Detached Accessory Dwelling Administrative Review Staff Report Date: August 26, 2014

Transcription

1 Detached Accessory Dwelling Administrative Review Staff Report Subject: Detached Accessory Dwelling Administrative Review Case No: DADAR14-04 Applicant(s): Nick Gibson Summary: To establish a Detached Accessory Dwelling (DAD) unit of 1,498 square feet Recommendation: Prepared by: Approval with Conditions Trevor Lloyd - Senior Planner Washoe County Community Services Department Division of Planning and Development Phone: tlloyd@washoecounty.us Description Detached Accessory Dwelling Administrative Review Case No. DADAR14-04 Nick Gibson - To build a ±1498 square foot detached accessory dwelling at 4390 Drake Way in Washoe Valley. Location: 4390 Drake Way At the northeast corner of Drake and Jumbo Grade Assessor s Parcel No: Parcel Size: Acres Current Regulatory Zone(s): Low Density Suburban (LDS) Area Plan: South Valleys Citizen Advisory Board: South Truckee Meadows/Washoe Valley Commission District: 2 Commissioner Humke Development Code: Authorized in Article 306 Accessory Uses and Structures Section/Township/Range: Within Section 5, T16N, R20E, MDM Washoe County, NV Staff Report Contents Project Description... 1 Post Office Box 11130, Reno, NV E. Ninth St., Reno, NV Telephone: Fax:

2 Administrative Permit Definition... 3 Vicinity Map... 4 Site Plan... 5 Building Elevations... 6 Floor Plans... 7 Project Evaluation... 8 South Truckee Meadows/Washoe Valley Citizen Advisory Board (STM/WV CAB)... 8 Reviewing Agencies... 8 Recommendation... 9 Motion... 9 Appeal Process... 9 Exhibits Contents Conditions of Approval... Exhibit A Truckee Meadows Fire Protection District Letter... Exhibit B Engineering and Capital Projects Land Development Letter... Exhibit C Engineering and Capital Projects Sewer and Water Letter... Exhibit D Mailing Label map... Exhibit E Page 2 of 9

3 Detached Accessory Dwelling Administrative Review Process (DADAR) The purpose of a Detached Accessory Dwelling Administrative Review Process is to provide a abbreviated method of review for a proposed accessory dwelling on a parcel designated for Single Family use. The Administrative review allows staff to review the proposed structure to ensure that characteristics of a single-family residential zone is maintained while providing housing alternatives for extended families. The review provides staff and other agencies the opportunity to determine if the use requires additional public services, maintains the character of the property and neighborhood and provides notice to the affected property owners. Staff shall take into consideration any testimony offered by affected property owners and the applicant, and may require conditions of approval necessary to mitigate or minimize to an acceptable level any potentially adverse effects of a use, and to specify the terms under which the use must comply. Conditions of approval for a detached accessory dwelling unit shall include the requirement of the installation of a water meter if the detached accessory dwelling unit proposes to use a domestic well as its source of water. The Conditions of Approval for Detached Accessory Dwelling Administrative Permit Case No. DADAR14-04 is attached to this staff report and will be included with the Action Order. Page 3 of 9

4 Subject Property Vicinity Map Page 4 of 9

5 Site Plan Page 5 of 9

6 Building Elevations Page 6 of 9

7 Floor Plan Page 7 of 9

8 Project Evaluation The applicants are proposing to construct a 1,498 square foot detached accessory dwelling on their ±2 acre property. The accessory dwelling will be located above a proposed 1,532 square foot garage. The combined size of the detached accessory dwelling with the garage will total 3,030 square feet which is smaller than the existing main residence which is 3,240 square feet. Section Detached Accessory Dwellings of the Washoe County Development Code requires the following: 1. A main residential unit on the same parcel as the detached accessory dwelling; 2. A minimum lot area of 12,000 square feet (.28 acre); 3. Compliance with setback and height standards, which is 30 feet for front/rear yards and 12 feet for side yards on parcels designated with LDS zoning; and 4. A maximum lot coverage of 20% for combined building footprints According to the South Valleys Development Suitability map, the property is located within a 100 year flood hazard. Additionally, a significant hydrologic resource exists on the property as well. The property is served by private well and septic. The proposed detached accessory dwelling is designed to be in keeping with the architectural flavor of the existing residence and is compatible with all surrounding uses. Additionally, the proposed structure complies with all requirements of Division 110 (Development Code) as well as the goals and policies of the South Valleys Area Plan. South Truckee Meadows/Washoe Valley Citizen Advisory Board (STM/WV CAB) Administrative Review permits are not required by Washoe County Code to be presented at a Citizen Advisory Board meeting. The Citizen Advisory Board was sent a copy of the case application and have been given an opportunity to comment. At this time, no comments have been received from any of the Citizen Advisory Board members. Reviewing Agencies The following agencies received a copy of the project application for review and evaluation. Washoe County Planning and Development Division Washoe County Engineering and Capital Projects Land Development Washoe County Engineering and Capital Projects Water/Sewer Washoe County Health District Environmental Health Truckee Meadows Fire Protection District Regional Transportation Commission Four out of the six above listed agencies/departments provided comments and/or recommended conditions of approval in response to their evaluation of the project application. A summary of each agency s comments and/or recommended conditions of approval and their contact information is provided. The Conditions of Approval document is attached to this staff report and will be included with the Action Order. Page 8 of 9

9 Washoe County Planning and Development evaluated the project in relation to the requirements of the Development Code for Detached Accessory Dwellings. Contact Trevor Lloyd, , Washoe County Engineering and Capital Projects/Land Development evaluated the project in relation to site development, grading and drainage and provided conditions relating to grading and drainage floodplain criteria and the Regional Road Impact Fee (RRIF). Contact Leo Vesely, , Washoe County Engineering and Capital Projects/Sewer and Water evaluated the project in relation to water usage and provided conditions specific to water usage, the installation of a water meter, etc. Contact John Cella, , jcella@washoecounty.us Truckee Meadows Fire Protection District evaluated the project for fire suppression and provided conditions relating to a residential fire. Contact Amy Ray, , aray@washoecounty.us Recommendation Those agencies which reviewed the application recommended conditions in support of approval of the project. Therefore, after a thorough analysis and review, Detached Accessory Dwelling Administrative Permit Case No. DADAR14-04 is being recommended for approval with conditions. Appeal Process An administrative decision is effective upon expiration of the appeal period. An appeal may be filed within ten (10) calendar days from the date the notice of decision was mailed. If the end of the appeal period falls on a non-business day, the appeal period shall be extended to include the next business day. If filed, an appeal stays any further action on the decision until final resolution of the appeal. The Board of Adjustment (BOA) decides appeals in a public hearing. Owner/Applicant: Nick Gibson, 4390 Drake Way, Washoe Valley, NV Representatives: DSA, Attn: Michael Trible, Sazarac Rd., Reno, NV Staff Report xc: Greg Salter, Esq., District Attorney s Office, William Whitney, Planning and Development Director Page 9 of 9