HomeMy WebLinkAboutZ-9135 Staff AnalysisJune 2, 2016
ITEM NO.: 9 FILE NO.: Z-9135
NAME: Orndorff Accessory Dwelling — Conditional Use Permit
LOCATION: 701 East 17t" Street
OWNER/APPLICANT: Mike Orndorff
PROPOSAL: A conditional use permit is requested to allow for
the construction of an accessory dwelling in
conjunction with the construction of a single family
dwelling on this R-4 zoned lot.
ITE LOCATION:
The property is located at the southeast corner of East 17t" and Bragg
Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within what is primarily a single family and two
family residential neighborhood. R-4, Two -Family, zoning extends for
several blocks around the site. Rockefeller Elementary School is located
across 17t" Street to the north. Marshall Square, a 16 lot historic district
of 1920's residences on small lots, is located one block to the east.
Two blocks to the south, the former Job Corps building has recently
been rezoned to allow an elderly housing development. The proposed
accessory dwelling, resulting in a total of two dwellings on an R-4 zoned
lot, appears to be 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 Pettaway and MacArthur Park
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The proposed single family residence and the accessory dwelling each
require one parking space. The applicant is proposing a two -car garage
for the residence and a two -car garage on the ground floor of the
accessory structure that contains the accessory dwelling. Each garage
structure will have a separate paved driveway onto Bragg Street.
4. SCREENING AND BUFFERS:
No Comments.
June 2, 2016
ITEM NO.: 9 Cont. FILE NO.: Z-9135
5. PUBLIC VVORKS COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection
of East 17th Street and Bragg Street.
2. The setback from the proposed dwelling and garages should be at
least 15 ft. from the side property line for a vehicle to park outside the
structures and not extend into the right-of-way.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS. -
Wastewater: Sewer available to this site across 18th Street. Each
separate dwelling must have its own sewer service. Main extension with
Easement required to serve proposed north dwelling.
Entergy: Entergy does not object to this proposal. A single phase
power line exists along the west side of the property along Bragg Street.
There do not appear to be any existing conflicts with Entergy facilities
on this property. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Building Codes: Residential Permits required.
County Planning: No comments.
Rock Region METRO: No comment received.
SUBDIVISION COMMITTEE COMMENT. (MAY 11, 2016)
The applicant was present. He presented a revised site plan indicating what had
previously been a detached garage now being attached to the house. Both the
garage addition and the proposed accessory structure, containing a garage and
an upstairs accessory dwelling, had been moved away from Bragg Street
perimeter to provide fifteen (15) feet of setback. Staff noted there was little
additional information needed.
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June 2, 2016
ITEM NO.: 9 (Cont_
FILE NO.: Z-9135
Public Works comments were noted and staff stated they could support the
15 foot side yard setback.
Utility and Building Code comments were noted.
Staff noted a variance was needed to allow a reduced setback for the accessory
structure from the 18th Street property line since the lot was a double -frontage lot.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for the construction of an
accessory dwelling on the R-4 zoned lot located at 701 East 17th Street. The
applicant proposes to construct a one story, single family residence with an
attached two -car garage. In conjunction with the new residence, the applicant
proposes to construct a two-story accessory structure containing a two -car
garage on the ground floor and a one -bedroom accessory dwelling on the
second floor.
The principal dwelling will be "Craftsmanesque" in its character to match the
predominate architecture in the neighborhood. The accessory structure will
have a siding exterior with pitched shingled roof with two dormers. The second
floor accessory dwelling will, in effect, be built into the pitched roof, reducing the
overall height of the structure. Each structure will have a paved driveway
providing access to the two -car garages. Separate utilities are requested.
The lot is a double frontage lot, with frontage on both East 17th and East 18th
Streets. A variance is requested to allow the accessory structure to have a
setback of 25 feet from the rear (18th Street) perimeter rather than the 60 feet
that the code typically requires. Staff supports the variance since 18th Street
functions more as an alley than a through street. It is treated as a rear yard or
side yard for the adjacent properties that front on the street.
Staff is supportive of the application. The property is zoned R-4 which allows a
two-family residence as a matter of right. By dividing the two -dwellings into a
principal dwelling and an accessory dwelling, the development actually fits with
the neighborhood better.
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June 2, 2016
ITEM NO.: 9 (Cont.) FILE NO.: Z-9135
To staff's knowledge, there are no outstanding issues. The 1891 plat/bill of
assurance for Bragg's Addition does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 5 and 6 of
the agenda staff report.
2. The structures are to be designed and have the exterior finishes as submitted
by the applicant with this application.
Staff recommends approval of the requested 18th Street setback variance for the
accessory structure.
PLANNING COMMISSION ACTION: (JUNE 2, 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, including the setback variance. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff,
including the setback variance, by a vote of 10 ayes, 0 noes and 1 absent.
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SUBDIVISION COMMITTEE COMMENTS
MAY 11, 2016
ITEM NO.: 9. ORNDORFF ACCESSORY DWELLING
CONDITIONAL USE PERMIT
701 EAST 17TH STREET Z-9135
Planning Staff Comments:
1. The 1891 Plat/Bill of Assurance for Bragg's Addition does not address use issues.
2. Located and describe any proposed fencing.
3. Both dwellings are rental and two sets of utilities are proposed.
4. All structures will have siding exterior with pitched, shingled roofs.
Variance/Waivers:
• Rear yard setback variance to allow the accessory dwelling and garage to be less than 60 feet from,
the property line.
Public Works:
1. A 20 feet radial dedication of right-of-way is required at the intersection of E. 17th St. and Bragg
St.
2. The setback from the proposed dwelling and garages should be at least 20 ft from the side property
line for a vehicle to park outside the structures and not extend into the right-of-way.
Utilities and Fire Department/County Planning_
Wastewater: Sewer available to this site across 181h St. Each separate dwelling must have its own sewer
service. Main extension with Easement required to serve proposed north dwelling.
Entergy: Entergy does not object to this proposal. A single phase power line exists along the west side of
the property along Bragg Street. There do not appear to be any existing conflicts with Entergy
facilities on this property. Contact Entergy in advance to discuss future service requirements, new
facilities locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Building Codes: Residential Permits required.
ITEM NO.:9. CON'T Z-9135
County Planning: No comments.
Rock Region METRO: No comment received.
Planning_ Division: No comments.
Landscape: No comments
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday, May 18, 2016. Required notices are to be sent via certified mail to all owners of properties
located within two hundred (200) feet of the site no later than Wednesday May 18, 2016. The City -provided
notice form must be used. Proof of notices is to be provided to staff no later than May 27, 2016