HomeMy WebLinkAboutZ-7065 Staff AnalysisJuly 30, 2001
Item No.: 2
File No.: Z-7065
Owner: The Lighthouse Center, Inc.
Address: 1516 Commerce and
414-418 East 16th Street
Descritption: Lots 7 and 8, Block 53,
Original City
Zoned: R-5
Variance Requested: Variances are requested from the
development criteria of Section'
36-370.
Justification: The applicant's proposal is
presented in an attached letter.
Present Use of Propert : Vacant lots
Proposed Use of Proper 4, Single-family residential
dwellings
Staff Re ort:
A. Public Works Issues
1. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4. Revise address on proposed structures (414 East 16th
needs to have address on Commerce Street).
B. Landscape Review:
Unless there is a dedicated alley to the west, a minimum 6.7
foot wide perimeter landscape strip will be required along
the western perimeter.
July 30, 2001
Item No.: 2 (Cont.)
C. Staff Analysis:
The Lighthouse Center, Inc. proposes to build four (4)
single family homes on the 2, R-5 zoned lots located at the
northwest corner of East 16th and Commerce Streets. Two
homes will be built on each lot. Three of the homes will be
1,029 square feet in size. The fourth will be 1,265 square
feet in size. Two homes will front onto Commerce Street and
will have driveways taking access directly from the street.
A third home will face East 16u' Street and will have a
driveway taking access from the alley. The fourth home does
not face either street. It faces to the alley and also has
a driveway taking access from the alley. The development
will conform to R-5 density and setback requirements.
The property lies within the Central City Redevelopment
Corridor. A design overlay district was established for
this area, roughly following the path taken by the January
1999 tornado which damaged or destroyed so much of the
southern downtown area. The design criteria were
established to assure that new construction would be
compatible with the established neighborhood. The specific
criteria of the overlay district are as follow:
(1) Roofline. A roof pitch of less than 4:12 shall be
prohibited.
(2) Materials. The materials of the exterior shall be
wood, brick or a material that resembles wood.
(3) Orientation. The orientation shall be consistent with
that of other structures on the developed block face.
(4) Entrances. The primary entrance shall be consistent
with that of other structures on the developed block
face.
(5) Parking. Parking shall be prohibited in the front
yard setback.
(6) Nonresidential setbacks. Nonresidential new
construction shall be sited at the front property line
of the block face.
The development proposed by the applicant has generated the
need for three variances.
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July 30, 2001
Item No.: 2 (Cont.)
The orientation of the two units identified as 414 and 416
East 16th Street is not altogether consistent with that of
other structures on the developed block face. Homes in the
immediate vicinity front onto the named streets, not the
numbered streets. The pattern is not, however, uniform and
has been further disrupted by the large number of homes in
the area that were destroyed as a result of the tornado.
Allowing the placement of the homes as proposed would not,
in staff's opinion, so disrupt the variegated pattern of the
neighborhood as to have a negative impact.
Those same two units require a variance from the requirement
that the primary entrance be consistent with that of other
structures on the developed block face. Again, although the
immediate block face of East 16th Street is characterized by
vacant lots and boarded structures, most homes in the larger
area have their primary entrance onto the named streets.
414 East 16th is proposed to have its primary entrance off
of the alley and 416 East 16th is proposed to have its
primary entrance off of East 16th. Staff does not believe
allowing the variance will negatively impact the
neighborhood. The lots are zoned R-5, which allows
multifamily development at a density of 36 units per acre.
Such multifamily development would most likely have
individual units that do not meet all of these criteria. It
seems more desirable to have the proposed detached, single
family homes, even if the entrances are not completely
consistent with other structures.
The two homes fronting onto Commerce Street have driveways
and a parking pad in the front yard. The design overlay
prohibits parking in the front yard setback. The concept
encouraged by the overlay is to have parking off of the
alley. That is not possible in this case because of the
other two dwellings. Other homes in the area have front
yard parking. Allowing this variance seems appropriate.
Staff is supportive of the proposal. This infill
development consisting of four, detached single family
residences is a positive step for this neighborhood.
D. Staff Recommendation:
Staff recommends approval of the requested variances subject
to compliance with the following conditions:
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July 30, 2001
Item No.: 2 (Cont.)
1. Submit a revised site plan showing correct lot depth
and the two units identified as 414-416 East 16th Street
having driveways off of the alley, not off of East 16th
Street.
2. Compliance with Public Works Comments including any
variance or waiver of those requirements as may be
granted by the Director of Public Works or the Board of
Directors.
3. Compliance with the remaining provisions of the Central
City Redevelopment Corridor Design Overlay District,
specifically the following:
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(a) Roofline. A roof pitch of less than 4:12 shall
be prohibited.
(b) Materials. The materials of the exterior shall
be wood, brick or a material that resembles wood.
BOARD OF ADJUSTMENT:
(JULY 30, 2001)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined in the "Staff
Recommendation" above. It was noted that a Revised Site Plan had
been received which addressed the issues raised by staff.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 4 ayes, 0 noes and 1 absent.
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