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HomeMy WebLinkAboutZ-6334 Staff AnalysisJuly 10, 1997 ITEM NO.: 10 Name: Location: Owner A licant• Proposal: STAFF ANALYSIS: FILE NO.: Z-6334 Bures Bed and Breakfast House Special Use Permit 501 North Palm Street Joseph and Cindy Bures A special use permit is requested to allow the occupants of 501 N. Palm Street to operate a one room bed and breakfast house. The property is zoned R-4. The owners of the Single Family residence located at 501 N. Palm Street are requesting a special use permit to allow them to operate a one room bed and breakfast house at that address. The property is located at the northeast corner of Lee Avenue and N. Palm Street. All adjacent properties are occupied by single family homes and are zoned either R-3 Single Family or R-5 Urban Residence. A large church is located 1 block to the west and the heavily commercial Hillcrest business district is located along Kavanaugh Blvd., beginning one block north of this site. The property is occupied by a 1 1/2 story, rock and stucco single family residence. The applicants propose to continue to utilize the structure principally as their single family home. One room of the lower level of the house will be used as a sleeping/sitting room. There is a full bath in the lower level which will be available to anyone staying in this room. The remainder of the house will continue to be occupied by the applicants as a single family residence. Section 36-54(e) establishes the site and location criteria for bed and breakfast houses as follows: a. The occupancy fee may include a continental breakfast (coffee, juice and pastry) to be served to paying guests with no full meals. b. The owner must provide one (1) paved off-street parking space per guest room and one (1) additional for the residence use. C. Allowable signage is that permitted by the single- family residential standard. July 10, 1997 ITEM NO.: 10 Cont. FILE NO.: Z-6334 d. No receptions, private parties or tours for a fee are allowed. Bed and Breakfast houses are defined by the Ordinance as: "Bed and breakfast house means an owner occupied single-family residence which contains not more than five (5) guest rooms which for a fee may be occupied by a guest for no longer than fourteen (14) consecutive days. This activity must obtain a special use permit in the permitted districts of R-1, R-2, and R-3 single-family and R-4 two-family districts." Staff believes the proposal to be reasonable and supports the applicant's request for a special use permit. The property is currently zoned R-4 and by all rights could be converted into a duplex at this time. The applicants have committed to utilizing the structure only as a single family residence. There is currently a single wide driveway on the site which will accommodate one vehicle. An additional parking pad must be constructed at the end of the driveway to accommodate the one room bed and breakfast house. No signage will be permitted beyond that allowed in single family districts. Special use permits are not transferable in any manner. Permits cannot be passed from owner to owner, location to location or use to use. Staff does not believe the level of activity generated by a one room bed and breakfast house at this location would have any negative impact on the neighborhood. STAFF RECOMMENDATION Staff recommends approval of the requested special use permit to allow Joseph and Cindy Bures to operate a one room bed and breakfast house at 501 N. Palm Street subject to the following conditions: 1. Compliance with the site and location criteria established by Section 36-54(e). 2. The structure at 501 N. Palm Street is to remain a single family residence and not to be converted into a duplex as long as the bed and breakfast house is in existence. 3. An additional on-site parking space is to be constructed at the end of the driveway. E July 10, 1997 ITEM NO.: iQ Cont. FILE NO.: Z-6334 PLANNING COMMISSION ACTION: The applicants were present. present. Four neighborhood support of the request. (JULY 10, 1997) There was one objector residents were also present in Joseph Bures spoke in support of the item. He stated that they had bought the structure as a duplex and had remodeled it into a single family residence. Mr. Bures stated that it was suggested by friends that they do a small bed and breakfast. He noted that he and his wife live in the residence and that they are not absent landlords. As such, he stated, they had a vested interest in making sure that the bed and breakfast was not offensive. Bill Forbess, of 507 N. Palm, spoke in opposition to the item. He stated that he felt the proposed bed and breakfast would contribute to the changing nature of the neighborhood, from residential to commercial. Mr. Forbess stated that he had no problem with the structure being used as a duplex but that he did not want to see a business use approved. In response to a question from Commissioner Berry, Dana Carney of the Planning Staff stated that traffic generated by a one room bed and breakfast would probably be less than if the structure were occupied as a duplex. A one room bed and breakfast would not generate the in and out traffic that a second dwelling would, he surmised. It was also noted that there would be many times that the room would be unoccupied. In response to a question from Commissioner Rahman, Mr. Carney stated that the applicants would have to provide one additional on-site parking space. George Campbell, of 519 N. Palm, spoke in support of the request. He stated that he was the block captain for the neighborhood crime watch and was achive in the Hillcrest Resident's Association. Mr. Campbell stated that he saw no problem with the proposed bed and breakfast. He noted that the Bures Family lived in the home. He stated that the mixture of residential and nonresidential uses added to the character of the neighborhood. In response to a question from Commissioner Daniel, Mr. Bures stated that the structure had at one time been a duplex but that it had been remodeled into a single family residence. A motion was made to approve the special use permit with the conditions as recommended by staff. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 3