To: Planning and Zoning Commission
From: Sarah Hensley, Community Development Director
Subject:
Title
PUBLIC HEARING: Consider a request for a Specific Use Permit (SUP) for an approximately 2,500 square-foot Accessory Dwelling Unit on 2.15 acres located on the north side of Holly Court, approximately 450 feet north of the intersection of Holly Court and Barbara Lane, legally described as Lot 7, Block A of Holly Hills Addition, zoned Single-Family 36,000 square-foot lot size or greater (SF-36) and addressed 509 Holly Court. John Knipp, Owner. David Riley, Applicant. (SUP-23-0040)
Background:
The Applicant wishes to construct an approximately 2,500 square-feet Accessory Dwelling Unit (ADU) with an average height of 26’ that will serve multiple purposes. The first floor includes a garage and workshop. Second-story plans indicate storage and an apartment space with a full kitchen and bathroom.
UDC guidelines related to ADUs are as follows (Section 9.06(B):
Detached accessory dwelling units in the residential districts shall be allowed as an incidental residential use of a building on the same lot as the main dwelling unit and used by the same person or persons of the immediate family.
There are four SUP triggers for this proposed structure:
1. An SUP to construct an Accessory Dwelling Unit in the SF-36 Zoning District. (UDC Section 9.06 (B)(2) states that all accessory dwelling units require approval of a Specific Use Permit by the City Council.)
2. An SUP for exceeding 1,200 square-feet for any accessory building in SF-36. UDC Section 8.04 (2)(g)(2) restricts the maximum square footage of a detached accessory building in SF-36 to exceed 1,200 square feet unless approved by a SUP.
3. An SUP to allow the maximum height of the Accessory Dwelling Unit to exceed 15 feet. UDC Section 9.06 (A)(9) states the maximum height of the building shall not exceed an average of 15 feet unless approved by a SUP.
4. An SUP to allow the total square footage of all accessory structures to exceed 50% of the square footage of the existing home (3,988 square-feet). UDC Section 9.06 (1) states that the combined area of all accessory buildings on a lot shall be less than fifty percent (50%) of the main structure, unless approved by a SUP.
Building Design:
The UDC Section 9.06 (B)(4) states accessory dwelling units shall be constructed from the same materials as the main building. The front elevation of the proposed ADU is comprised primarily of brick, with two pedestrian entrances, an overhead garage door and cantilevered balcony. Side and rear elevations will be covered in siding with at least two windows per elevation. The existing home is almost entirely brick and stone, with some wood accents.
Site Design:
UDC Section 9.06 (B)(1) states that accessory dwelling units shall be constructed behind the main dwelling on a lot with a minimum area of 1.5 acres. The subject property is approximately 2.15 acres, and the proposed location of the ADU, positioned northeast of the existing home, follows this section of the UDC. The Applicant intends to follow all setback guidelines for the SF-36 district.
The property currently has two accessory structures, an approximately 288 square-foot cedar pergola next to the pool, and a 192 square-foot shed that will be removed if the SUP for the ADU is approved.
Summary:
Section 8.02 (F)(2) of the UDC states that when considering a SUP request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) The use is harmonious and compatible with surrounding existing uses or proposed uses;
2) The activities requested by the applicant are normally associated with the permitted uses in the base district;
3) The nature of the use is reasonable and appropriate in the immediate area;
4) Any negative impact on the surrounding area has been mitigated; and
5) That any additional conditions specified ensure that the intent of the district purposes are being upheld.
Citizen Input:
On February 1, 2024, the City mailed out 27 letters of notification for this Public Hearing to all property owners within three-hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site.
Staff has received one phone call inquiry but no written support or opposition regarding this request.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Specific Use Permit:
• Recommend approval as submitted.
• Recommend approval with modified or additional condition(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Specific Use Permit application will be scheduled for City Council action on March 5, 2024.