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HomeMy WebLinkAboutZ-8426 Staff AnalysisFebruary 19, 2009 ITEM NO.: 5 FILE NO.: Z-8426 NAME: Ashcraft Accessory Dwelling — Conditional Use Permit LOCATION: 1720 Walnut Grove Road OWNER/APPLICANT: Michael Ashcraft/Marlor Engineering PROPOSAL: A conditional use permit is requested to allow use of a portion of an accessory building on this 12.73 acre, AF zoned tract as an accessory dwelling. 1. SITE LOCATION: The property is located at the corner of Kanis and Walnut Grove Roads. The property is outside of the city limits but within the City's zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a rural area characterized by homes and farms on large tracts and large areas of undeveloped, wooded properties. The large tract contains a single family residence and several accessory buildings, including the one proposed for use as an accessory dwelling. The applicant proposes to use 900 square feet of the existing 3,000 square foot building as the accessory dwelling. The proposed use should be compatible with the neighborhood. All owners of properties located within 200 feet of the site, and all residents within 300 feet were notified of the proposal. 3. ON SITE DRIVES AND PARKING: Both the single family residence and the proposed accessory dwelling are served by separate driveways off of Walnut Grove Road. Both driveways are paved and provide parking well in excess of the one (1) space per dwelling requirement of the code. 4. SCREENING AND BUFFERS: No Comments. February 19, 2009 ITEM NO.: 5 5. PUBLIC WORKS COMMENTS: FILE NO.: Z-8426 1. Kanis Road is classified on the Master Street Plan as a minor arterial with a proposed ninety (90) foot right-of-way. This street is planned to be constructed with five (5) lanes, curb, gutter and sidewalks and a potential of 18,000 vehicles per day. 2. Walnut Grove Road is classified on the Master Street Plan as an principal arterial with a proposed one hundred ten (110) foot right-of- way. This street is planned to be constructed with five (5) lanes, curb, gutter and sidewalks and a potential of 18,000 to 25,000 vehicles per day. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comment. Entergy: No comment received. CenterPoint Energy: No comment received. AT&T (SBC): No comment received. Water: Central Arkansas Water does not have water service available in this area. Fire Department: Outside of service boundary. Contact local Volunteer Fire department and provide statement indicating ability to provide service and any comments. County Planning: Approved as submitted. CATA: Outside of service boundary. SUBDIVISION COMMITTEE COMMENT: (JANUARY 29, 2009) The applicant was present. Staff presented the item and asked the applicant to provide additional information on the proposed accessory dwelling, including square footage, other uses in the structure, whether separate utilities were requested and who would be occupying the dwelling. Public Works staff noted the master street plan projection for Kanis and Walnut Grove Roads as information for the applicant. 2 February 19, 2009 ITEM NO.: 5 (Cont. FILE NO.: Z-8426 Staff noted the utility and fire department comments and requested the applicant provide a statement from the local volunteer fire department. The applicant was advised to respond to staff issues by February 4, 2009. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The AF zoned, 12.73 acre tract located at 1720 Walnut Grove Road is occupied by a large, single family residence and several accessory buildings. One of the accessory buildings, a one-story, 3,000 square foot, metal building, is located on the eastern portion of the property. The applicant is requesting approval of a conditional use permit to allow use of 900 square feet of the 3,000 square foot structure as an accessory dwelling. The remaining 2,100 square feet of the structure is a garage/storage/shop area. The property is located outside of the city limits, within the City's zoning jurisdiction. Staff is supportive of the requested Conditional Use Permit. The 12.73 acre tract is more than large enough to support both the principal dwelling and accessory dwelling. The property owner could divide the tract into two parcels, each exceeding 5 acres, and two dwelling would be allowed without any approval from the City. The 900 square foot accessory dwelling will contain a one -bedroom efficiency apartment and will be occupied by family and friends of the property owner as a "guesthouse." The remainder of the 3,000 square foot structure will be used as garage/storage/shop area. There will be no commercial use of the garage portion of the structure. This is important because, in the recent past, the applicant's son has conducted some auto repair business in the building. He was notified by the City that auto repair is not permitted and the activity has ceased. The building already has separate utilities. To staff's knowledge, there are no outstanding issues. There is no bill of assurance for this acreage tract. The applicant responded to issues raised at Subdivision Committee as noted in the analysis above. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions in Sections 4, 5 and 6 of the agenda staff report. 2. There is to be no commercial use of the accessory building or the property other than those uses permitted in the AF zoned. 3 February 19, 2009 ITEM NO.: 5 (Cont. FILE NO.: Z-8426 PLANNING COMMISSION ACTION: (FEBRUARY 19, 2009) 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. M