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HomeMy WebLinkAboutZ-7953 Staff AnalysisMarch 2, 2006 [TEM NO.: B FILE NO.: Z-7953 NAME: Akins Duplex — Conditional Use Permit LOCATION: 3004 State Street OWNER/APPLICANT: Travoris Akins PROPOSAL: A conditional use permit is requested to allow for construction of a duplex residence on this vacant, R-3 zoned lot. 1. SITE LOCATION: The lot is located on the west side of S. State Street; south of West 30th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a neighborhood that is principally single family in use. Although there likely are a few duplexes scattered around, none were immediately evident to staff when site inspections were made. Single family dwellings are adjacent to the north, south, east and west. An area of R-4, two-family residential, zoning is located just to the east and north. While staff believes a duplex use could be compatible with the overall neighborhood, staff cannot support this specific proposal. The design of the proposed structure, specifically the lack of front orientation to the street, is not compatible with the 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 MLK, Meadowbrook, MLK Neighborhood Enrichment Center and South End Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: Each unit of the duplex requires one on-site parking space. The applicant proposes to construct a 36 -foot wide parking pad in front of the duplex to provide four parking spaces. 4. SCREENING AND BUFFERS: No comments on this duplex residence. March 2, 2006 ITEM NO.: B (Cont.) FILE NO.: Z-7953 5. PUBLIC WORKS COMMEN 1. State Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. Provide survey showing centerline of State Street. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 4. Driveway width does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No Comment received. County Planning: No Comments. CATH: A CATA bus route is located one block to the east and two blocks to the north. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 3, 2005) The applicant was present. Staff presented the item and noted additional information was needed on the proposed building. Staff stated the driveway 2 March 2, 2006 ITEM NO.: B (Cont.) FILE NO.: Z-7953 width needed to be reduced to no more than 36 feet. In response to a question from staff, the applicant stated he was not proposing to install any fencing. The applicant was instructed to provide a copy of the Subdivision's bill of assurance. Public Works and Utility Comments were presented and discussed. The Committee urged the applicant to consider the design of the end of the building, which faced the street; to be more compatible with the other homes in the area. After instructing the applicant to respond to staff issues by November 9, 2005, the Committee forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a duplex residence on this vacant, R-3 zoned lot. The proposed 64'X 24', one-story structure is divided into two, 768 square foot (32'X 24') units. Each unit is to contain two bedrooms, living room, kitchen and a single bath. The applicant proposes to construct a 36 foot wide driveway off of State Street to provide parking for 4 vehicles. While staff is not necessarily opposed to the concept of allowing a duplex residence on this lot, staff cannot support this particular proposal. It is staffs opinion that the proposed ranch style structure is not compatible with the character of existing residences in the neighborhood. The structure is proposed to sit on the lot so that the front entrance to each unit faces the side of the lot, rather than the front. The units are designed to sit one behind the other on the lot. Staff believes a structure that was designed to be more compatible with the existing residences in the neighborhood would be more appropriate. It is more typical in the area to have front porches and entrances facing the street. The applicant has stated he will place shrubbery along the side of the structure facing the street to help entrance the appearance of the site. Staff also does not believe the proposed 36 -foot wide driveway is compatible with the neighborhood. Most lots in the area, if they have a driveway at all, have only single wide driveways. A four -car wide parking pad gives the appearance that the entire front yard is paved. Unfortunately, the alley behind the lot is inaccessible. The applicant has stated he was unable to obtain a copy of the bill of assurance for Ebendale Addition. It is likely that the bill of assurance does not address use issues, due to the age of the subdivision. 3 March 2, 2006 ITEM NO.: B [Cont. STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: FILE NO.: Z-7953 (DECEMBER 1, 2005) The applicant was present. There were no objectors present. One letter of opposition had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of denial. Several commissioners commented that they supported the concept of a duplex at this location but they could not support the specific design being proposed by the applicant. It was suggested that the applicant work with staff to find a construction style that would be a better fit for the neighborhood. The applicant agreed. A motion was made to defer the item to the January 19, 2006 meeting. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 19, 2006) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had failed to submit a revised plan. Staff recommended deferring the item to the March 2, 2006 meeting. There was no further discussion. The item was placed on the Consent Agenda and deferred to the March 2, 2006 Agenda. The vote was 10 ayes, 0 noes and 1 absent. STAFF REPORT: Staff has made several attempts to contact the applicant. There has been no response. Staff recommends withdrawal of the item, without prejudice. PLANNING COMMISSION ACTION: (MARCH 2, 2006) The applicant was not present. There were no objectors present. Staff informed the Commission there had been no further contact from the applicant. Staff recommended withdrawal of the item, without prejudice. The item was placed on the Consent Agenda and withdrawn, without prejudice. The vote was 10 ayes, 0 noes and 1 absent. 4 December 1, 2005 ITEM NO.: 7 FILE NO.: Z-7953 NAME: Akins Duplex — Conditional Use Permit LOCATION: 3004 State Street OWNER/APPLICANT: Travoris Akins PROPOSAL: A conditional use permit is requested to allow for construction of a duplex residence on this vacant, R-3 zoned lot. 1. SITE LOCATION: The lot is located on the west side of S. State Street; south of West 30th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a neighborhood that is principally single family in use. Although there likely are a few duplexes scattered around, none were immediately evident to staff when site inspections were made. Single family dwellings are adjacent to the north, south, east and west. An area of R-4, two-family residential, zoning is located just to the east and north. While staff believes a duplex use could be compatible with the overall neighborhood, staff cannot support this specific proposal. The design of the proposed structure, specifically the lack of front orientation to the street, is not compatible with the 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 MLK, Meadowbrook, MLK Neighborhood Enrichment Center and South End Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: Each unit of the duplex requires one on-site parking space. The applicant proposes to construct a 36 -foot wide parking pad in front of the duplex to provide four parking spaces. 4. SCREENING AND BUFFERS: No comments on this duplex residence. December 1, 2005 ITEM NO.: 7 Cont. FILE NO.: Z-7953 5. PUBLIC WORKS COMMENTS: 1. State Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. Provide survey showing centerline of State Street. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 4. Driveway width does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No Comment received. County Planning: No Comments. CATA: A CATA bus route is located one block to the east and two blocks to the north. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 3, 2005) The applicant was present. Staff presented the item and noted additional information was needed on the proposed building. Staff stated the driveway 2 December 1, 2005 ITEM NO.: 7 (Cont.) FILE NO.: Z-7953 width needed to be reduced to no more than 36 feet. In response to a question from staff, the applicant stated he was not proposing to install any fencing. The applicant was instructed to provide a copy of the Subdivision's bill of assurance. Public Works and Utility Comments were presented and discussed. The Committee urged the applicant to consider the design of the end of the building, which faced the street; to be more compatible with the other homes in the area. After instructing the applicant to respond to staff issues by November 9, 2005, the Committee forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a duplex residence on this vacant, R-3 zoned lot. The proposed 64'X 24, one-story structure is divided into two, 768 square foot (32'X 24') units. Each unit is to contain two bedrooms, living room, kitchen and a single bath. The applicant proposes to construct a 36 foot wide driveway off of State Street to provide parking for 4 vehicles. While staff is not necessarily opposed to the concept of allowing a duplex residence on this lot, staff cannot support this particular proposal. It is staff's opinion that the proposed ranch style structure is not compatible with the character of existing residences in the neighborhood. The structure is proposed to sit on the lot so that the front entrance to each unit faces the side of the lot, rather than the front. The units are designed to sit one behind the other on the lot. Staff believes a structure that was designed to be more compatible with the existing residences in the neighborhood would be more appropriate. It is more typical in the area to have front porches and entrances facing the street. The applicant has stated he will place shrubbery along the side of the structure facing the street to help entrance the appearance of the site. Staff also does not believe the proposed 36 -foot wide driveway is compatible with the neighborhood. Most lots in the area, if they have a driveway at all, have only single wide driveways. A four -car wide parking pad gives the appearance that the entire front yard is paved. Unfortunately, the alley behind the lot is inaccessible. The applicant has stated he was unable to obtain a copy of the bill of assurance for Ebendale Addition. It is likely that the bill of assurance does not address use issues, due to the age of the subdivision. 0 December 1, 2005 ITEM NO.: 7 (Cont.) FILE NO.: Z-7953 STAFF RECOMMENDATION: Staff recommends denial of the application. C!