HomeMy WebLinkAboutZ-7515 Staff AnalysisOctober 30, 2003
NO.: 19 FILE NO.: Z-7515
NAME: Ault Accessory Dwelling — Conditional Use Permit
LOCATION; 5 Ridgehaven Court
OWNER/APPLICANT: Laurence and Karen Ault/Patrick Anders, AIA
PROPOSAL: A conditional use permit is requested to allow for
construction of an accessory dwelling on this R-2
zoned lot.
SITE LOCATION:
The site is located on Ridgehaven Court, north of Ridgehaven, west of
Napa Valley.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The neighborhood immediately adjacent to the site is comprised of large,
single family residences or larger tracts. The remainder of the
neighborhood in the larger area around the site contains single family
residences on patio lots and traditional sized residential lots. Although
there do not appear to be any other accessory dwellings in the immediate
area, allowing construction of such a structure on this .9f acre tract
should have minimal to no effect on other properties. Occupancy of the
structure is limited to guests and family members and the accessory
dwelling will never be a rental unit.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the St. Charles, Marlowe
Manor, Carriage Creek, Eagle Point, Glen Eagles and Hunters Green
Neighborhood Associations were notified of the request.
3. ON SITE DRIVES AND PARKING:
The existing house has a two -car garage. The proposed accessory
dwelling will also have a two -car garage. Access to the accessory
dwelling's garage is off of the existing circular driveway. The principal
dwelling and accessory dwelling are each required to have one on-site
parking site.
4. SCREENING AND BUFFERS:
None required.
October 30, 2003
ITEM NO.: 19 (Cont.) FILE NO.: Z-7515
5. PUBLIC WORKS COMMENTS:
No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: No Comments received.
Southwestern Bell: No Comments received.
Water: No objection.
Fire Department: All driveways shall be a minimum of 12' in width.
On-site fire hydrant will be required, if the structure is over 300 feet
away from an existing fire hydrant.
County Planning: No Comments.
CATA: No Comments.
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 9, 2003)
The applicant was present. Staff presented the item and noted additional
information was needed on the building height and design. Staff noted that no
separate utilities were requested and the applicant had stated occupancy of the
accessory dwelling would be limited to family and guests. Staff also noted the
Fire Department's Comments. Staff stated those comments would be confirmed.
Staff noted that there had been numerous telephone calls received from area
residents interested in what was being proposed. The. applicant was advised to
meet with neighbors. There were no other comments. The applicant was
advised to respond to staff issues by October 15, 2003. The Committee then
forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned, .9± acre tract located at #5 Ridgehaven Court is occupied by a
one-story, brick and frame, 3,500± square foot, single family residence. A
circular driveway provides access to the site from Ridgehaven Court. The
applicants propose to construct a 2,214 square foot accessory dwelling behind
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October 30, 2003
ITEM NO.: 19 (Cont.
FILE NO.: Z-7515
the existing house. The new structure will consist of 1,503 square feet of living
space and a 711 square foot garage/storage space. The accessory dwelling is
to be occupied by the applicant's another and a care giver. The structure will
later serve as a guest suite for visiting family members and other guests. No
separate utilities are proposed. The proposed one-story accessory building will
be designed to compliment the existing house; with matching brick, shingles and
paint. The structure exceeds all required setbacks and is not located in the
required rear yard area.
Staff is supportive of the requested C.U.P. Although the proposed accessory
dwelling is somewhat larger than those typically seen by the Commission, the
property is nearly an acre in size and contains a house that exceeds 3,500
square feet. The impact of the size of the accessory dwelling is reduced by the
larger scale of the properly and existing house. The applicant has limited
occupancy of the structure to family and guests and has stated that a special
covenant could be filed on the property specifying that the structure will never be
a rental unit.
The site is covered by a valid bill of assurance that contains the following
statement:
(a) The land herein platted shall be held, owned and used only as building sites
for single, detached, single-family residences.
Staff has spoken with the Fire Marshall about the Fire Department Comments.
There is a fire hydrant located on the west side of Ridgehaven Court, directly
across from the subject property. If the proposed accessory structure/dwelling is
no more than 300 feet from the fire hydrant, no additional fire hydrant will be
required. The applicant must confirm this and receive written approval of the
plans from the fire department prior to issuance of a building permit. The gated
driveway to the new structure must provide a minimum of 12 feet of driveway
width and clearance.
On October 15, 2003, the applicant responded to issues raised at Subdivision
Committee and reflected in the analysis above. To staff's knowledge, there are
no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. The structure is to be designed in a style compatible with the existing
structure, as proposed by the applicant.
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October 30, 2003
ITEM NO.: 19 Cont. FILE NO.: Z-7515
2. There are to be no separate utilities.
3. Occupancy of the structure is to be limited to family members and guests; at
no time is the structure to be rented out.
4. The gated driveway to the new structure must provide a minimum of 12 feet
of driveway width and clearance.
5. Written approval of the plans must be provided by the fire department prior to
issuance of a building permit for the accessory dwelling.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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. There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 9 ayes, 0 noes and 2 absent.
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