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HomeMy WebLinkAboutZ-7617 Staff AnalysisJune 3, 2004 ITEM NO.: H FILE NO.: Z-7617 NAME: Dodds Duplex — Conditional Use Permit LOCATION: 2119 West 17th Street OWNER/APPLICANT: Paul Dodds PROPOSAL: A conditional use permit is requested to allow for conversion of the vacant, dilapidated single family structure at 2119 West 17th Street into a duplex. The property is zoned R-3. SITE LOCATION: The property is located on the southeast corner of West 17th Street and Park Avenue; one block south of Central High School. 2. COMPATIBILITY WITH NEIGHBORHOOD: The neighborhood contains a variety of residential housing; including single family, duplex and multifamily. Several of the structures in the area are vacant and boarded. Central High School is located one block to the north. The proposed rehabilitation of this vacant structure will be a benefit to the neighborhood. The proposed duplex use is compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Central High and Wright Avenue Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: A duplex requires 3 on-site parking spaces;, 1.5 per unit. The site has a single driveway that is deep enough to stack 4-5 vehicles. The applicant is requesting a variance to allow the stacked parking arrangement. Staff is supportive of the variance request. If the stacked parking does not work out, there is more than adequate space on the site to allow for the installation of additional parking spaces. 4. SCREENING AND BUFFERS: No Comments. June 3, 2004 SUBDIVISION ITEM NO.: H(Cont.)FILE NO.: Z-7617 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely'affected. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: CATA bus routes are located on 13th Street and Wright Avenue, located to the north and south of this site. SUBDIVISION COMMITTEE COMMENT: (APRIL 15, 2004) Paul Dodds, the applicant, was present. Staff presented the item and noted there were no issues other than the parking variance. Staff informed the Committee that the 1889 Bill of Assurance did not address use issues. Mr. Dodds presented photographs of the building, showing its dilapidated condition. He stated he was proposing to occupy one of the units, either upstairs or downstairs. There were no other comments. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for conversion of the vacant, dilapidated residential structure at 2119 West 17th Street into a duplex. The conversion will be accomplished by building out the attic, which is 8 ft. 3 -inches high at its peak. The front porch and one room downstairs, plus the entire attic, 2 June 3, 2004 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z-7617 with approximately 900 square feet of living space; would be devoted to the new upstairs unit. After build out, the house would be two stories and approximately 2,500 square feet. The owner intends to occupy the first floor unit which would be around 1,400 square feet. The upstairs, 1,100 square foot unit would be rented to help defray costs. The owner works internationally and travels extensively and having someone occupying the structure will provide additional security. This permit will not change the footprint of the house. Other than adding two skylights and screening the front porch, there will be no changes to the 17th Street fagade of the house. There will be dormers added along both sides of the wing which runs parallel to Park Avenue, but there will be no increase to the height of the house. Windows will be added to existing gables, matching those in the rest of the house. The house is currently vacant, having been abandoned after a fire. The new owner is in the process doing a complete rehabilitation of the structure. The owner has also acquired the lots directly west of the house. The remnants of a former structure have been removed from those lots. They will be incorporated into the applicant's site as yard space. Staff is supportive of the request. The rehabilitation of this structure will be of benefit to the neighborhood. The proposed renovations maintain the historic nature of the structure, which is important since the site lies within the Central High Historic District. The proposed duplex use is compatible with uses and zoning in the area. Staff supports a variance to allow stacked parking, as proposed by the applicant. If the parking situation does not work out, there is adequate space on the site to accommodate additional parking spaces. STAFF RECOMMENDATION: Staff recommends approval of the application, as submitted. PLANNING COMMISSION ACTION: (MAY 6, 2004) The applicant was present. There was on objector present. Staff presented the item and informed the Commission that the applicant and objector had agreed to defer the. item to the June 3, 2004 agenda since the applicant had to leave to catch an airplane flight. There was no further discussion. A motion was made to defer the item to the June 3, 2004 agenda. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 3 June 3, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-7617 PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was present. There was one objector present. Staff presented the item and a recommendation of approval as filed. Paul Dodds, the applicant, addressed the Commission in support of his application. He presented a photograph of the site showing what remodeling had already been accomplished. He also presented a petition of support signed by neighboring residents. Mr. Dodds stated he would agree that the lots adjacent to the west of the house would remain yard space and he would give up the option of ever building on that property. Ethel Ambrose, president of the Central High Neighborhood, spoke in opposition. She stated the Neighborhood Plan included the goal of increasing the number of owner -occupied homes. She stated the association regretted being in an adversarial position with someone who could be a good neighbor. Ms. Ambrose stated she feared this action could lead to further degradation of the goal to increase the number of owner -occupied homes. - Commissioner Lowry asked Ms. Ambrose if she had met the applicant. Ms. Ambrose acknowledged that she had and noted that Mr. Dodds attended neighborhood meetings. She stated the CHNA Board had voted to deny the proposal. Ms. Ambrose stated there were some neighbors who were opposed to the application. Commissioner Lowry stated he did not understand why having a rebuilt structure used as a duplex was worse than having a burned -out house. Ms. Ambrose responded that the neighborhood had "turned the corner" and there was new investment in the area. She stated she did not think Mr. Dodds' proposal was in the best long-term interest of the neighborhood. Chairman Rahman also questioned why the proposal was viewed as bad for the neighborhood. Ms. Ambrose stated Mr. Dodds had purchased other properties in the neighborhood and they were concerned about his future plans. Chairman Rahman asked what the chances were that this house would be salvaged if this application were not approved. Ms. Ambrose responded by giving an example of an older home that had been purchased for $14,000, remodeled and subsequently sold for $110,000. Commissioner Rector referred to the zoning map and noted the large amount of "R-4" Two -Family zoning in the area; including directly adjacent to this site. Ms. Ambrose stated the neighborhood was struggling with that issue. Planning Manager Walter Malone stated the entire neighborhood was zoned "R-4" until a 4 June 3, 2004 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z-7617 few years back when the City initiated an effort to rezone many of the properties from R-4 to R-3. In response to a question from Commissioner Meyer, Ms. Ambrose acknowledged that she, herself, rented out the carriage house on her property. Commissioner Meyer voiced his support for the application and Ms. Ambrose reiterated her opposition. Commissioner Floyd noted the applicant was giving up the right to build a house on the adjacent lot which could result in two homes being rental units. Commissioner Adcock stated she always supported neighborhood interests but this was an application that she supported. Ms. Ambrose stated she sensed the direction of the. Commission and asked the Commission to impose a condition that the property owner occupy one of the units. Commissioner Lowry responded that he would support such a condition if he felt this application could in any way harm the neighborhood. He stated he felt this application would actually help the neighborhood and, as such, he did not support such a condition. Commissioners Stebbins and Rector also voiced opposition to such a condition. Mr. Dodds stated he had purchased only one other property in the neighborhood. He stated he had invited his neighbors and Ms. Ambrose to tour the home and Ms. Ambrose had refused. Mr. Dodds stated three -of the four Central High Neighborhood Association board members he had spoken with were supportive of his plan. He stated the issue was one of investment versus non -investment. Mr. Dodds stated four (4) homes in the area had recently burned. He stated there were many homes in the area that were in need of renovation and many of the larger structures could not feasibly be remodeled as single family. A motion was then made to approve the application. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. y