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HomeMy WebLinkAboutZ-8199 Staff AnalysisApril 26, 2007 ITEM NO.: 6 FILE NO.: Z-8199 NAME: Mayer House Bed and Breakfast — Special Use Permit LOCATION: 2016 S. Battery Street OWNER: Claretha Nelson APPLICANT: Kwendeche PROPOSAL: A Special Use Permit is requested to allow the single family residential structure on the R-4 zoned property at 2016 S. Battery Street to be converted to a bed and breakfast. 0 191 ublic Notification: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Wright Avenue, Central High and Downtown Neighborhood Associations were notified of the public hearing. Public Works Issues: No Comments. C. Landscape and Buffer Issues: The property to the north and to the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along both the northern and the southern perimeters of the site. A water source is required to be located within seventy-five feet (75'-0") of all landscaped areas. A small amount of landscaping is required in conjunction with the proposed parking lot on the site. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. April 26, 2007 ITEM NO: 6 (Cont.) FILE NO.: Z-8199 D. Staff Analysis: The R-4 zoned property at 2016 S. Battery Street is occupied by a two-story frame and brick single family residence (the Maxwell F. Mayer House). There is a two-story frame and brick garage/carriage house located within the rear (west) portion of the property. The property backs up to Summit Street. There is a one -car wide driveway from S. Battery Street, which serves as access to the garage/carriage house. The owner (Claretha Nelson) of the property at 2016 South Battery desires to utilize the four (4) existing bedrooms on the upper floor in the main house as a Bed and Breakfast venue. The owner currently resides in the detached carriage house, which shall be retained as the owner's primary residence. The main house has an existing full kitchen, dining room, breakfast room, study, powder room, and living room on the ground floor. The upper floor has the bedrooms with three (3) full bathrooms, with an accessible attic space above. The partial basement to the main house shall be utilized for HVAC equipment. The total square footage for the main house is approximately 4,300 sq. ft. The main house is planned for an external restoration, including treatment to the windows, doors, brick facade, and the overall site. The internal space shall be renovated, including a new air conditioning/heating system, and refinishing of the floors, walls, and ceilings. No new additional rooms shall be added to the footprint of the existing house. For guests to the Bed and Breakfast, the owner intends to construct an off-street parking area (grass porous paved surface) for four (4) cars. The parking area shall be accessible from Summit Street and protected by a remote controlled gate. The rear yard to the property shall be enclosed with a new decorative wood fence. The primary entry to the main house from Battery Street shall be for the private use of the owner and will not be connected (vehicular) to the new parking area in the rear. The Maxwell F. Mayer house is listed on the National Register of Historic Places and all intended work shall abide by the Secretary of the Interior's Guidelines for Rehabilitation of Historic Properties. Following are the site and location criteria for bed and breakfast hotels as per Section 36-54(e)(1) of the City's Zoning Ordinance: 2 April 26, 2007 ITEM NO: 6 (Cont.) FILE NO.: Z-8199 (1) Bed and breakfast hotels: 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 one (1) variance with the proposed bed and breakfast use. According to Section 36-3 of the code (definition of bed and breakfast house) a bed and breakfast house must be an "owner occupied single family residence". As noted earlier, the property owner will reside in the garage/carriage house and not in the principal structure. Therefore, the applicant is requesting a variance from this ordinance requirement. Staff is supportive of the requested special use permit to allow a bed and breakfast at 2016 S. Battery Street. Staff feels this type of use will be appropriate for the property. The property consists of slightly over .5 acre, and is zoned R-4 which could allow a duplex use. Staff believes a bed and breakfast use at this location will have no adverse impact on the adjacent properties or the general area. E. SUBDIVISION COMMITTEE COMMENT: (APRIL 5, 2007) Kwendeche and Claretha Nelson were present, representing the application. Staff presented the application. Staff noted that a variance needed to be requested to allow the property owner to reside in the accessory garage/carriage house. The small parking area in the rear yard was briefly discussed. Kwendeche noted that the porous paved surface would be similar to what is at the Heifer Project facilities. Staff briefly described the landscape and screening requirements associated with the proposal. In response to a question from the Committee, Kwendeche noted that the residence was approximately 4,300 square feet in area. 3 April 26, 2007 ITEM NO: 6 (Cont.) FILE NO.: Z-8199 After the discussion, the Committee forwarded the issue 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 2016 S. Battery Street, subject to the following conditions: 1. Compliance with the site and location criteria in Section 36-54(e)(1) of the code. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph C. of the staff report. 3. Staff also recommends approval of the variance to allow the property owner to reside in the accessory garage/carriage house. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was approved. 0