Loading...
HomeMy WebLinkAboutZ-9109 Staff AnalysisMarch 10, 2016 ITEM NO.: 6 NAME: LOCATION: OWNER/APPLICANT PROPOSAL - SITE LOCATION: FILE NO.: Z-91 Russell Accessory Dwelling — Conditional Use Permit 1615 N. Harrison Street Karen Russell/Jeremiah Russell, Rogue Architecture A conditional use permit is requested to allow for construction of an accessory dwelling on this R-2 zoned lot. The property is located on the east side of N. Harrison Street, south of Cantrell Road and north of " O" Street. 2. COMPATIBILITY WITH NEIGHBORHOOD- 3 The property is located in a well -established, older, single family neighborhood. Many of the properties in the immediate area contain larger, two-story accessory buildings and some of those contain accessory dwellings. The proposed rear yard area coverage is 36%, slightly larger than the code -allowed maximum of 30%. Again, this does not appear to be out of character with the neighborhood. The accessory dwelling is to be occupied by the owner's family, close relations or guests. The applicant has stated it will not be a rental unit. Staff believes the proposed use is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Forest Park Neighborhood Association. As of this writing, staff has received no comments. ON SITE DRIVES AND PARKING: The existing residence and proposed accessory dwelling each require one on -site parking space. A single driveway off of Harrison Street provides parking. Additionally, the proposed accessory building contains a ground floor garage with access off the alley to the rear. 4. SCREENING AND BUFFERS: No comments. March 10, 2016 ITEM NO.: 6 (Cont.) FILE NO.: Z-9109 5. PUBLIC WORKS COMMENTS: No comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the existing residence. However, an overhead power line exists on the west side of the alley very close to the location of the proposed garage. Care must be used to follow all NESC and OSHA clearance requirements when construction is occurring an energized power line. Contact Entergy in advance if electrical service needs change as a result of the change in allowable use. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: No comments. Buildina Codes: No comment. County Planning: No comment. Rock Region METRO: The location is currently served by METRO on Routes 1 & 21. We have no objection to the plans as shown. Planning Division: No comment. 2 March 10, 2016 ITEM NO._. 6 Cont.) _ FILE NO.: Z-9109 SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 17, 2016) Jeremiah Russell was present, representing the application. Staff briefly described the proposed accessory dwelling project. Staff noted that additional information was needed regarding building design, utilities and whether or not the accessory dwelling will be rental. Staff noted that variances were requested for reduced side setback and rear yard coverage for the proposed accessory dwelling structure. Staff noted that there were no Public Works or Landscape comments. After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: The R-2 zoned lot located at 1615 N. Harrison Street is occupied by a one-story, brick and frame, single family residence and a detached, one-story, frame garage. The applicant is proposing two projects. The first is to add onto the rear and side of the existing house with two, one-story additions. These additions comply with code requirements. The second project is to remove the existing one-story garage and replace it with a two-story accessory structure. The new building will have a garage and storage space on the ground floor and a studio apartment on the second floor. The proposed accessory dwelling requires a conditional use permit. The proposed accessory structure is to be placed at the same location as the existing garage and much of the existing foundation. The new structure meets setback requirements with the exception of the north side yard setback. The applicant desires to maintain the existing setback of 2± feet. The code typically requires a side yard setback of 3 feet for accessory structures. The new structure will occupy 36% of the required rear yard. The code typically allows a rear yard coverage of 30%. The proposed new accessory structure will be wood frame with wood siding to match the existing house. The roof will be pitched to match the house with architectural asphalt shingles. The maximum height of the accessory structure at the ridge will be approximately 21' 6". An exterior stair will provide access to the second floor accessory dwelling. The accessory dwelling will contain a bathroom, closets and an open area serving as combined sleeping, living and kitchen area. No separate utilities are requested for the accessory structure. Occupancy of the accessory dwelling will be limited to family, close relations and friends of the property owner, who will reside on site. The accessory dwelling is not proposed as rental property. Kl March 10, 2016 ITEM NO.: 6 (Cont.) FILE NO.: Z-9109 To staff's knowledge, there are no outstanding issues. The proposed two-story accessory structure with an accessory dwelling does not appear to be out of character for the neighborhood. There are several two-story accessory structures in the immediate area and some of those contain accessory dwellings. The applicant states he was informed by the county clerk's office that no plat/bill of assurance for Englewood Addition is on file. STAFF RECOMMENDATION: Staff recommends approval of the request CUP subject to compliance with the following conditions: 1. Compliance with the comments in Section 6 of the agenda staff report. 2. One of the dwellings (accessory or principal) must be occupied by the property owner as required by the Zoning Ordinance. 3. The accessory dwelling is to be occupied only by family, close relations and guests of the property owner and is not to be rented. Staff recommends approval of the requested side yard setback and rear yard coverage variances for the proposed accessory structure. PLANNING COMMISSION ACTION: (MARCH 10, 2016) 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, including all staff comments and conditions and the recommended variances. The vote was 11 ayes, 0 noes and 0 absent. El