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Home My WebLink About2018 11 07 Public Hearings 401 Accessory Dwelling Unit at 120 East Panama Road LOCAL PLANNING AGENCY/PLANNING AND ZONING BOARD AGENDA ITEM 401 Consent Information Public Hearing X Regular November 7, 2018 Meeting REQUEST: The Community Development Department requests that the Local Planning Agency/Planning & Zoning Board hold a Public Hearing to consider a Conditional Use for a proposed accessory dwelling unit (ADU) located at 120 E. Panama Road. ______________________________________________________________________________ SYNOPSIS: The City of Winter Springs Community Development Department received a conditional use application for an accessory dwelling unit located at 120 E. Panama Road. The applicant is proposing the conversion of an existing, detached garage into a 768 square foot accessory dwelling. APPLICABLE LAW AND PUBLIC POLICY: City of Winter Springs Code of Ordinances Ch 6, Sec. 6-85. Accessory dwelling units. Ch 9, Sec. 9-277 (2). Off-street parking requirements. Ch 9, Sec. 9-607. Residential compatibility and harmony regulations. Ch 20, Sec. 20-1. Definitions. Ch 20, Sec. 20-33. Conditional Uses. Ch 20, Div. 3: R-C1 Single-family Dwelling District. November 7, 2018 Public Hearing Agenda Item 401 Page | 2 City of Winter Springs Comprehensive Plan Future Land Use Element, Policy 1.1.6 Housing Element, Policy 1.4.6 Housing Element, Policy 2.4.7 CONSIDERATIONS: [[299,800,350,857][12][B,I,][Times New Roman]]P [[330,800,949,857][12][B,I,][Times New Roman]]ROPERY INFORMATION: [[1220,805,2031,852][10][B,I,][Times New Roman]] Property Owner: Michael P. Kahl Property Location and Address:120 E. Panama Road Winter Springs, FL 32708 Parcel ID number: 02-21-30-511-0000-0020 Property Acreage: 1.83 acres Current Future Land Use: Rural Residential Existing Zoning: R-C1 DISCUSSION: The property owner, Michael Kahl, is seeking a conditional use permit to permit an accessory dwelling unit (ADU). The owner is proposing to add an ADU through the conversion of an existing detached garage. The proposed accessory dwelling unit is approximately 768 square feet of air-conditioned space, and it meets the required size and setbacks for the R-C1 zoning district. The proposed ADU would replicate the design of the principal dwelling by use of similar design and materials. The proposed ADU would be accessed by the same driveway as the existing single-family dwelling unit, accessed from Panama Road. CONSISTENCY WITH THE COMPREHENSIVE PLAN: [[297,2566,874,2623][12][B,I,][Times New Roman]]Future Land Use Element [[296,2627,593,2684][12][B,I,][Times New Roman]]Policy 1.1.6: Accessory Dwelling Units. Allow on a case-by-case basis, as a conditional use in single-family dwelling zoning districts, Accessory Dwelling Units which adhere to strict design guidelines. (Cross Reference: See Housing Element, Policy 1.4.6 and 2.4.7) November 7, 2018 Public Hearing Agenda Item 401 Page | 3 [[295,361,696,418][12][B,I,][Times New Roman]]Housing Element [[296,422,590,479][12][B,I,][Times New Roman]]Policy 1.4.6: Establish strict design compatibility guidelines to allow accessory dwelling units as a conditional use in single family zoning districts. [[296,604,595,661][12][B,I,][Times New Roman]]Policy 2.4.7: Establish design compatibility guidelines to allow accessory dwelling units as a conditional use in residential districts to support development or redevelopment that integrates diverse choices of housing. FINDINGS: 1.The request is consistent with the applicable goals, objectives and policies of the City’s Comprehensive Plan. 2.The site has a Rural Residential Future Land Use designation and R-C1 zoning designation. 3.The proposed ADU meets the zoning, building setbacks, building height and number of stories, lot coverage, parking, potable water, sanitary sewage, minimum lot size, unit size and building design criteria for a conditional use, set forth in Section 6-85 of the City of Winter Springs Code of Ordinances (Code). 4.The request is consistent with the conditional use criteria of Section 20-33 of the City Code and with all applicable requirements, below: a.Whether the applicant has demonstrated the conditional use, including its proposed scale and intensity, traffic-generating characteristics, and offsite impacts, is compatible and harmonious with adjacent land uses, and will The not adversely impact land use activities in the immediate vicinity. proposed ADU is architecturally compatible with the existing single- family residential structure, which will be in harmony with the adjacent residential uses. b.Whether the applicant has demonstrated the size and shape of the site, the proposed access and internal circulation, and the design enhancements to be adequate to accommodate the proposed scale and intensity of the conditional use requested. The site shall be of sufficient size to accommodate design amenities such as screening, buffers, landscaping, open space, off-street parking, and other similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use. The lot is sufficient in size to support the proposed ADU. The ADU provides ample parking and shares the same driveway as the proposed principal single-family dwelling. The proposed ADU is more November 7, 2018 Public Hearing Agenda Item 401 Page | 4 than 65 feet from any other dwelling unit, thus allowing adequate area to accommodate design amenities to mitigate any possible, but improbable adverse impacts. c.Whether the proposed use will have an adverse impact on the local economy, including governmental fiscal impact, employment, and The proposed ADU may increase the property value of property values. the subject lot and is not anticipated to adversely impact the local economy. d.Whether the proposed use will have an adverse impact on the natural environment, including air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards. This building is an existing, detached garage. External alterations, grading, or landscaping are neither required nor proposed. The property remains residential in nature and, therefore, is not anticipated to generate any additional impacts on the natural environment. e.Whether the proposed use will have an adverse impact on historic, scenic, and cultural resources, including views and vistas, and loss or degradation Staff has not identified any significant of cultural and historic resources. historic or cultural resources on the site. f.Whether the proposed use will have an adverse impact on public services, including water, sewer, surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and The proposed ADU will not have an bicycle and pedestrian facilities. adverse impact on public services. City water service is available for the primary residence and the ADU. Septic systems will be required, which are subject to permitting by the Seminole County Health Department. No additional, impervious surfaces are proposed for this site. No additional adverse impacts are anticipated to the remaining elements mentioned in this question. g.Whether the proposed use will have an adverse impact on housing and social conditions, including variety of housing unit types and prices, and Staff does not believe that the proposed ADU neighborhood quality. will create any adverse impacts on housing and social conditions. FISCAL IMPACT : The proposed conversion of the existing garage into an ADU may increase the taxable value of the property. November 7, 2018 Public Hearing Agenda Item 401 Page | 5 COMMUNICATION EFFORTS: This Agenda Item has been electronically forwarded to the Planning and Zoning Board members, Mayor and City Commission, City Manager, City Attorney/Staff, and is available on the City’s Website, LaserFiche, and the City’s Server. Additionally, portions of this Agenda Item are typed verbatim on the respective Meeting Agenda which has also been electronically forwarded to the individuals noted above, and which is also available on the City’s Website, LaserFiche, and the City’s Server; has been sent to applicable City Staff, Media/Press Representatives who have requested Agendas/Agenda Item information, Homeowner’s Associations/Representatives on file with the City, and all individuals who have requested such information. This information has also been posted outside City Hall, posted inside City Hall with additional copies available for the General Public, and posted at six (6) different locations around the City. Furthermore, this information is also available to any individual requestors. City Staff is always willing to discuss this Agenda Item or any Agenda Item with any interested individuals. Adjacent property owners within 150-feet of the subject property have been notified by US mail. STAFF RECOMMENDATION: Staff recommends that the Local Planning Agency/Planning & Zoning Board forward a recommendation of approval for the conditional use request for the 768 square foot accessory dwelling unit located at 120 E. Panama Road. ATTACHMENTS: A.Location Map B.Existing Site Plan C.Proposed Floor Plans D.Proposed Elevation ATTACHMENT “A” ATTACHMENT “B” ATTACHMENT “C” ATTACHMENT “D”