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HomeMy WebLinkAboutZ-9485 Staff AnalysisJanuary 30, 2020 EM NO.: 7 FILE NO.: Z- 9485 NAME Strong Accessory Dwelling — Conditional Use Permit LOCATION: 205 Ridgeway OWNER/APPLICANT: Aaron and Anna Strong/ Owners and Applicants PROPOSAL: A conditional use permit is requested to allow an accessory dwelling on the second floor of a two-story accessory structure. The ground floor will contain a garage. The property is zoned R-3. SITE LOCATION: The site is located on the east side of Ridgeway, one block north of W. Markham Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a neighborhood that is primarily single family in zoning and use. Higher density properties are located about two blocks to the south and east, on Markham and Kavanaugh respectively. There are other accessory dwellings in the area around this site; some approved through the action of the planning commission and some being non -conforming. This proposed accessory structure with a second floor accessory dwelling is to replace one that, according to the applicant, has existed for many years. The applicant states the purpose of the accessory dwelling is to serve visiting family and friends. Staff believes the proposed accessory dwelling 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 Hillcrest and Save Hillcrest Neighborhood Associations. 3. ON SITE DRIVES AND PARKING The principal dwelling and proposed accessory dwelling each require one on -site parking space. The site contains a paved driveway and parking area off of the street. The accessory structure will contain a two -car garage with access off of the alley. 4. SCREENING AND BUFFERS. - No comments. January 30, 2020 ITEM NO.: 7 Cont. FILE NO.: Z- 9485 5. PUBLIC WORKS: No comments- 6- UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authorit : Sewer Available to this Site. Suggest not building over existing sewer service line. Entergy: No comment. Entergy objects to this proposal. The proposed 2 story building will not comply with the NESC clearances, the building will be too close to existing primary lines in the alley. Also, OSHA requires a 10' minimum clearance for construction. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities. Centerpoint Energy: No comment. AT&T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. 2 January 30, 2020 f lr W It► [01WAff[4TTii] rl Building Codes: FILE NO.: Z- 9485 NOTE: 2"d floor occupancy must have 1 hour fire separation from lower level garage. Both Levels require Smoke Detectors, Carbon Monoxide Detection and Fire Extinguishers. Egress must be direct to the outside from the 2"d floor by either an exterior stair or a protected fire rated stair down to the first floor with an exterior door in the lower level stair enclosure. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: No comments received. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (December 23, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. In response to a question, the applicant stated he would prefer not to have separate utilities, if possible. Staff informed the committee that the accessory dwelling was proposed for occupancy only by visiting family and friends and that it would not be rented or leased or used as a permanent residence for anyone. Staff made note of Entergy's objection due to the proximity of power lines in the alley. The applicant stated he was working with Entergy staff to resolve their concern and to come up with an alternative; burying the line, relocating the line or moving the proposed accessory building. Comments from the other departments and reviewing agencies were noted. The committee determined there were no outstanding issues and forwarded the item to the full commission. STAFF ANALYSIS: The R-3 zoned property located at 205 Ridgeway is occupied by a 1 Y2 story stucco and frame, single family residence. A two story accessory structure has recently been removed. That structure contained garage space on the ground floor and living area on the second floor. The applicants had hoped to remodel the existing structure but it was not structurally sound. The applicants are requesting approval of a conditional use permit to allow for construction of a new, 3 January 30, 2020 ITEM NO.: 7 (Cont. FILE NO.: Z- 9485 two-story accessory structure that will contain a two -car garage on the ground floor and an accessory dwelling on the second floor. The exterior finishes of the new structure are to match the house and blend with the architectural style of the neighborhood. The new accessory structure is similar in size as the previous building and is proposed to be built in the approximately the same location. The accessory dwelling is proposed to be used only for visiting family and friends. It will not be rented or leased and will not be used as a permanent residence for anyone. Approval of this CUP will not allow either dwelling unit to be utilized for short-term rental (Airbnb type use). The site is located in the Hillcrest Design Overlay District. Staff has reviewed the site and the proposed new accessory building for compliance with the DOD standards. The proposed project complies with the standards. Staff is supportive of the proposed CUP. The structure will basically replace one that has historically been on the site. Use of the accessory dwelling is limited to friends and family and serves as an extension of the principal dwelling. Sufficient parking is provided. The 1910 plat/bill of assurance for Midland Hills Addition does not address use issues. The applicant continues to work with Entergy regarding location of the proposed two story structure in relation to the power lines in the alley. If necessary, the structure can be moved farther away from the rear property line (alley). That issue will have to be resolved prior to requesting a building permit. STAFF RECOMMENDATION: Staff recommends approval of the CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 30, 2020) The applicant was present. There were no other persons registered in attendance_ 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 4 SUBDIVISION COMMITTEE COMMENTS DECEMBER 23, 2019 ITEM NO.:7. STRONG ACCESSORY DWELLING CONDITIONAL USE PERMIT Z-94851 Planning Staff Comments: 1. The 1910 plat/bill of assurance for Midland Hills Addition does not address use issues 2. Per the applicant, the accessory dwelling is to be used exclusively for visiting family and friends. It will not be rented or leased and will not be used as a permanent residence for any one, including family members 3. Are separate utilities requested? Variance/Waivers: • None requested. Public Works: No comments Utilities and Fire Department/County Planning: Little Rock Water Reclamation Authority: Sewer Available to this Site. Suggest not building over existing sewer service line. Entergy: No comment. Entergy objects to this proposal. The proposed 2 story building will not comply with the NESC clearances; the building will be too close to existing primary lines in the alley. Also, OSHA requires a 10' minimum clearance for construction. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities. Centerpoint Energy: No comment. AT&T: No comments received. Central Arkansas Water NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: ITEM NO.:7. (CON'T) Z-9485 Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501- 918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: NOTE: 2"d floor occupancy must have 1 hour fire separation from lower level garage. Both Levels require Smoke Detectors, Carbon Monoxide Detection and Fire Extinguishers. Egress must be direct to the outside from the 2"d floor by either an exterior stair or a protected fire rated stair down to the first floor with an exterior door in the lower level stair enclosure. County Planning: No comments. Rock Region METRO: No comments received Plannina 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, January 8, 2020. Required notice are to be sent via certified mail no later than Wednesday, January 15, 2020. The City provided notices form must be used. Proof of notices is to be provided to staff no later than January 24, 2020.