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HomeMy WebLinkAboutZ-4214 Staff AnalysisApril 16, 1984 Item No. 6 - Z-4214 Owner: Address: Description: Zoned: Variance Requested: The Wengroup Company By: Ralph Megna 715 South Sherman Street Lots 3, 4, 5, 6 and 10 in Block 3 Johnson's Addition "HR" High Density Residential From the side yard setback provisions of Section 43-26 (2) to permit a zero -foot setback on the south line and a 5 -foot setback on the north line. JUSTIFICATION: 1. Siting of the accessory structures at the perimeter allows the open space within the project to be increased. 2. It was common in the 19th century for accessory buildings such as carriage houses.to be built on the property line. This arrangement is keeping with the historic character of this neighborhood. 3. The proposed design permits new structures to be economically integrated with other boundary features such as the existing granite wall on the north and a new low brick screening wall on the south floor. The presence of a sidewalk and easement as well as streets around the perimeter of the property effectively buffers any impact that these low rise structures might have on the neighborhood. Present Use of the Property: Vacant school building (Kramer School) Proposed Use of the Property: Multifamily units STAFF REPORT: A. At this writing, no adverse comments have been received. April.16, 1984 Item Nd'. 6 - Continued B. The proposal is to convert the old Kramer School into a multifamily residential structure. The project proposes a maximum of 66 units with 50 to 56 units located in the existing building and an additional ten units in the proposed accessory building on the north side of the property with a 5 -foot setback. The C.L.R. Zoning Ordinance requires a 10 -foot side yard. There is no density limit in the "HR" district, but staff would like to raise the issue of density on this site. The proposed density of this project is approaching 40 to 45 units per acre, and this is of concern to the staff. The Downtown Plan addresses infill density in this area and.recommends a somewhat lower density than what is being proposed for this project. The issue of overbuilding should carefully be examined when discussing the variance for the building on the north side. The applicant needs to justify the additional units in the accessory building and placement of it there because of the impact on the project's open space in keeping with the original setting of the site. Another development issue is the street system. Ferry Street was closed between 7th and 8th Streets by City Ordinance in January 1964, but still functions as a public street. The status of Ferry Street must be clarified. Also, can the existing streets accommodate the increase of traffic flow and provide adequate circulation. There are no problems with the covered parking area and its setback. The project is needed, and staff is in agreement with the property's use for residential units, but suggests that the proposed density should be given careful attention during the resolution of the variance request. C. Staff is in complete support of the proposed use, but offers no recommendation on the variance at this time. BOARD OF ADJUSTMENT ACTION: The applicant, Ralph Megna, was present. Mr. Megna presented a historical overview of the school and discussed the Wengroup Company's proposal for the property. He stated that there would be 56 units in the existing structure, and 10 units in the proposed accessory building. Mr. Megna was questioned about the location of the accessory building and he said that was being dictated in part by federal tax and historic preservation laws. The density issued was discussed, and Mr. Megna felt that density was not an issue and said that the variance was a small adjustment to permit a quality project. He also pointed out that there were no density limits in the "HR" district. Staff reviewed their April 16, 1984 Item No. 6 - Continued concerns which included density, parking in the neighborhood and Ferry Street. Staff was concerned that some overflow parking was occurring onto the area streets from various multifamily projects and with other units being proposed, this could have an adverse impact on the neighborhood. It was suggested that Ferry Street should be rededicated because it has continued to function as a public street,, and the project in question was showing the driveway coming off of Ferry Street. Mr. Megna said that the owner did not have any problems with that, and would contact the property owner to the east of Ferry Street. After a lengthy discussion, a motion was made to approve the variance with the condition that Ferry Street between 7th and 8th Streets be rededicated. The motion passed by a vote of: 7 ayes, 0 noes. 1 absent and 1 open position. April 16, 1984 Item No. 6 - Z-4214 Owner: The Wengroup Company By: Ralph Megna Address: 715 South Sherman Street Description: Lots 3, 4, 5, 6 and 10 in Block 3 Johnson's Addition Zoned: "HR" High Density Residential Variance Requested: From the side yard setback provisions of Section 43-26 (2) to permit a zero -foot setback on the south line and a 5 -foot setback on the north line. JUSTIFICATION: 1. Siting of the accessory structures at the perimeter allows the open space within the project to be increased. 2. It was common in the 19th century for accessory buildings such as carriage houses to be built on the property line. This arrangement is keeping with the historic character of this neighborhood. 3. The proposed design permits new structures to be economically integrated with other boundary features such as the existing granite wall on the north and a new low brick screening wall on the south floor. The presence of a sidewalk and easement as well as streets around the perimeter of the property effectively buffers any impact that these low rise structures mi-ght have on the neighborhood. Present Use of the Property: Vacant school building (Kramer School) Proposed Use of the Property: Multifamily units STAFF REPORT: A. At this writing, no adverse comments have been received. April 16, 1984 Item No. 6 - Continued B. The proposal is to convert the old Kramer School into a multifamily residential structure. The project proposes a maximum of 66 units with 50 to 56 units located in the existing building and an additional ten units in the proposed accessory building on the north side of the property with a 5 -foot setback. The C.L.R. Zoning Ordinance requires a 10 -foot side yard. There is no density limit in the "HR" district, but staff would like to raise the issue of density on this site. The proposed density of this project is approaching 40 to 45 units per acre, and this is of concern to the staff. The Downtown Plan addresses infill density in this area and recommends a somewhat lower density than - what is being proposed for this project. The issue of overbuilding should carefully be examined when discussing the variance for the building on the north side. The applicant needs to justify the additional units in the ,accessory building and placement of it there because of the impact on the project's open space in keeping with the original setting of the site. Another development issue is the street system. Ferry Street was closed between 7th and 8th Streets by City Ordinance in January 1964, but still functions as a public street. The status of Ferry Street must be clarified. Also, can the existing streets accommodate the increase of traffic flow and provide adequate circulation. There are no problems with the covered parking area and its setback. The project is needed, and staff is in agreement with the property's use for residential units, but suggests that the proposed density should be given careful attention during the resolution of the variance request. C. Staff is in complete support of the proposed use, but offers no recommendation on the variance at this time. BOARD OF ADJUSTMENT ACTION: The applicant, Ralph Megnal was present. Mr. Megna Presented a historical overview of the school and discussed the Wengroup Company's proposal for the property. He stated that there would be 56 units in the existing structure, and 10 units in the proposed accessory building. Mr. Megna was questioned about the location of the accessory building and he said that was being dictated in part by federal tax and historic preservation laws. The density issued was discussed, and ter. Megna felt that density was not an issue and said that the variance was a small adjustment to permit a quality project. He also pointed out that there were no density limits in the "HR" district. Staff reviewed their April 16, 1984 Item No. 6 - Continued concerns which included density, parking in the neighborhood and Ferry Street. Staff was concerned that some overflow parking was occurring onto the area streets from various multifamily projects and with other units being proposed, this could have an adverse impact on the neighborhood. It was suggested that Ferry Street should be rededicated because it has continued to function as a public street, and the project in question was showing the driveway coming off of Ferry Street. Mr. Megna said that the owner did not have any problems with that, and would contact the property owner to the east of Ferry Street. After a lengthy discussion, a motion was made to approve the variance with the condition that Ferry Street between 7th and 8th Streets be rededicated. The motion passed by a vote of: 7 ayes, 0 noes, 1 absent and 1 open position.