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HomeMy WebLinkAboutZ-7706 Staff AnalysisSeptember 9, 2004 ITEM NO.: 9 NAME: Roescheise Accessory Dwelling — Conditional Use Permit LOCATION: 2200 Country Club Lane OWNER/APPLICANT: Mr. and Mrs. Donald Roescheise/ Robin Bourne, Architect FILE NO.: Z-7706 PROPOSAL: A conditional use permit is requested to allow for construction of an accessory dwelling on this R-2 zoned property. ITE LOCATION: The property is located at the northwest corner of Country Club Blvd. and Country Club Lane; at the entrance to the Little Rock Country Club. 2. COMPATIBILITY WITH NEIGHBORHOOD: Other than for the adjacent Country Club and golf course, the surrounding neighborhood is exclusively single family in nature. Other homes in the area have accessory dwellings or guest houses. The applicants propose to remove two accessory dwellings, a guest house and a servant's quarters, and replace them with a single accessory dwelling which will only be occupied by family members or guests. The proposed use should be compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Heights Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The principal dwelling and accessory dwelling require one on-site parking space each. The proposed garage will accommodate two vehicles. There is enough space on the driveway for two additional vehicles. 4. SCREENING AND BUFFERS: No Comments. September 9, 2004 ITEM NO.: 9 (Cont.) FILE NO.: Z-7706 5. PUBLIC WORKS COMMENTS: 1. Regarding the request to remove sidewalks on the property frontage, Country Club Lane ends one block north of the property, essentially functioning as a minor residential street. No sidewalk would be required on a minor residential street. Because Country Club Boulevard is a standard residential street that currently has sidewalk on that block leading into the club, Public Works would recommend that the sidewalk remain on this street. (NOTE: The applicants have withdrawn their request to remove the sidewalk along Country Club Boulevard.) 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing 6" sewer main located on site. Contact Little Rock Wastewater Utility prior to construction for location and assistance if necessary. Entergy: Approved as submitted. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. The nearest route is located on Cantrell Road and Kavanaugh Boulevard. SUBDIVISION COMMITTEE COMMENT: (AUGUST 19, 2004) Robin Bourne and Donald Roescheise were present. Staff presented the item and asked the applicant to provide additional details regarding the design of the proposed accessory dwelling. The applicant briefly discussed the proposed design and stated it would be in the Craftsman Style to blend with the neighborhood. In response to a question from staff, the applicant stated no separate utilities would be requested for the accessory dwelling and the dwelling would never be rented. The applicant stated he would like to remove the 2 September 9, 2004 ITEM NO.: 9 (Cont.) FILE NO.: Z-7706 sidewalks along the south and east perimeters of the site. Public Works Staff responded they would review the request. Utility Comments were noted. The applicant was advised to respond to staff issues by August 25, 2004. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property located at 2200 Country Club Blvd. is occupied by a two- story, brick, single family residence; a 1,060 square foot, wood frame garage/guest house; and a 189 square foot servants quarters building. The house is being remodeled, including the addition of a new master bedroom suite and laundry room. The applicants propose to remove the two existing accessory buildings and to replace them with a single, one-story building containing and two -car garage and an accessory dwelling. The accessory dwelling will have a combined bedroom/great room, kitchen, bathroom, closet and storage. Occupancy of the accessory dwelling will be limited to family and guests of the property owners. The new building will have a brick exterior and a hip shingled roof. The building will be in the Craftsman Style to -match the neighborhood. No separate utilities are requested and the accessory dwelling will never be rented. The 1913 Bill of Assurance does not address use issues. The proposed new building will comply with ordinance setbacks. A variance is requested to allow the structure to cover more than 30% of the required rear yard area. The structure is proposed to cover 57% of the required rear yard area. Staff is supportive of the requested Conditional Use Permit. The proposed use is not out of character with uses in the area. The applicant is removing two accessory buildings, each of which contained an accessory dwelling, and replacing them with a single building and accessory dwelling which will only be occupied by family members or guests. The existing accessory buildings now occupy 50% of the required rear yard area. The applicant is requesting to only slightly increase that coverage to 57% with the new building. The property is one of the larger properties in the neighborhood, being comprised of two lots. Large areas of open yard remain in the front and along each side. The applicant has withdrawn his request to remove the sidewalk along the Country Club Blvd. perimeter. Staff is supportive of the requested removal of the sidewalk on the Country Club Lane (east) perimeter. To staff's knowledge there are no outstanding issues. The applicant responded to issues raised at Subdivision Committee and reflected in the analysis above. 3 September 9, 2004 ITEM NO.: 9 Cont. FILE NO.: Z-7706 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. Occupancy of the accessory dwelling is to be limited to family members and guests of the property owners who will occupy the principal dwelling on the site. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 7 ayes, 0 noes and 4 absent. 4