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HomeMy WebLinkAboutZ-8177 Staff AnalysisMarch 15, 2007 ITEM NO.: 11 FILE NO.: Z-8177 NAME: Smith Duplex —Conditional Use Permit LOCATION: 805 Lewis Street OWNER/APPLICANT: Shelby Smith PROPOSAL: A conditional use permit is requested to allow for conversion of this existing, R-3 zoned residence, into a duplex. SITE LOCATION: The property is located on the southeast corner of Lewis and West 8tn Street; just south of 1-630. 2. COMPATIBILITY WITH NEIGHBORHOOD: 3 The property is located in an area of mixed zoning and uses. The residentially zoned properties around the site are occupied by single family residences, duplexes and vacant, boarded structures. 1-630 is located to the north. One-half block east of the site is a large nonresidential building that formerly housed radio stations. The property consists of three lots. Allowing their use as a duplex should have no effect on the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Forest Hills, HOPE and Pine -to -Woodrow Neighborhood Associations were notified of this request. ON SITE DRIVES AND PARKING: Each unit of the duplex requires 1 Y2 parking spaces. A two -car driveway is proposed off of Lewis Street and a two -car garage is proposed off of the alley. Parking will be provided in excess of the Code minimum. 4. SCREENING AND BUFFERS: No Comments. March 15, 2007 ITEM NO.: 11 (Cont.) FILE NO.: Z-8177 5. PUBLIC WORKS COMMENTS: 1. A twenty (20) foot radial dedication of right-of-way is required at t he intersection of West 8th Street and Lewis Street. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. AT&T (SBC): No Comment received. Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. If both units are served off the same water meter, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: No Comments. SUBDIVISION COMMITTEE COMMENT; (FEBRUARY 22, 2007) The applicant was present. Staff presented the item and noted little additional information was needed. Staff asked for specifics on the proposed fence and design specifics on the proposed garage. Public Works Staff discussed required radial dedication and the Citys blind corner ordinance in relation to the fence. The applicant stated he would respond to staffs comments. E March 15, 2007 ITEM NO.: 11 Cont. FILE NO.: Z-8177 The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-3 zoned property located at 805 Lewis Street is occupied by a single family residence and two accessory buildings. The property consists of three platted lots. The house is located near the middle of the tract. The applicant proposes to convert the structure into an upstairs/downstairs duplex. One of the existing accessory buildings will be removed. A new, two car garage will be built at the rear of the lot, taking access off of the alley. When completed, the upstairs unit will contain a kitchen, bath, living room, dining room and two bedrooms with a total area of about 1,200 square feet. The downstairs unit will consist of three bedrooms, two baths, kitchen, living room and dining room with a total area of about 2,000 square feet. To access the upstairs apartment, a deck and stairwell will be built at the rear of the house. In case there is a desire to use the house as a single dwelling, the original stairwell inside will be left in tract. A two car garage will be built at the rear of the lot, with access off of the alley. The garage will be built of wood frame with vinyl or Hardie board siding and a shingled, pitched roof. A concrete parking pad will be located at the front of the lot, providing parking off of Lewis Street. The applicant proposes to construct a six foot tall fence on the sides and front of the property. The fence will be a six-foot tall wood fence from the rear property line to a point approximately 25 feet from the front property line. From that point forward and along the front property line, the fence will be a six-foot tall iron fence. The fence has been angled back at the intersection of Lewis and 8th Streets to accommodate the required right-of-way dedication. There is no blind corner issue since 8th Street is one-way, eastbound at this point. A variance is requested to allow the six-foot tall fence within the setbacks along 8th and Lewis Streets where the code limits fence heights to four feet. Staff is supportive of the fence as proposed. To staff's knowledge, there are no outstanding issues. The rehabilitation of this structure will be of benefit to the neighborhood. The property consists of three lots. The proposed duplex results in a density less than if all three lots were developed as individual residences. There are many duplex zoned lots in the immediate vicinity. The bill of assurance does not address use issues. 3 March 15, 2007 AFF RECOMMENDATION: Staff recommends approval of the requested C.U.P subject to compliance with comments and conditions outlined in Sections 4, 5 and 6 of the Agenda Staff report. Staff recommends approval of a fence height variance to allow the 6-foot tall wood and iron fence, as proposed. PLANNING COMMISSION ACTION: (MARCH 15, 2007) The applicant was 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. The vote was 8 ayes, 0 noes and 3 absent. it