of the request. Accessory dwellings are not uncommon in this neighborhood. Having no separate utilities ties occupancy of the accessory dwelling in a stronger way to occupancy of the principal dwelling. Within the R-3 �Sdistrict, there is currently no requirement that one of the units be occupied by the -- property owner. Such a condition exists in the R-2 district. Staff would suggest attaching that condition to this approval, further assuring control over the accessory dwelling and the property by the property owner. On December 18, 2002, the applicant submitted a revised site plan and addendum to his cover letter that addressed the issues raised at Subdivision Committee. Those issues are described in the staff analysis above. It was determined that the sewer line had previously been relocated. Wastewater Utility's comments now reflect that there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 3 January 9, 2003 ITEM NO.: 9 FILE NO_: Z-7332 2. Either the principal dwelling or the accessory dwelling must be occupied by the property owner. 3. There are to be no separate utilities (proposed by the applicant). Staff recommends approval off -a variance to allow the accessory building to have a rear yard area coverage exceeding 30%. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. 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 10 ayes, 0 nays and 1 absent. The application was approved.