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HomeMy WebLinkAboutZ-7816-A Staff AnalysisJanuary 19, 2006 ITEM NO.: 9 FILE NO.: Z -7816-A NAME: Milam — Deerman Duplexes — Conditional Use Permit LOCATION: SE corner of West 32nd and Ludwig Streets OWNER/APPLICANT: Russell Milam and Michael Deerman PROPOSAL: A conditional use permit is requested to allow for the construction of a duplex residence on each of the three, R-3 zoned lots located at the SE corner of Ludwig and West 32nd Streets. SITE LOCATION: The lots are located on the east side of Ludwig Street, south of West 32nd Street. 2, COMPATIBILITY WITH NEIGHBORHOOD: These same applicants have recently completed three duplexes on the R-3 zoned properties to the south. The R-3 property to the east is currently vacant. Single family residences are located to the west and north. 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 John Barrow Road to the residential neighborhood extending to the west. The Land Use Plan recommends Mixed Office Commercial for the properties directly adjacent to the rear of these lots, fronting onto John 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 property located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the John Barrow Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: 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. Parking is off of an improved alley/driveway, which will extend from 32nd to 33`d Streets. 4. SCREENING AND BUFFERS: No comments. January 19, 2006 ITEM NO.: 9 5. PUBLIC WORKS COMMENTS: FILE NO.: Z -7816-A 1. Duplex construction on existing platted lots is exempt from boundary street and storm water detention ordinances. 2. Width of driveway cuts is limited to 20 feet per lot. 3. New driveway apron recently installed at alley and 33rd Street as part of previous application does not have 5 feet flared end sections as required by City code. Staff was not contacted for inspection of new driveway as required by City code prior to installation. Driveway apron must be removed or modified to meet City standards. 6. UTILITY. FIRE DEPT, AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water regarding size and location of water meters. Fire Department: Install fire hydrant per code. Contact LRFD Fire Marshall at 918-3710. County Planning: No Comments. CATA: The site is not located on or near a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 22, 2005) The applicants were present. Staff presented the item and noted little additional information was needed. Staff noted that the parking pads at the rear of the units needed to be widened to accommodate three vehicles. In response to a question from staff, the applicants stated there would be no fencing beyond what might typically be allowed in the R-3 district. Public Works Staff stated the driveway, which was constructed with the previous three duplexes, was not built to City code. The applicants were advised to work with City staff to address that issue. 7 January 19, 2006 ITEM NO.: 9 (Cont. FILE NO.: Z -7816-A The Committee determined there were no other issues and 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 three, R-3 zoned lots. On April 28, 2005, the Commission approved a C.U.P. for these same applicants to construct duplexes on the three lots directly to the south. Those duplexes are completed. 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, the only outstanding issue is the driveway which was constructed with the first set of duplexes. That driveway is to extend from West 33rd to West 32nd Streets to provide access to all six duplexes. The driveway, at the 33`d Street connection, was not constructed to compliance with City code and must be modified. The applicant is to work with Public Works Staff to rectify the issue. Final plans will have to be submitted showing the proper width for the parking pads. No fencing plans were submitted. Fencing will be allowed that complies with R-3 zoning district standards. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the comments and conditions outlined in sections 5 and 6 of the agenda staff report. 3 January 19, 2006 ITEM NO.: 9 Cont. FILE NO.: Z -7816-A PLANNING COMMISSION ACTION: (JANUARY 19, 2006) The applicants were 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. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 112