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HomeMy WebLinkAboutZ-8624 Staff AnalysisJanuary 6, 2011 ITEM NO.: 0 NAME: LOCATION: CVVNER/APPLICANT FILE NO.: Z-8624 Pearson Accessory Dwelling — Conditional Use Permit 16515 Whippoorwill Lane Carolyn and William Pearson PROPOSAL: A conditional use permit is requested to allow for construction of an accessory dwelling on the rear of this R-2 zoned, 10 acre tract. 2 SITE LOCATION: The property is located outside of the city limits, within the City's extraterritorial zoning jurisdiction. The site is located at the end of Whippoorwill Lane, west of Crystal Valley Road, approximately 1 Y2 miles west of the city limits. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a rural area outside of the city limits. Uses around the area are primarily a variety of single family residences on large tracts and large tracts of undeveloped properties. A scattering of nonresidential uses, including a church, office building and auto repair business are located in the general area. The property is approximately 10 acres in size and the placement of the small accessory dwelling will exceed setback requirements. Allowing the proposed guest cottage should not impact any other properties. Notice of the public hearing was sent to allow owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and SWLR United for Progress. 3. ON SITE DRIVES AND PARKING: The existing principal dwelling and proposed accessory dwelling each require one on -site parking space. An existing asphalt driveway provides access to a 4-car carport attached to the house. A new driveway will be extended off of the existing driveway to provide access to the accessory dwelling. A two -car carport or garage will be built adjacent to the accessory dwelling. The new driveway will be gravel, to help maintain the rustic, natural feel of the property. January 6, 2011 ITEM NO.: 9 (Co 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORDS COMMENTS. No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS, Wastewater: Outside service boundary, no comment. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. FILE NO.: Z-8624 Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: To ensure that Crystal Fire Department could provide fire protection to the structure, an all -season road to the structure is needed. County Planning: Approved as submitted. CATA: Outside service boundary. 2 January 6, 2011 ITEM NO.: 9 FILE NO.: Z-8624 SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 2010) The applicant, Carolyn Pearson, was present. Staff presented the item and noted little additional information was needed. In response to questions from staff, Ms. Pearson stated separate utilities would be requested and the driveway to the accessory dwelling would be gravel. Staff noted proof of an approved septic system would need to be provided prior to constructing the accessory dwelling. Utility and Public Works Comments were noted. The Committee determined there were no other issues and forwarded the item to the full Commission. TAFF ANALYSIS: The 10-acre tract located at 16515 Whippoorwill Lane is occupied by a one-story, brick and frame, single-family residence and several barns and outbuildings. A pond is located on the east 1/3 of the site. The applicants are requesting approval of a conditional use permit to allow for construction of a small guest cottage (accessory dwelling) across the pond from the existing house. The proposed accessory dwelling will contain one bedroom, one bath, a kitchen and living area. The accessory dwelling will be used only as a guest cottage for friends and family. It will not be rented. The structure will be built of brick and frame, with a pitched, shingled roof. A gravel driveway will provide access. A two -car carport or garage will be built adjacent to the structure. To staff's knowledge there are no outstanding issues. Separate utilities are requested. There is no bill of assurance for this acreage tract. Proof of septic system approval will be provided prior to construction. Allowing construction of this small guest cottage on the rear of this 10-acre tract should have no effect on other properties. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 3 January 6, 2011 ITEM NO.: 9 Cont. FILE NO.: Z-8624 2. Proof of septic system approval must be provided to staff prior to construction of the accessory dwelling. 3. Use of the accessory dwelling is to be limited to a guesthouse for occupancy by friends and family of the property owners. The structure is not to be rented. 4. The property owners must reside on the property. Staff recommends approval of separate utilities. PLANNING COMMISSION ACTION: (JANUARY 6, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as 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 8 ayes; 0 noes, 1 absent and 2 open positions. 0 SUBDIVISION COMMITTEE COMMENTS DECEMBER 9, 2010 ITEM NO.: 9. PEARSON ACCESSORY DWELLING CONDITIONAL USE PERMIT — 16515 WHIPPORWILL LANE (Z-4624) Planning Staff Comments: 1. There is no Bill of Assurance for this acreage tract. 2. Are separate utilities requested? 3. Must provide proof of approved septic system prior to construction. 4. Will the driveway to the accessory dwelling be paved? Variance/Waivers: None requested. Public Works: 1. No Comments. Utilities and Fire Department/County Planning. Wastewater: Outside service boundary, no comment. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certfiied Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thdreafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: To ensure that Crystal Fire Department could provide fire protection to the structure, an all - season road to the structure is needed. County Planning: Approved as submitted. CATA: Outside service boundary. Planning Division; No Comments. Landscape: No Comments. ITEM NO.: 9. CON'T Z-8624 Other: Submit responses to staff comments and four (4) copies of revised site plan, (if required), no later than Wednesday December 15, 2010. Required notices must be sent via certified mail not later than Wednesday December 22, 2010 and proof of notification returned to staff by December 30, 2010. Page 1 of 1 Carney, Dana From: Carolyn Pearson [Icpearson@ualr.edu] Sent: Tuesday, December 14, 2010 9:09 AM To: Carney, Dana Subject: planning staff comments Mr. Carney, at the meeting December 9 you never indicated whether I should respond to the Planning Staff Comments in writing or not, so I'm hoping this email will suffice. 1. no Bill of Assurance was located, the county assessor's office indicated that what would have been Crystal Valley subdivision was unrecorded and never came to fruition. 2. yes, separate water and power is requested and Entergy will come overhead, water will be run along the pond levee. 3. 1 contacted my builder Joe Stillman this morning and asked him to get his person to get on with the perc test if needed and septic tank permit. 4. the driveway will be graveled along the pond levee. As for the reduced pressure zone backflow preventer assembly (RPZ) my builder had already mentioned that and knew it had to be done as he indicated that was usually standard, so it will be done. L Carolyn Pearson Professor of Measurement and Evaluation Executive Editor, Journal of Educational Research Educational Foundations - Department of Educational Leadership College of Education University of Arkansas - Little Rock Little Rock, AR 72204 Icpearson@ualr.edu 501.569.3552 12/14/2010