HomeMy WebLinkAboutZ-9234 Staff AnalysisAugust 3, 2017
17, rem M,
FILE NO.: Z-9234
NAME: Long Accessory Dwelling — Conditional Use Permit
LOCATION: 19 River Valley Road
OWN ERIAPPLICANT, Chad Long
PROPOSAL: A conditional use permit is requested to allow for
construction of an accessory dwelling on this R-2
zoned lot.
SITE LOCATION:
The property is located on the east side of River Valley Road, in the River
Ridge Neighborhood off of Cantrell Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a neighborhood of larger single family homes.
Although it is not readily apparent, it appears that at least two other
properties in the neighborhood contain accessory dwellings. The
subdivision's bill of assurance does permit guest houses. The addition of
a guest house should have no effect on other properties in the
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site. There is no contact information for the River
Ridge Neighborhood Association in the City's database.
3. ON SITE DRIVES AND PARKING:
The principal dwelling and proposed accessory dwelling each require one
parking space. There is existing paved parking available for four vehicles.
No change to the parking is proposed.
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS:
No Comments.
August 3, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9234
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Service is already
being provided to this property from the rear of the property. Contact
Entergy in advance to discuss any changes to electrical service
requirements, or adjustments to existing facilities (if any) as this proposal
proceeds.
Centerpoint Energy: No comments received
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: No comment.
Building Codes: No comment.
County Planning: No comments.
Rock Region METRO:
a) Location is not served by METRO. We have no objections to proposed
improvements.
SUBDIVISION COMMITTEE COMMENT: (JULY 12, 2017)
Applicant Nicole Long was present. Staff presented the item and noted some
additional information was needed. The applicant was asked to provide
information on the proposed construction materials and to provide a description
of the number and types of rooms in the proposed accessory dwelling. Staff
asked the applicant to determine if separate utilities would be requested. In
response to a question, Ms. Long stated the accessory dwelling would not ever
be a rental unit; that it would only serve as a guest house.
Staff informed the Committee of the needed variance for a reduced front setback
of 50 feet.
Public Works, Fire Department and Other Agency Comments were noted.
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August 3, 2017
ITEM NO.., 4 (Cont.) FILE NO.: Z_9234
The applicant was advised to provide responses to staff issues by July 19. The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
The "R-2" zoned lot located at 19 River Valley Road is occupied by a two-story
single family residence. The applicants are requesting approval of a conditional
use permit to allow for the construction of an accessory dwelling (guest house).
The proposed accessory dwelling will consist of a 600 square foot wood frame
structure with vinyl siding and asphalt shingled roof. The roof and building color
will match the existing home. The accessory dwelling will be in the form of a studio
apartment with a big room and a single bathroom that is closed for privacy. The
living area, sleeping area and kitchen will all be in the main space. No separate
utilities are requested. The accessory dwelling will not be a rental unit.
Occupancy will be limited to friends and family members of the property owners
who will reside on site.
To staff's knowledge, there are no outstanding issues. The 1962 Bill of Assurance
for River Ridge Manor (which may or may not still be in effect) permits "guest
house, servant's quarters and other outbuildings incidental and related to the
residential use of the permission..."
A variance is requested to allow a front yard setback of 50 feet rather than the
typical ordinance requirement of 60. The property does have a severe slope
downward from the street and the buildable area is nearer the existing house.
Staff believes there is justification to approve the minor setback variance.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda
staff report.
Staff recommends approval of the requested front setback variance.
PLANNING COMMISSION ACTION: (AUGUST 3, 2017)
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. Staff also recommended approval of the requested
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August 3, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9234
front setback variance. There was no further discussion. The item was placed
on the consent agenda and approved, including the setback variance, by a vote
of 9 ayes, 0 noes and 2 absent.
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SUBDIVISION COMMITTEE COMMENTS
JULY 12, 2017
ITEM NO.: 4. LONG ACCESSORY DWELLING
CONDITIONAL USE PERMIT
19 RIVER VALLEY ROAD Z-9234
Planning Staff Comments:
1. The 1962 Bill of Assurance for River Ridge Manor (which may or may not still be in effect) permits
"guest house, servant's quarters and other outbuildings incidental and related to the residential use
of the premises..."
2. Provide description of the construction materials; finish, roof, etc...
3. What will the accessory dwelling contain; number and types of rooms
4. Are separate utilities requested?
5. Will the accessory structure ever be a rental unit?
Variance/Waivers:
• Reduced front setback of 50 feet (60' required)
Public Works: No comments
Utilities and Fire Department/County Plannin&_
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Service is already being provided to this property from
the rear of the property. Contact Entergy in advance to discuss any changes to electrical service
requirements, or adjustments to existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
ITEM NOA. CON'T Z-9234
Fire Department: No comment.
Building Codes: No comment.
County Planning: No comments.
Rock Region METRO:
a) Location is not served by METRO. We have no objections to proposed improvements.
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, July 19, 2017. Required notices are to be sent via certified mail to all owners of properties
located within two hundred (200) feel of the site no later than Wednesday July 19, 2017. The City provided
notice form must be used. Proof of notices is to be provided to staff no later than July 28