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HomeMy WebLinkAboutZ-7816 Staff AnalysisApril 28, 2005 ITEM NO.: 11 FILE NO.: Z-7816 NAME: Deerman Milam Duplexes — Conditional Use Permit LOCATION: 3215, 3219 and 3223 Ludwig Street OWNER/APPLICANT: Michael Deerman and Russell Milam PROPOSAL: A conditional use permit is requested to allow for construction of a duplex residential structure on each of these R-3 zoned lots. 1. SITE LOCATION: The lots are located on the east side of Ludwig Street; north of 33rd Street and one block west of John Barrow Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The R-3 zoned properties to the north, east and south are currently vacant. Multiple neighborhood oriented commercial uses are located along John Barrow Road, to the east. A church is located at 34th and Ludwig, one block to the south. Staff believes the proposed duplexes provide a good transition from the commercial development along Barrow Road to the residential neighborhood extending to the west. The adopted Land Use Plan recommends Mixed Office Commercial for the properties directly adjacent to these lots, fronting onto Barrow Road. Staff believes it is important that the Ludwig Street frontage of the proposed duplex development be sensitive to the residential neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKI Each duplex is required to have three on-site parking spaces; 1.5 per unit. The plan provides for rear access to parking spaces located behind each duplex. 4. SCREENING AND BUFFERS: No Comments. April 28, 2005 ITEM NO.: 11 (Cont. 5. PUBLIC WORKS COMME FILE NO.: Z-7816 Duplex construction on existing platted lots is exempt from boundary street and stormwater detention ordinances. 2. Show proposed parking arrangement. Width of driveway cuts is limited to 20' per lot. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: 15' easement is required along western perimeter, behind right-of-way line. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the sizes and locations of water meters. Fire Department: No Comments received. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. SUBDIVISION COMMITTEE COMMENT: (APRIL 17, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding on-site parking, fencing and proposed management. The applicants were instructed to show a sidewalk from the parking area to the entrances of the duplexes. Staff voiced a desire that the front (Ludwig Street) fagade of the project be designed to be sensitive to and compatible with the single family neighborhood which extends to the west. It was suggested that the parking might be relocated behind the buildings with access taken off of 32nd Street. Staff also asked that the building fagade be designed to have more of "house front" appearance. The Committee members offered suggestions such as window shutters and landscaping. 2 April 28, 2005 ITEM NO.: 11 (Cont.) FILE NO.: Z-7816 Public Works and Utility Comments were noted. The applicants were directed to respond to staff issues by April 13, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The applicants are requesting approval of a conditional use permit to allow for construction of a duplex residence on each of these R-3 zoned lots. Each structure is to be 34'X 64.5' in size. Each unit of the duplex will have 1,096.5 square feet of area. The duplex will be a front -to -back design with side entrance. Each unit will contain 3 bedrooms, one bath, kitchen, dining and living rooms. A driveway will be extended off of West 33rd Street, along the alley right- of-way. Parking will be located at the rear of each unit. The structures will be one-story with vinyl siding and shingled hip roofs. A dormer will be built into the roof facing Ludwig Street. Landscaping, consisting of trees and shrubs, will be planted along the front of each unit. Sidewalks will be constructed from the front entrance of each unit to the parking area at the rear. The properties will be owned and managed by the applicants, Russ Milam and/or Michael Deerman. Management includes the oversight of the grounds and property maintenance, possible tenant screening, background checks and rent payment collections. Staff believes the proposed duplexes are an appropriate use for these lots. The duplex residences will provide a good transition from the commercial uses along John Barrow Road to the residential neighborhood. The applicants have addressed staff concerns related to design by relocating the parking to the rear of the site and making some design commitments related to the Ludwig Street fagade of each unit. To staff's knowledge, there are no outstanding issues. The 1907 bill of assurance does not address use issues. The applicants submitted a revised plan and responses to issues raised at Subdivision Committee and reflected in the analysis above. AFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 41 April 28, 2005 ITEM NO.: 11 (Cont. FILE NO.: Z-781 2. Compliance with the landscape and building design plan submitted by the applicants and included with this C.U.P. 3. Staff is to be notified in writing of any change in ownership or management of any of these duplexes or properties. PLANNING COMMISSION ACTION: (APRIL 28, 2005) The applicants were present. There was one (1) objector present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Chairman Rahman asked the objector to speak first. Betty Snyder, of the John Barrow Neighborhood Association, stated the Association had met with the applicant and in fact liked the applicant. She stated the Association was opposed to allowing more rental units in the neighborhood; that they wanted more owner -occupied single family residences. The applicant, Russ Milam, stated he appreciated the neighborhood's concerns. He stated he agreed with staff that the duplexes would be a good transition from the commercial uses on John Barrow Road, to the single family neighborhood. In response to a question from the Commission, Mr. Milam amended his application to state the duplexes would not be Section 8 (subsidized) housing. A motion was made to approve the application, as amended, subject to all staff comments and conditions. The motion was approved by a vote of 8 ayes, 2 noes and 1 absent. 4