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HomeMy WebLinkAboutZ-8061 Staff AnalysisJuly 6, 2006 ITEM NO.: 12 NAME: LOCATION: OWNER/APPLICANT PROPOSAL: 1. SITE LOCATION: FILE NO.: Z-8061 Reddig Accessory Dwelling — Conditional Use Permit 1301 Cumberland Street Karen Reddig A conditional use permit is requested to allow an accessory dwelling on this R -4A zoned lot. The property is located on the southeast corner of East 13th Street and Cumberland Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area that contains a variety of uses; both residential and nonresidential. The properties in this block of Cumberland are occupied by single family residences, duplexes and multifamily. The structure adjacent to the south is a fourplex. Within the broader area, there are office uses, a nursing home, vacant lots and additional multifamily. The proposed accessory dwelling is compatible with uses in the area. The Little Rock Historic District Commission has approved the structure. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the MacArthur Park and Downtown Neighborhood Associations were notified of this request. As of this writing, staff has received no comments. 3. ON SITE DRIVES AND PARKING: The principal dwelling and accessory dwelling each require one on-site parking space. A two car garage is located on the ground level of the accessory dwelling with access off of the alley. 4. SCREENING AND BUFFERS, No Comments. July 6, 2006 ITEM NO.: 12 Cont. FILE NO.: Z-8061 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comments received. CenterPoint Energy: No comments received. AT&T (SBC): No comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If this is two parcels, a water main extension will be required to serve the rear lot. Fire Department: Approved as submitted. County Planning: No Comments. CATA: A CATA bus route is located one block southeast of this site, at Rock and 14th Street. SUBDIVISION COMMITTEE COMMENT: (JUNE 15, 2006) The applicants were not present. Staff presented the item and noted little additional information was needed. In response to questions from staff, the applicants stated separate utilities were not requested, the accessory dwelling would be occupied by family and guests and it would not be rented. Staff noted the requested fence height and street side yard setback variances. Staff also noted any approval would also require compliance with conditions of the Little Rock Historic District Commission. The Committee determined there were no other issues and forwarded the item to the full Commission. AFF ANALYSIS: The R -4A zoned property located at 1301 Cumberland is occupied by a one- story, brick and frame single family residence and a two-story accessory structure. The ground floor of the accessory structure contains a two -car garage 2 July 6, 2006 ITEM NO.: 12 (Cont.) FILE NO.: Z-8061 and storage. The applicant is requesting approval of a conditional use permit to allow the second floor of the structure to be used as an accessory dwelling. The accessory dwelling be used for guests and family members. No separate utilities are requested. The accessory dwelling will not be rented. Variances are requested to allow a reduced street side yard setback and to allow an increased fence/wall height. On May 8, 2006, the Little Rock Historic District Commission approved the structure subject to compliance with various conditions related to design elements. Staff is supportive of the applicant's proposal. The proposed accessory dwelling is to be used as a guest house and is not to be rented. Utilities are not to be separated. The structure is not out of character with the mixed residential nature of this neighborhood. The structure does have a 5 -foot street side yard setback; less than the 15 feet required by the code. The 5 -foot setback meets the ordinance requirement for principal structures on this lot and the structure does line up with the home. Access to the garage is from the alley; not directly from the street so there are no traffic/sight distance problems. A split face block wall encloses the rear yard, creating an enclosed courtyard. The wall on the north side of the property ranges in height from 7'6" on the east end to 6'2" on the west end with a height of 9'6" over a doorway. Most of this wall is within the allowable setback so only a small area at the east end requires a variance for increased wall height. The wall is setback 5 feet from the East 13th Street property line and creates no sight distance problem. The property across 13th Street to the north is AHTD right-of- way. The wall does not impact other properties. The wall on the south side of the property ranges in height from 6'10" on the east end to 67, on the west end; slightly taller than the allowable height of 6 feet. This is a relatively minor variance which appears not to impact other properties. To staff's knowledge, there are no outstanding issues. Approval of the C.U.P. will be conditioned upon compliance with the conditions of the Little Rock Historic District Commission. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow the accessory dwelling subject to compliance with the following conditions: 1. The accessory dwelling is to be occupied by guests and family members of the property owners. 2. The property owners must occupy the principal dwelling on the site. 3. The accessory dwelling is not to be rented. 3 July 6, 2006 ITEM NO.: 12 (Cont, FILE NO.: 4. Compliance with the conditions of the Little Rock Historic District Commission approval. Staff recommends approval of the requested street side yard setback and fence/wall height variances. PLANNING COMMISSION ACTION: (JULY 6, 2006) 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 by a vote of 9 ayes, 0 noes and 2 absent. 0