HomeMy WebLinkAboutZ-7817 Staff AnalysisApril 28, 2005
ITEM NO.: 12 FILE NO.: Z-7817
NAME- Harper Accessory Dwelling — Conditional Use Permit
LOCATION: 111 Pearl Street
OWNER/APPLICANT: Gary E. Harper/Eugene Levy
PROPOSAL: A conditional use permit is requested to allow for
expansion of the existing, nonconforming accessory
dwelling located on this R-3 zoned lot.
SITE LOCATION:
The property is located on the east side of Pearl Street, just south of West
Markham Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located at the northern fringe of the Capitol View — Stifft's
Station Neighborhood. Single family and multifamily properties are
located immediately adjacent to the site and extending south, east and
west. A nonconforming doctor's office (this applicant) is located just to the
south. Just north of the site, an area of commercial zoning and uses are
located along Markham Street. This accessory dwelling has existed for
many years. Nothing under this proposal will affect the site's continued
compatibility with the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Capitol View — Stifft's
Station Neighborhood were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site has a paved driveway which is shared with the adjacent lot. No
changes are proposed to the driveway or parking area. The accessory
dwelling and single family residence each require one on-site parking
space. The applicant proposes to continue the stacked parking
arrangement in the existing driveway. On -street parking is also available.
4. SCREENING AND BUFFERS:
No Comments.
April 28, 2005
IISLVi1111121 Eel 0ffi%OTOis#
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: Approved as submitted.
Southwestern Bell: No Comments received.
FILE NO.: Z-7817
Water: Contact Central Arkansas Waters if larger and/or additional water
meter(s) are required.
Fire Department: No Comments received.
County Planning: No Comments.
CATA: A CATA Bus Route is located north of this site at Markham
Street.
SUBDIVISION COMMITTEE COMMENT: (APRIL 17, 2005)
The applicant was present. Staff presented the item and noted there were few
outstanding issues. Staff asked the applicant to provide information on the
proposed design of the addition. Staff also noted that there were already
separate utilities serving each structure. Staff noted that the property owner
would not live on the site; that his daughter occupied the principal structure and
his son was to occupy the accessory dwelling. Dr. Harper stated both units were
rental when he acquired the property. Staff asked about the availability of
parking on-site. Dr. Harper responded that he proposed to continue the stacked
parking arrangement that had always been used in the past.
There were no other comments. The committee forwarded the item to the full
Commission.
2
April 28, 2005
IIl: 1MA104rem IRM(C.Tif�
STAFF ANALYSIS:
FILE NO.� Z-7817
The R-3 zoned lot located at 111 Pearl Street contains a one-story single family
residence, an accessory building (garage — storage) and a nonconforming
accessory dwelling. The applicant proposes to remodel the accessory dwelling;
including maintenance and repair of the plumbing, electrical and structural
elements. The applicant also proposes to construct additions for a bedroom and
a balcony. It is the construction of the additions that creates the need for a
conditional use permit.
The proposed bedroom addition is the approximate size of an existing balcony
which is to be removed, so the footprint of site coverage will remain similar. The
bedroom and new balcony are to be located on the rear of the existing accessory
structure. An overgrown, unimproved alley right-of-way behind the site serves as
a buffer and provides good screening. The accessory dwelling and principal
dwelling already have separate utilities. The units were both rental dwellings
when the applicant acquired the property. The proposed addition will be
constructed with hardboard siding and a composition shingle roof to match the
existing structure. Once completed, the accessory dwelling will contain one
bedroom, one bathroom, a kitchen and living area.
Staff believes it is appropriate to allow for the remodeling and expansion of this
nonconforming accessory dwelling. The use is compatible with uses in the area
which include multifamily, single family, other accessory dwellings and several
nonresidential uses.
Parking will continue as it has for many years; stacked in the existing, shared
driveway. The 1916 bill of assurance does not address use issues.
The property owner does not occupy either dwelling. Under this proposal, his
daughter is to occupy the principal dwelling and his son is to live in the accessory
dwelling. The property does have a history of use as rental property and staff
believes it is appropriate to allow a variance permitting the property owner not to
occupy the site.
To staffs knowledge there are no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. as filed.
Staff recommends approval of variances to allow the continued stacked parking
arrangement, to allow area coverage to exceed 30% of the required rear yard
and to allow the property owner not to occupy either dwelling on the site.
3
April 28, 2005
ITEM NO.: 12 (Cont.
FILE NO.: Z-7817
PLANNING COMMISSION ACTION: (APRIL 28, 2005)
The applicant was present. There were no objectors present. Staff had received
one (1) letter of support from a neighborhood resident. Staff presented the item
and a recommendation of approval, including the variances 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 by a vote of 10 ayes, 0 noes and 1 absent.
rd