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HomeMy WebLinkAboutZ-7415 Staff AnalysisJune 26, 2003 ITEM NO.: 20 _ FILE NO.: Z-7415 NAME: Berg Accessory Dwelling — Conditional Use Permit LOCATION: 1725 North Spruce Street OWNER/APPLICANT: Mike and Larita Berg PROPOSAL: A conditional use permit is requested to allow for conversion of an existing accessory building into an accessory dwelling. The property is zoned R-2. 2 9 SITE LOCATION: The property is located on the east side of North Spruce Street, one lot south of Cantrell Road. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area that is exclusively single family in nature, however there are other properties in the vicinity that have accessory dwellings and guest quarters. The applicant is proposing the accessory dwelling as a temporary use, after which the structure will be converted into a pool house. Given the temporary nature of the use and the fact that the structure is already existing. Staff believes the proposed use is compatible 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 Heights and Prospect Terrace Neighborhood Associations were notified of this request. ON SITE DRIVES AND PARKING: The single family residence and accessory dwelling require one, on-site parking space each. The applicant is proposing to construct a two -car garage. The driveway is deep enough to accommodate additional vehicles, if needed. SCREENING AND BUFFERS' None required. 5. PUBLIC WORKS COMMENTS: No Comments. June 26, 2003 ITEM NO.: 20 (Cont.) FILE NO.: Z-7415 H UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer located in easement on east side of property. No New Construction allowed within easement. Entergy: No comments received. Reliant: Two (2) inch gas line at rear of lot; any relocation will be at applicant's expense. Southwestern Bell: Structures are not to encroach into the easement. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. Countv Plann_: No comments received. CATA: No comments received. SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 2003) The applicant, Mike Berg, was present. Staff presented the item and noted that additional information was needed regarding the height of the proposed building, fencing and utilities. Staff advised the applicant that the proposed garage needed to be relocated out of the easement along the rear lot line. Mr. Berg responded that no separate utilities were being proposed. Staff noted that an area coverage variance was needed since the existing accessory building and the proposed garage together exceeded the allowable 30% rear yard coverage. Utility comments were noted. The applicant was advised to respond to staff issues by June 11, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property located at 1725 N. Spruce Street is occupied by a one- story, brick and frame, single family residence and a detached, two -car garage structure. Due to an extreme mold problem in the house, the applicant, with staff's approval, has converted the garage into a temporary dwelling. The house K June 26, 2003 ITEM NO.: 20 (Cont.) FILE NO.: Z-7415 is to be razed and a new, two-story residence constructed in its place. The applicant is requesting approval of a conditional use permit to allow the continued use of the accessory building (garage) as an accessory dwelling. The applicant proposes to have his 82 year old mother live in the accessory dwelling. Once her occupancy of the structure ceases, the structure will be converted into a pool house. The applicant also proposes to construct a new garage building on the property in conjunction with the new house construction. The new garage will be two stories in height, with storage above the garage. When added together, the area of the two accessory structures exceeds the allowable rear yard area coverage of 30%. The structures cover 53% of the required rear yard. Privacy fencing encloses the rear yard. The applicant is not asking for separate utilities and, in fact, has stated that the site will have one set of utilities. Staff is supportive of the requested conditional use permit for this temporary accessory dwelling. It is not out of character with the neighborhood to have guest quarters or "mother-in-law" quarters. On June 11, 2003, the applicant submitted a revised plan showing the proposed new garage being moved out of the 8 foot easement along the rear of the property. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions proposed by the applicant: 1. Occupancy of the accessory dwelling is to be limited to the applicant's mother, after which the structure will be used for storage and as a pool house. 2. There will not be separate utilities to serve the accessory structures. Staff recommends approval of a variance to allow the accessory structures to cover 53% of the required rear yard. PLANNING COMMISSION ACTION: (JUNE 26, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of the rear yard coverage variance. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including the area coverage variance. The vote was 9 ayes, 0 noes and 2 absent. 3