HomeMy WebLinkAboutZ-7635 Staff AnalysisJune 3, 2004
ITEM NO.: 9 FILE NO.: Z-7635
NAME:
LOCATION:
OWNER/APPLICANT
Henning Accessory Dwelling —
Conditional Use Permit
9301 Stagecoach Road
David Henning/Glynda Gibson
PROPOSAL: A conditional use permit is requested to allow for
placement of a second dwelling on this R-2 zoned,
2.53± acre tract to serve, as an accessory dwelling.
1. SITE LOCATION:
The property is located on the east side of Stagecoach Road, 1,300± feet
south of Baseline Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed uses and zoning. A recently
approved restaurant is under construction on the PCD zoned tract to the
north. A church is located on the MF -18 zoned property to the south. A
large area of R-2 zoned floodway is located to the rear of the site. A
mixed use development is located across Stagecoach to the west. Other
uses include an, as yet, undeveloped mini -warehouse complex to the
southwest and a new apartment development also to the southwest.
Based on the nature of the new development in the area, use of this
property as residential is itself becoming less compatible with the
neighborhood. Staff believes, however, that allowing the second dwelling
on this 2.53± acre tract will not affect the site's compatibility.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the SWLR United for Progress,
and Otter Creek Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site is currently accessed by a single driveway off of Stagecoach
Road. No additional driveways are proposed. There is sufficient room on
the site to accommodate the required two on-site parking spaces.
4. SCREENING AND BUFFERS:
No Comments.
June 3, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7635
5. PUBLIC WORKS COMMENTS:
1. The property is located in the floodplain of Otter Creek. The finished
floor of the new structure will need to be located at elevation 293 or
higher.
2. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: Possible conflict with existing 12" high pressure line.
If there is a conflict, pipe will be moved at applicant's expense.
Southwestern Bell: Approved as submitted.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
If an additional meter is needed, a Capital Investment Charge based
on the size of the connection(s) will apply to this project in addition to
normal charges.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: No Comments.
SUBDIVISION COMMITTEE COMMENT: (MAY 13, 2004)
The applicant, Glynda Gibson, was present. Staff presented the item and noted
additional information was needed on the proposed accessory dwelling. Public
Works and Utility Comments were presented. Mike Hood, of Public Works,
discussed the need for a Special Grading Permit. The applicant was advised to
contact Reliant regarding their comment on the existing gas line.
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June 3, 2004
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z-7635
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned, 2.53± acre tract located at 9301 Stagecoach Road is currently
occupied by a one-story, frame, 1,833 square foot, single family residence. Two
accessory buildings are located behind the house. The applicant is requesting a
conditional use permit to allow for placement of a second residence on the site to
serve as an accessory dwelling. The proposed accessory dwelling is currently
located further west on Stagecoach Road, at the site of a proposed mini -
warehouse development. That structure is to be moved to this location. The
proposed accessory dwelling is also a one-story, frame, single family residence.
The structure is 1,836 square feet in area, slightly exceeding the area of the
existing residence on the site. The applicant has stated the new residence will
be occupied by a handicapped daughter, making it easier for the family to care
for her.
Although the proposed accessory dwelling slightly exceeds the size of the
existing residence, staff is supportive of the request. The property is 2.53± acres
in size; more than adequate to be used for two residences. The property is
located on an arterial road and is surrounded by nonresidential uses and
floodway. Allowing the second dwelling should have no impact on these
adjacent properties. There is sufficient space on the site to accommodate the
required parking. The code requires the property owner to occupy one of the
dwellings. The applicant has stated the accessory dwelling will be occupied by a
family member. Due to the size of the proposed accessory dwelling and the age
of the existing house, it is likely that separate utilities may be required. Staff sees
no problem with separate utilities at this location. The property is not located in a
subdivision and has no bill of assurance.
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 5
and 6 of the staff report.
2. One of the dwellings must be occupied by the property owner.
3. The accessory dwelling is to be occupied by a family member of the property
owner.
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June 3, 2004
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z-7635
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
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 11 ayes, 0 noes and 0 absent.
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