Loading...
HomeMy WebLinkAboutZ-7760 Staff AnalysisDecember 16, 2004 ITEM NO.: 2 FILE NO.: Z - Name: Hampton Bed and Breakfast — Special Use Permit Location: 1015 Barber Street Owner: Dr. Reginald J. Hampton and Regina Hampton Applicant: Dr. Reginald J. Hampton Proposal: A Special Use Permit is requested to allow a Bed and Breakfast to be operated in the single family residence located on the R-4 zoned property at 1015 Barber Street. A. Public Notification: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Hanger Hill and MacArthur Park Neighborhood Associations were notified of the public hearing. B. Public Works Comments: 1. Alley surface is in poor condition and should be overlaid for commercial use. C. Landscape and Buffer Comments: The plan submitted does not allow for the minimum 6 -foot 9 -inch wide land use and landscape perimeter strip south of the proposed handicap space. This takes into account the reduction allowed within the designated mature area of the City. A six (6) foot high opaque screen is required along the northern and southern perimeters of this property. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. D. Staff Analysis: 1015 Barber Street is located on the east side of Barber Street, east of the Interstate 30 right-of-way. All surrounding properties are zoned R-4 and contain single family structures or vacant lots. December 16, 2004 ITEM NO.: 2 (Cont_) FILE NO.: Z-7760 The applicant's home is a one-story frame structure, and is typical of those in the general area. There is an alley along the east property line which is partially paved and partially gravel. The applicant is in the process of remodeling the residential structure for use as a Bed and Breakfast. The applicant is proposing a bed and breakfast with five (5) guest rooms and occupancy for one (1) of the property owners (Regina Hampton). A small parking area for four (4) vehicles will be constructed in the rear yard, with access from the existing alley. The applicant has noted that the alley will be paved as required by Public Works. One (1) handicap parking space will be constructed, along with handicap access, at the southwest corner of the residence. The applicant has also noted that landscaping and screening will be provided as required by City Ordinance. Additionally, the applicant is proposing a ground -mounted sign near the northwest corner of the property. The sign is proposed to have a height of six (6) feet and an area of six (6) square feet (2 feet by 3 feet). The applicant submitted a copy of a handwritten Bill of Assurance for this neighborhood. The Bill of Assurance was recorded in 1894 and appears to address no use issues. The Zoning Ordinance definition of a Bed and Breakfast reads as follows: "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." The site and location criteria for bed and breakfast hotels as found in Section 36-54(e)(1) of the Zoning Ordinance is 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. d. No receptions, private parties or tours for a fee are allowed. The applicant is requesting two (2) variances with the proposed bed and breakfast use. As noted in the above Section 36-54(e)(1)b., six (6) 2 December 16, 2004 ITEM NO.: 2 (Cont. FILE NO.: Z-7760 parking spaces will be required for the proposed use. The applicant will provide five (5) off-street parking spaces. The applicant has noted that the property owner who will reside on the property will park on Barber Street, as on -street parking is allowed in this area. The applicant is also requesting a variance from Section 36-551(a)(2) which allows one (1) freestanding ground -mounted sign per single family lot, not to exceed six (6) feet in height and one (1) square foot in area. As noted previously, the applicant is requesting a ground -mounted sign with an area of six (6) square feet (2 feet by 3 feet). The sign will not exceed six (6) feet in height, and will be located at least five (5) feet back from the front and side property lines. Special Use Permits are not transferable in any manner. Permits cannot be transferred from owner to owner, location to location or use to use. To staff's knowledge, there are no outstanding issues associated with this application. Staff feels that the proposed bed and breakfast at this location will have no adverse impact on the general area. Staff supports the two (2) variances as requested, as they are very minor in nature and should not adversely effect the operation of the bed and breakfast use. Staff feels that the proposed bed and breakfast will represent a quality redevelopment of this single family lot near the Presidential Library and Heifer International facilities, and may encourage other similar developments in the general area. E. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 11, 2004) Dr. and Mrs. R. J. Hampton and Donnie Rayford, Sr. were present, representing the application. In response to a question from staff, Dr. Hampton noted that the bed and breakfast would contain five (5) quest rooms and a residence for one (1) of the property owners. The alley access was briefly discussed. The applicants noted that the alley would be paved. A variance to allow one (1) fewer off-street parking space was briefly discussed. Staff noted on -street parking was allowed on Barber Street. Signage was briefly discussed. The applicants noted that a slightly larger sign than allowed by ordinance would be requested. Staff noted that a variance would be needed for the sign. The landscape and buffer requirements were briefly discussed. The applicants noted that all landscape and buffer requirements would be complied with. The applicants noted that a wood fence would be K December 16, 2004 ITEM NO.: 2 (Cont.) FILE NO.: Z-7760 constructed along the north property line and that evergreen screening would be provided along the south perimeter. The applicants also noted that the handicap parking space would be adjusted to provide the required buffer. After the discussion, the Committee forwarded the application to the full Commission for final action. F. Staff Recommendation: Staff recommends approval of the Special Use Permit to allow a bed and breakfast at 1015 Barber Street, subject to the following conditions: 1. Compliance with the site and location criteria as noted in Section 36-54(e)(1) of the City's Zoning Ordinance. 2. Compliance with the Public Works requirements as noted in paragraph B. of the staff report. 3. Compliance with the Landscape and Buffer requirements as noted in paragraph C. of the staff report. 4. Compliance with the Ordinance definition of a "bed and breakfast house". 5. Staff recommends approval of the variance to allow one (1) fewer off- street parking space than required by ordinance. 6. Staff recommends approval of the variance to allow a ground -mounted sign with a maximum area of six (6) square feet. PLANNING COMMISSION ACTION: (DECEMBER 16, 2004) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The application was approved. 4 SUBDIVISION COMMITTEE COMMENTS NOVEMBER 11, 2004 ITEM NO. 2 HAMPTON BED AND BREAKFAST — SPECIAL USE PERMIT Z-7760 1015 BARBER STREET Planning Staff Comments: 1. Discuss number of guest rooms. 2. Discuss proposed alley access. Are improvements to the alley proposed? 3. The site and location criteria for bed and breakfast hotels as found in Section 36-54(e)(1) of the Zoning Ordinance is 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. d. No receptions, private parties or tours for a fee are allowed. Variance Waivers: • None requested. Public Works Alley surface is in poor condition and should be overlaid for commercial use. Utilities and Fire Department/County Planning No Utility Comments. Fire Department: No Comments. County Planning No Comments. CATA No Comments. ITEM NO. 2 HAMPTON BED AND BREAKFAST — SPECIAL USE PERMIT Z-7760 CONT. Planning Division No Comments. Landscape The plan submitted does not allow for the minimum 6 -foot 9 -inch wide land use and landscape perimeter strip south of the proposed handicap space. This takes into account the reduction allowed within the designated mature area of the City. A six (6) foot high opaque screen is required along the northern and southern perimeters of this property. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Other: Submit a revised site plan (4 copies) providing the minimum land use and landscape perimeter strip, as noted above, no later than Wednesday, November 17, 2004.