HomeMy WebLinkAboutZ-9152 Staff AnalysisAUGUST 3, 2016
ITEM NO.: 7. LOWDERMILK ACCESSORY DWELLING
CONDITIONAL USE PERMIT
221 LINWOOD COURT Z-9152
PlanningL Staff Comments:
1. The 1922 bill of assurance/plat for Crystal Court addition does not address use issues.
2. Provide information on just what amenities the garage apartment will contain.
3. Provide information on exterior materials to be used for garage -apartments structure. Will they
match the house?
4. Will the accessory dwelling (garage apartment) be rental?
5. In the R-3 zoning district, one of the dwellings (principal or accessory) must be occupied by the
property owner.
Variance/Waivers:
• Reduced side yard for additions to the house.
Public Works: No comments.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: No building to be constructed over existing 6" sewer main (installed 1912).
Entergy: Entergy does not object to this proposal. However, a power line exists in the rear of this property
with an electrical service line feeding the existing structure(s). Please contract Entergy in advance
to ensure that service needs are understood and met, and that clearances can be double checked to
any proposed construction to ensure that NESC and OSHA required clearances are maintained
during the process.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: Full plan review
Building Codes:
Project is subject to residential plan review and approval prior to issuance of a building permit. Contact
the permit desk at 501-371-4832 for requirements
ITEM NO.:7. CON'T Z-9152
County Planning: No comments.
Rock Region METRO:
a) Location is served by METRO on Route 8 Rodney Parham. We have no objections to this
conditional use permit for and accessory building with studio apartment on second floor.
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, August 10, 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 August 10, 2016, The City -
provided notice form must be used. Proof of notices is to be provided to staff no later than August 19.
August 25, 2016
ITEM NO.: 7
FILE NO.: Z-9152
NAME: Lowdermilk Accessory Dwelling — Conditional
Use Permit
LOCATION: 221 Linwood Court
OWNER/APPLICANT: Jamie Lowdermilk
PROPOSAL: A conditional use permit is requested to allow for an
accessory dwelling to be located on the second floor
of a proposed new garage/accessory building on this
R-3 zoned lot.
SITE LOCATION:
The property is located on the east side of Linwood Court, Midway
between West Markham Street and Crystal Court.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a neighborhood of single family residences
ranging in size and style from small bungalows to large, two-story homes.
There are some accessory dwellings scattered throughout the general
area, some of which pre -date the current zoning regulations and some of
which were approved by conditional use permits.
Staff believes the proposed accessory dwelling is not out of character with
the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Hillcrest Neighborhood Association.
3. ON SITE DRIVES AND PARKIN
The existing residence and proposed accessory dwelling each require one
on -site parking space. The proposed garage will accommodate one vehicle.
The driveway is deep enough to accommodate several additional vehicles.
4. SCREENING AND BUFFERS:
No Comments.
5, PUBLIC WORKS:
No Comments.
August 25, 2016
ITEM NO.: 7 Cont. FILE NO.: Z-91
6. UTILITY, FIRE DEPT. AND CATA COMMENTS. -
Little Rock Wastewater: No building to be constructed over existing
6" sewer main (installed 1912).
Entergy: Entergy does not object to this proposal. However, a power line
exists in the rear of this property with an electrical service line feeding the
existing structure(s). Please contract Entergy in advance to ensure that
service needs are understood and met, and that clearances can be double
checked to any proposed construction to ensure that NESC and OSHA
required clearances are maintained during the process.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: Full plan review
Building Codes:
Project is subject to residential plan review and approval prior to issuance
of a building permit. Contact the permit desk at 501-371-4832 for
requirements
County Planning: No comments.
Rock Region METRO:
a) Location is served by METRO on Route 8 Rodney Parham. We have
no objections to this conditional use permit for and accessory building
with studio apartment on second floor.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2016)
The applicant was present. Staff presented the item and noted some additional
information was needed on the exterior materials to be used for the structure and
just what amenities the garage apartment would contain. In response to a
question from staff, the applicant stated it was not her intent to rent the
apartment.
Staff noted that Little Rock Wastewater had determined that a 6" sewer main,
constructed in 1912, extended from north to south through this block and through
the rear portion of the applicant's property. The applicant stated she had been in
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August 25, 2016
ITEM NO.: 7 (Cont.
FILE NO.: Z-9152
contact with LRWW and they were coming out to mark the location of the sewer
main. Once that is done, the applicant and her architect will determine what, if
any changes need to be made in the proposed site plan.
There were no other issues. The Committee advised the applicant to submit
responses to staff by August 10. The item was then forwarded to the full
Commission.
STAFF ANALYSIS:
The owner/occupant of the R-3 zoned, single family residential property located
at 221 Linwood Court is requesting approval of a conditional use permit to allow
an accessory dwelling. The applicant proposes to remove an existing, detached
garage building and to replace it with a two-story accessory building containing a
garage on the ground floor and an efficiency apartment on the second floor.
Associated with this proposal, the applicant will be making improvements to the
existing home; including constructing a porte-cochere on the north side and a
master bedroom and sunroom addition on the east (rear) of the house.
The efficiency apartment will contain a bathroom, efficiency kitchen and an open
space containing living and sleeping area. The new building will be constructed
of materials to match and complement the house. The apartment will be used by
the applicant and her husband as an "escape or man cave", as an apartment for
a grown child, if needed or as a guest suite for friends and family who come to
visit. It will not be used as rental property.
Staff from Little Rock Wastewater Utility went to the site and marked the location
of the 6" sewer line that traverses the lot. The applicant's architect has made a
slight modification to the site plan to accommodate the sewer line, which runs
between the house and the proposed accessory building.
The proposed accessory building complies with all ordinance standards for
setbacks, height and area coverage. The proposed additions to the house will
have a setback of 3 feet on the sides, less than the typical requirement of 5 feet.
The existing house has a side yard setback of less than a foot on the south side
so the new addition will actually have a greater setback. Letters of support from
the owners of the properties to the north and south have been provided.
To staff's knowledge, there are no outstanding issues. The 1922 plat bill of
assurance does not address use issues-
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August 25, 2016
ITEM NO.: 7 (Cont.
STAFF RECOMMENDATION:
FILE NO.: Z-9152
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Section 6 of the agenda staff report.
Staff recommends approval of the requested side yard setback variances for the
associated additions to the existing house.
LANNING COMMISSION ACTION:
(AUGUST 25, 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 variances. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff with a vote of 9 ayes, 0 noes and 2 absent.
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