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HomeMy WebLinkAboutZ-5732 Staff AnalysisOctober 5, 1993 ITEM 15 FILE t7- q7 2 NAME: LOCATION: OWNERIAPPLICANT: PROPQSAL: RDI E DESIGN STANDARD : 1. Site Location Allen Duplex - Conditional Use Permit 221 Beechwood Street Phylis Allen A conditional use permit is requested to allow for the conversion of this existing, R-3 zoned, two story, single family residential structure into a duplex. The property is located on the east side of Beechwood Street, two blocks north of West Markham Street. 2. Co=atibility with Neighborhood This property is located in an older, established residential neighborhood, Hillcrest. The neighborhood is primarily single family residential. There is a scattering of duplex zoning two to three blocks to the east. An area of commercial and office zoning extends along West Markham Street, located two blocks south of this site. From all appearances, most of the dwellings in the immediate vicinity are single family residential. In 1991, at the request of the Hillcrest Neighborhood Association, large portions of the immediate Hillcrest neighborhood were downzoned to single family residential in an effort to protect and stabilize the single family, owner occupied character of Hillcrest. It would appear that this request is contrary to that effort and staff feels that this proposed duplex would not be compatible with the neighborhood. 3. Qn-Site Drives and Parking A two family dwelling requires a total of three on-site parking spaces. There exists on the site, a driveway with room enough for a single car to park. October 5, 1993 �.Yi►:)��iii ITEM NO.; 15 (Continued) FILE NO.; Z-5732 4. Screening and Buffers None required. 5.City Engineer mm nt Provide on-site parking. 6. Utility CommentQ No comments 7. AnalysiQ Staff has two primary concerns regarding this application. The first concern is that a duplex may not be compatible with this neighborhood. In 1991, in an effort to stabilize and protect the single family, owner occupied character of the Hillcrest neighborhood, large portions of Hillcrest were downzoned to single family residential. This request to convert a single family structure to a duplex is contrary to and would seem to undermine that action. The second concern centers around the lack of on-site parking. A duplex requires three on-site parking spaces and there is currently only space for a single vehicle on-site. If the upstairs unit is rented to more than one individual, medical center students for example, it is conceivable that three on-site spaces may not be adequate. Beechwood Street, at this point, is a narrow street with on -street parking limited to the east side of the street. On days when there is a football game at War Memorial Stadium, there is no parking allowed on Beechwood Street. The street is congested as it is and increasing the on -street parking by allowing this increase in density would only exacerbate the situation. 8. Staff Recommendation Staff recommends denial of this application as being against the effort to maintain the single family, owner occupied character of the Hillcrest neighborhood and unable to comply with the ordinance standards for required on-site parking for a duplex. 2 e October 5, 1993 SUBDIVISION ITEM NO.: 15 (Continued) FILE NO • Z--5732 SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 16, 1993) The applicant, Phylis Allen, was present. Staff presented the item. A discussion then followed centering on the required on-site parking. A committee member suggested that the driveway could be extended and three on-site parking spaces could be constructed in the rear yard. Ms. Allen stated that she would be willing to do this. A brief discussion then took place concerning the importance of maintaining the single family appearance of the structure. The Committee then forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (OCTOBER 5, 1993) The applicant, Phylis Allen, was present. There were objectors present. Dana Carney, of the Planning staff, presented the item and a staff recommendation of denial. He informed the Commission that several individuals had contacted the Planning Department in opposition to this application and presented copies of several letters in opposition. Mr. Carney stated that Ms. Allen had submitted a revised site plan showing the placement of three on-site parking spaces in the rear yard of the property. Phylis Allen then addressed the Commission. She stated that the proposed use would not be incompatible with the neighborhood, and was more of a "flat" arrangement. Ms. Allen stated that the structure would not have two front doors and would retain its single family appearance. She then presented photographs of the structure to the Commission. Commissioner Willis asked Ms. Allen if she lived at this address. Ms. Allen responded that she did. Commissioner Oleson asked if the "flat" was already in place. Ms. Allen responded that it had been in place for two years. 3 October 5, 1993 SUBDIVISION ITEM NO.: 15(Continued)-FILE NO.: Z-5732 Chairman Walker asked if this property was one of those rezoned during the 1991 Hillcrest rezoning. Ron Newman, of the Department of Neighborhoods and Planning, responded that it was not, but that it was within the area of Hillcrest reviewed prior to that action. Commissioner Putnam asked Ms. Allen how long she had been renting the upstairs unit. Ms. Allen responded that she had been renting it out for two years. Commissioner Willis asked Ms. Allen how many bedrooms were in the upstairs unit. Ms. Allen responded that the apartment had one large bedroom and a study area that could be used as a separate bedroom. Commissioner Chachere asked if there had been any complaints regarding this use. Kenny Scott, Chief of Zoning and Sign Code Enforcement, responded that there had been three complaints filed. Scott Smith, of 4509 "B" Street, next addressed the Commission. He stated that he was Ms. Allen's backyard neighbor and that he had not been affected by the duplex. Mr. Smith stated that he was in opposition to the required three on-site parking spaces having to be constructed in the rear yard. Jean Cockroft, representing the Hillcrest Residents Association, then addressed the Commission in opposition to the proposed duplex. She stated that Beechwood Street is congested and that the duplex would add to an already bad traffic situation. Ms. Allen stated that she had lived at this location for 13 years and had not found Beechwood Street to be congested. She stated that she is providing off-street parking which would help any perceived traffic problem. Commissioner Chachere asked Ms. Allen if each unit had its own kitchen and if Ms. Allen planned to do any remodeling. Ms. Allen stated that the upstairs unit had a small kitchenette and that she would not be doing any additional remodeling. Commissioner Ball asked staff what constituted a duplex. Mr. Carney responded by defining what constituted a dwelling and explained how Ms. Allen had two dwellings on this site. 4 October 5, 1993 UBDIVI ION ITEM NO.: 15 Continued FILE NO.: Z-5732 Commissioner Chachere stated that the use had been in place for two years and had apparently created no problems. Further discussion then followed concerning parking. Commissioner Willis asked staff if Ms. Allen would satisfy the parking requirement if she were to extend the existing driveway by enough length to provide one more on-site parking space. Mr. Carney responded by stating that the three on-site parking spaces, as shown on the revised site plan, were an attempt to comply with ordinance design standards. Stacking two parking spaces, one behind the other, would not comply with ordinance design standards. Commissioner Oleson stated that land use was her prime concern, that the single family integrity of the neighborhood needed to be maintained. Commissioner Hall stated that he agreed with Commissioner Oleson. Commissioner Putnam asked if Ms. Allen was not, in fact, just renting a room. Mr. Carney responded that Ms. Allen has, by ordinance definition, created a duplex. A motion was then made to vote on the application. The vote was 1 aye, 7 noes and 3 absent. The application was denied. 61